Officer Report Recommendation

Case Officer: Miss Melissa McKnight<br/> Photo Taken: 18.04.2012<br/> Site Visit: 18.04.2012<br/> Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of 'Rose Cottage', a part two storey and single storey pre-1921 traditional cottage sited on the south eastern side of Cowells Terrace, Ramsey. Cowells Terrace is sited east of Windsor Road which runs north east off Bowring Road and adjoins Windsor Mount above the Mooragh Park.

1. Cowells Terrace is characterised by a mix of two storey and part single and two storey cottages. 'Holly Cottage' and 'Rose Cottage' are two storey at the front with a cat slide roof to the rear being single storey. Nos. 1, 2, 3 Cowells Terrace and 'Ivy Cottage' are all two storey properties. Each cottage along the terrace have chimney stacks installed adding to the character and appearance of the traditional cottage design.

1. The existing dwelling is finished in a cream painted dash render and comprises traditional timber sliding sash windows to the front elevation; however the front elevation porch accommodates a u-PVC side opening window. The dwelling is characterised by a cat slide roof finished in traditional slate. The front of the dwelling is open to Cowells Terrace and to the rear is a small yard bounded by a high wall to the adjacent properties of Windsor Road.

The Proposal

1. This planning application seeks the approval for the removal of a chimney stack adjoining the roof junction to No. 4 Cowells Terrace.

1. The proposal comprises to remove the chimney stack down due to the bricks crumbling and letting in the rain into the attic which is subsequently falling down into the bedroom on the chimney breast. The fireplaces are currently redundant and the applicant does not wish to open them up.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this planning application:

Application No.:	12/00457/B
Applicant:	Mrs Janet Corkish
Proposal:	Removal of a chimney stack
Site Address:	Rose Cottage 5 Cowells Terrace Ramsey Isle Of Man IM8 3EE

PA 06/01665/B: Installation of timber sliding sash windows to replace existing on front elevation. This previous planning application was permitted.

1. The application has been the subject of one previous Conservation Grant application which is considered specifically material to the assessment of this planning application:

05/00133/HB: Grant application for replacement windows. This previous Conservation Grant was approved.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the Ramsey Local Plan Order 1998 Map No. 1 (north). The application site is not within a Conservation Area and nor is it a Registered Building. There are no policies within the written statement that accompanies the Local Plan considered specifically material to the assessment of this planning application.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Representations

1. Ramsey Town Commissioners have no objections to the current planning application.

Assessment

1. Given the nature of the planning application, there are a number of key issues to consider in the assessment of this planning application; 1) The impact of the proposed

development on the existing dwelling; and 2) The impact of the proposed removal of the chimney stack on the surrounding area and street scene of Cowells Terrace.

1. Cowells Terrace still is a traditional terrace dating back to the Victorian era with modern aspects. 'Rose Cottage' has still kept many of its traditional original features such as the timber sliding sash windows and the slate cat slide roof. There is a slight modernisation of the dwelling with the installation of PVC windows and door on the front elevation porch. Whilst the removal of the chimney stack would be a shame, it is considered not to detract from the existing appearance of the dwelling given the diverse frontages and styles of the existing dwellings on Cowells Terrace.

1. Views of the rear of Cowells Terrace from Windsor Road clearly show the presence of the chimney stacks of the cottages. However the chimney stack of 'Holly Cottage' is not visible as it is adjoins the eaves of No. 3 Cowells Terrace. Given this, the loss of the chimney stack to 'Rose Cottage' would not appear to have a harmful and damaging impact on the appearance of the street scene given that the dwelling would not look out of place minus the chimney stack.

1. Overall it is concluded that the planning application accords to the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be permitted.

PARTY STATUS

1. The local authority is, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 30.04.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval for the removal of a chimney stack relates to drawings showing the location plan and site plan and 2 x photographs showing the existing chimney stack and 1 x photograph showing the internal damage of the leaking rainwater all date stamped 23rd March 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 25.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sonouet Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager