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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 21/01006/CON Applicant : Ardlui Ltd Proposal : Registered Building consent for demolition elements to PA 21/01005/B Site Address : 22 Parliament Street And 6 West Quay Ramsey 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 approval relates to the submitted documents and drawing all received on 25th August 2021 and the additional information submitted 10th August 2022 __

Interested Person Status - Additional Persons

It is recommended that the following organisation should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Isle of Man Natural History and Antiquarian Society as they do not satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE PRINCIPAL PLANNER OFFICER

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THE APPLICATION SITE 1.1 The application site is within the curtilage of No.22 Parliament Street and No.6 West Quay which is a property which has retail to the ground floor level and residential above.

1.2 The property is a two storey flat roofed site to the Parliament Street elevation and a one storey flat roofed site to the West Quay elevation.

THE PROPOSAL 2.1 This application is entwined with PA22/00639/B, which was works comprising of the below elements;

"2.1 The current planning application seeks approval for the erection of a new four storey property. The ground floor level is to have retail with apartments above.

2.2 The ground floor is to provide three retail spaces, two upon Parliament Street and one upon West Quay, the first and second floors have exactly the same internal layout and are to provide three apartments with the third floor providing three apartments."

2.2 Registered Building Consent is now sought for the demolition of No. 22 Parliament Street.

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

PA21/01005/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. Given the nature of the application being for RB consent works in relation to PA22/00639/B it is most relevant to focus on those policies which relate specifically to demolition works within a Conservation Area and Heritage policies referenced in PPS 1/01.

4.2 The Strategic Policies which are the most applicable to this application 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 which seeks to retain

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building 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 do not oppose. (14.09.21 & 11.08.22)

5.3 Ramsey Town Commissioners have considered the application and have no objections. (20.09.21)

5.4 The Isle of Man Natural History and Antiquarian Society have written in to object against the proposal, based on their being no justification for the demolition of the property and there being no plans to replace the property (15.11.21), since this representation a further application has been received which provides a replacement and no further comments have been received.

ASSESSMENT 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. Whilst this is not within itself a reason for approval, the fact remains that over time the property has started to add a negative impact upon the overall Conservation Area, even with the features to the front Parliament Street entrance which did add a positive contribution.

6.4 Overall on the balance, it is considered that the loss of the property would not have unacceptable impacts on the character and appearance of the Ramsey Conservation Area and their demolition may be regarded as an enhancement, 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 (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application;

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(c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated

8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application __

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.

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

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.