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22/01177/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01177/B Applicant : Ardlui Limited Proposal : Demolition of 24 Parliament Street (in association with 21/00993/CON) (retrospective) Site Address : Auldyn House 24 Parliament Street Ramsey Isle Of Man IM8 1AP
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.10.2022 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The application accords with General Policy 2 and Environment Policies 35 and 39 of the Isle of Man Strategic Plan 2016, and with the general principles of PPS 1/01.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 16th September 2022; o Drawing No. P-01 o Drawing No. EX-01 o Demolition Notice __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE PRINCIPAL PLANNER OFFICER
THE APPLICATION SITE
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22/01177/B Page 2 of 4
1.1 The application site is within the curtilage of No.24 Parliament Street which is a property which has retail to the ground floor level and residential above. The site was demolished in May/June 2021 due to the property being unsafe.
THE PROPOSAL 2.1 This application proposes the full demolition of the property.
PLANNING HISTORY 3.1 There are several applications on the site; PA04/01589/A - Approval in principle for the construction of first and second floors to create two residential apartments - Refused on review (22 Parliament Street only) PA05/02052/B - Sub-division of existing single retail unit to provide two new units, one with access via West Quay, and installation of a replacement roof light - Permitted (22 Parliament Street only) PA18/00284/B - Alterations and roof extension to provide one retail unit (Class 1), four offices (Class 4) and one residential apartment - Permitted (Auldyn House, 24 Parliament Street only) PA20/00224/MCH - Minor changes application for PA 18/00284/B involving alteration to and creation of windows, shop front and stairwell - Permitted (Auldyn House, 24 Parliament Street only)
3.2 The following applications are in connection with this application and currently pending; PA22/00639/B - Erection of new four storey apartment building (class 3.4) with ground floor retail space (class 1.1) PA21/00993/CON - Registered Building consent for demolition of building (retrospective), Auldyn House, 24 Parliament Street PA21/01006/CON - Registered Building consent for demolition elements to PA 21/01005/B PA21.01005.B - Demolition of 22 Parliament Street and 6 West Quay
PLANNING POLICY 4.1 The site lies within an area zoned as "Mixed Use - Town Centre" on the Ramsey Local Plan 1998. The site is within the Ramsey Conservation Area and within a High Risk Flood Zone (Tidal) area.
4.2 Given the nature of the proposal and the property being situated within a Conservation Area, the relevant Strategic Policies are Strategic Policy 4 which seeks to protect or enhance Conservation Areas, Environment Policy 35 which seeks that the character and quality of the Conservation Area is protected against inappropriate development, Environment Policy 39 in connection with Paragraph 7.32.2 and Section 19 of the 1999 Town and Country Planning Act which seeks to retain buildings which make a positive contribution to the character or appearance of the Conservation Area.
4.3 With regards to the Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, the most relevant policy is CA/6.
REPRESENTATIONS 5.1 The following representations can be seen online in full;
5.2 Highway Services have considered the application and state, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. Highway licences were in place when the works were undertaken under PA 21/00993/CON."(27.09.22)
5.3 No Comments have been received from Ramsey Commissioners at the time of writing this report.
ASSESSMENT
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22/01177/B Page 3 of 4
6.1 Whilst the property is not registered, the Town and Country Planning Act 1999 requires that demolitions in Conservations Areas have registered building consent to safeguard the character and appearance of the surrounding area. Therefore the key considerations in this case are whether the proposed works will adversely affect or change the character and nature of the building or the Conservation Area.
6.2 The property is situated within the main Ramsey Town Centre as such, it is within a very public vantage point with the properties within this part of the Ramsey Town Centre being a general mix of two storey flat roofed to three storey traditional properties.
6.3 There is general presumption within Environment Policy 39 that buildings which make a positive contribution to the character or appearance of the Conservation Area should be retained. In the case of this application, the property has degraded over time to such a state that it would ultimately not be worthwhile to renovate and was deemed unsafe. Whilst this is not within itself a reason for approval, the fact remains that over time the property had started to add a negative impact upon the overall Conservation Area.
6.5 As such ultimately on balance, considering there is an application in for a replacement building (PA22/00639/B) it is considered that the loss of the property would not have unacceptable impact on the character and appearance of the Ramsey Conservation Area and that it's demolition may be regarded as preserving the Conservation Area, in accordance with Environment Policies 35 and 39.
CONCLUSION 7.1 Overall it is deemed that the demolition works will have a minimal impact upon the general streetscene when viewed from a public vantage point and a minimal impact upon the Conservation Area, as such this Registered Building consent proposal accords with the Strategic Plan and Policy Statements as set out in 4.0 above, it is recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
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22/01177/B Page 4 of 4
Decision Made : Permitted
Committee Meeting Date: 07.11.2022
Signed : V PORTER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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