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                                      22/01346/CON                                     Page  1  of  5

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/01346/CON Applicant : Mr Mark Crellin Proposal : Refurbishment of existing dwelling with a wall repair required to the external stone leaf of the gable wall from first floor up to ridge Site Address : 5 College Street Ramsey Isle Of Man IM8 1JN

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.12.2022 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

This application has been recommended for approval for the following reason. For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2, Environment Policy 35 and Housing Policy 17 of the Isle of Man Strategic Plan 2016; Residential Design Guide 2021, Section 18(4) of the Town and Country Planning Act (1999) and the Ramsey Local Plan 1998

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 27.10.2022.

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Interested Person Status - Additional Persons

It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:

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Flood Management Division (DOI) as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy. __

Officer’s Report

1.0 THE SITE 1.1 The application site is 5 College Street, Ramsey which is a traditional two storey end terrace to the north western side of College Street and Chapel Lane. St Pauls Apartments/shops are to the east of the site.

2.0 THE PROPOSAL 2.1 The application seeks full approval for the refurbishment of existing dwelling. Works include;

o Replacement of existing windows with sliding sash windows with panelled windows; o Replacement of existing first floor gable window with Juliet balcony; o Replacement and enlargement of existing rear window with a sliding sash window; o Installation of two rear rooflight; o Installation of basement doors to rear elevation with steps down; o Removal of chimney stack; o Rebuild part of gable end wall; o Render over existing stonework to gable and rear elevation; o Erection of a 1.8m high timber fencing to rear side boundary of parking area; and o New roof finishes in slate;

3.0 PLANNING HISTORY 3.1 Then previous planning applications associated with this site is considered relevant in the determination of this application;

3.2 Proposed refurbishment of existing dwelling - 22/01325/B - PENDING CONSIDERATION

3.3 Change of use of shop from retail to residential - 02/01585/C - APPROVED

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area designated as "Mixed Use - Town Centre" under the Ramsey Local Plan 1998. The site is within a Conservation Area.

4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant:

4.3 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;

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                                      22/01346/CON                                     Page  3  of  5

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."

4.4 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."

4.5 Strategic Policy 4 states: 'Proposals for development must:

(a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and (c) not cause or lead unacceptable environmental pollution or disturbance.'

4.6 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

4.7 Environment Policy 39 states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area."

4.8 Conservation Areas of Planning Policy Statement 1/01

4.9 RESIDENTIAL DESIGN GUIDE 2021

4.10 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".

5.0 CONSULTATIONS 5.1 DOI Highway Services comment there is no highway interest (on 11.11.2022).

5.2 Ramsey Commissioners have no objection (17.11.2022).

5.3 Flood Management Division (DOI) seek a deferral comment (07.11.2022);

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                                      22/01346/CON                                     Page  4  of  5

"FRM would like the applicant to provide the threshold and basement levels (against Douglas O2 levels). The property is within a tidal flood zone and it is concerning to have any accommodation in the basement " 6.0 ASSESSMENT 6.1 The following issue is relevant in the determination of this application; (a) potential impact of the works to the street scene/Conservation Area.

POTENTIAL IMPACT OF THE WORKS TO THE STREET SCENE/CONSERVATION AREA 6.2 Prior to the assessment elements of this application, it is necessary to apply the Conservation Area statutory test as referenced in section 4.4 of this assessment on whether the proposal would preserve or enhance the Conservation Area.

6.3 The external alterations proposed, especially the replacement roof, windows, wall repairs, new doors and Juliet balcony would all be vast improvement of the existing situation and would be an enhancement to the Conservation Area which this sites on the edge of and a significant visual improvements to the street scenes. The demolition of the first floor section of the gable wall are considered acceptable.

6.4 Arguably the only aspect which has negative impact is the removal of the chimney stack to the front elevation. However, this is not of an architectural interest and its removal would have little impact to the character of the property or the Conservation Area.

6.5 For the reasons it is considered the proposal are acceptable and would preserve the character and appearance of the Conservation Area.

7.0 CONCLUSIONS 7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2, Environment Policy 35 & 39, Strategic Policy 4 of the Isle of Man Strategic Plan 2016; Residential Design Guide 2021, Section 18(4) of the Town and Country Planning Act (1999) and the Ramsey Local Plan 1998 and it is therefore recommended that the planning application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, 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; (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.

8.3 In this instance, it is recommended that the following persons have sufficient interest and should be awarded the status of an Interested Person. __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

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Decision Made : Permitted

Date: 10.01.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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