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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00811/GB Applicant : Ramsey Town Commissioners Proposal : Alterations, installation of roof lights and conversion of existing court house into a multi-functional community centre (in association with 19/00812/CON) Site Address : Court House Parliament Street Ramsey Isle Of Man IM8 1AR
Principal Planner: Mr Chris Balmer Photo Taken : 13.08.2019 Site Visit : 13.08.2019 Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.09.2019 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers 01, 02, 03 REV A, 04 REV A, 05 REVA, 06 and 07 received on 22nd July 2019 and 23rd August 2019. __
Interested Person Status - Additional Persons
It is recommended that the following persons 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 6(4):
The owner occupier of 41 Cronk Elfin, Ramsey - as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy; are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy; and as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as they have not explained
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how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
THIS APPLICATION IS BROUGHT BEFORE THE COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT MANAGEMENT
1.0 THE APPLICATION SITE 1.1 The site represents the curtilage of the former Court House, Parliament Street, Ramsey. The rendered building is mostly single storey, set within landscaped grounds bounded by Parliament Street to the north, Bourne Place to the east, Water Street to the south and Court Row to the west.
1.2 In recent times the building has been used as a Post Office and Police Station.
1.3 The building is one of the few remaining works of the internationally reputed architect Georg Stuart, who also designed the Castle Mona fdor the Duke of Atholl. The building is again one of the finest Civic buildings in the Island and is now over 220 years old. Again, much of the merits lies in the completeness of the work and the fact it is still very much in tact, especially externally.
2.0 THE PROPOSAL 2.1 This application seeks approval for alterations, installation of roof lights and conversion of existing court house into a multi-functional community centre (in association with 19/00812/CON).
2.2 Externally there a little in the way of changes. The exception being the installation of three "Studio Conservation Rooflights" (2019mm x 1180mm) to the rear elevation (south).
2.3 Internally is where the main alterations are proposed and the main alterations are as summarised below.
Main Hall section 2.3.1 Proposals include:
o removal of part of the current ceiling above the ground floor level of the Main Hall and also open up the suspended ceiling of the first floor to open up the hall to the full height of the roof; o the remainder of the first floor above the main hall will be a mezzanine level; and o removal of a section of the original Main Hall wall (install a sliding partition in its place) to enlarge the main hall and provide a better connection to the rear courtyard.
2.3.2 The works will enable the Main Hall to be used for various community based activities such as; Food & Farmer Markets, Craft retail; Food & Drink festivals, bring & buy events Pop up shops; Live performances; Film & Studio theatre showings Function room; pop up Children's play area. The mezzanine level can be used as additional seating area, art displays, extra stall space inverted performances.
West Wing section 2.3.3 Proposals are to partially open up the space to produce a second mezzanine level by removing part of the existing ground floor ceiling.
2.3.4 This space (ground and first floor) would be used as a small café/coffee shop, gift ship, tourist information, a second smaller screen for smaller events, art gallery and a combination
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of the above. This space has direct access from the existing large double doors out onto the Courthouse gardens.
Rear Courtyard 2.3.5 The rear courtyard, which is enclosed by a wall to the rear of the main building, is proposed to be used as an overflow space associated with the function listed previously or in its own right including, secure road access for deliveries, outdoor stalls, additional seating for café, an outdoor canopied café/bar, outdoor performances, food stalls, living wall/herb garden or a 'buy a brick/paving slab' supporters recognition. No alterations are proposed at this stage but an area is indicated as a possible location for future extension; however, this would be dealt with a later Registered Buildings application/planning application.
2.3.6 Within the building there are also a number of single rooms of differing sizes. It is proposed these would be rented out for office & studio spaces.
2.3.7 Within the ground floor adjacent to the main entrance it is also proposed to install toilets (male, female and disabled).
3.0 PLANNING HISTORY 3.1 The application site has previously been the subject of a number of Planning and Registered Building consent applications, but are not considered particularly pertinent in the consideration of this application.
3.2 Registered Building consent for internal alterations to form new Post Office (In association with 11/00260/C) Registered Building Nos. 079 - 11/00261/CON - APPROVED
3.3 Change of use of Police Station to Post Office with internal alterations to registered building (In association with 11/00261/CON) - 11/00260/C- APPROVED
3.4 Internal alterations to police station - 02/00165/GB - APPROVED
3.5 Internal alterations to convert Ramsey Courthouse/Police Station for sole Police Station use - 01/01020/GB - APPROVED
3.6 New vehicular access into Water Street and associated roads - 88/01094/B - APPROVED
4.0 PLANNING POLICY 4.1 In terms of the current land use designation the site is identified as being an area of 'Town Centre - Mixed use" under the Ramsey Local Plan Order 1998. The site is within a Conservation Area and the building is a Registered Building Nr 79.
4.2 Due to the land use designation of the site and the type of development proposed the following policies are relevant for consideration:-
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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(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 Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted."
4.5 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."
4.6 Planning Policy Statement 1/01 - Guide to the Conservation of the Historic Environment of the Isle of Man states the following:
4.7 POLICY RB/3 - General criteria applied in considering registered building applications states: "The issues that are generally relevant to the consideration of all registered building applications are:-
o The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; o The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; o The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."
4.8 POLICY RB/5 - ALTERATIONS AND EXTENSIONS states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension,
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consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence."
5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (02.08.2019).
5.2 Ramsey Commissioners raise no objection (27.08.2019).
5.3 No written comments in relation to this application were provided by the former Registered Buildings Officer, however meetings were held, also attended by the Case Officer, where he provided verbal advice. This is reflected in this report.
6.0 ASSESSMENT 6.1 There are considered to be a two issues when determining this application; first is the principle of the uses of the building for the purposes proposed; and second, whether the proposal would or wouldn't affect detrimentally its character as a building of special architectural or historic interest and also the character and appearance of the Conservation Area.
Principle of the uses 6.2 As outlined within the policy section of this report the site is within a 'Town Centre - Mixed use" under the Ramsey Local Plan. The site is also within the town centre of Ramsey which is generally regarded as the centre of the Town and along Parliament Street which is the main retail area of Ramsey.
6.3 Due to the above, and given the proposals uses are essentially to provide a multi- purpose and flexible community centre; it is considered the proposed building is ideally located for such uses and would meet the aims of the applicants which in summary are to: Support the Community, Support Ramsey & the North, Support Manx Commerce & Culture and Support Inclusivity and Opportunity.
6.4 It is noted within the Register Building file, that the Ramsey Court House was built around 1799/1800 and appears to have been allowed to been used also as a public hall for lectures, balls, assemblies and theatrical performance mainly in the 1820s, but also potentially in 1809 and up to around 1846 (until Duke of Atholl's rights in the Island had been taken over by the British Government). A news article in the "Manx Sun", reported (in 1846) it was "the best concert-room in the town" and further claims that the public had a right to use the building for recreational purposes. As it had been erected. The writer or the article also indicates that, "by private subscription from the inhabitants...Such contributions were made on express condition that the building should be available for public balls, concert and other fitting occasions when law business did not intervene... Recently the doors of the edifice have been peremptorily closed against the public except when a charity concert is announced, or when the Governor issues an order to open them on some special occasion, and then it is done by favour and not of right."
6.5 Overall, it is considered the proposal would comply with the land use designation of the Ramsey Local Plan.
Potential impact upon the Registered Building/Conservation Area 6.6 Helpfully the applicant had discussions with the Registered Building Officer before he left the Department and the Principal Planner, which included a walk around the building and within. The proposals have been designed in line with the discussions that where had.
6.7 During this visit, it had become very clear that the former courthouse internal interest had been lost through previous uses/alterations. Perhaps the only feature of interest was the remaining two prisons cells, including cells doors. These aspects are now being proposed to be retained and used as an office and music room. It is noted that the original floor plan did not
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the cells shown as the rear single storey lean-to extension did not exist and appears to be a later additional. However, other than these, there were no other aspects of interest internally of the building. This conclusion was accepted by the former Register Building Officer.
6.8 This view is also supported by the previous Conservation Officer who considered the application to convert the then police station into a post office (11/00260/C & 11/00261/CON). Within the Conservation Officers report for that proposal he stated: "The removal of the High Bailiff's bench and the defendant's dock, the last remaining vestiges of the former use of the building, is perhaps the most contentious aspect of this application. The High Bailiff's bench is located in roughly the correct historic location. With the internal alterations carried out as part of application numbers 02/0165/GB and 01/01020/GB which included the introduction of a mezzanine floor within the Court Room itself and as a result of finding dry rot, the removal of all historic timber panelling within this space, the historic significance of this space has already been severely compromised. Research on the Registered Building file indicates that the benches are of limited quality being built in pine and decorated to appear to be Oak. The benches are accurately recorded at 1:25 as part of the application information. This record, in conjunction with their careful dismantling and storage is considered to be acceptable."
6.9 It is clear form this statement that at that time the High Bailiff's bench and the defendant's dock were the "last remaining vestiges of the former use of the building". These applications were approved and these features where removed. The application at the time also included alterations throughout the building, but no comments identifying any key aspects where mentioned.
6.10 The majority of the works internally, including the creation of mezzanine floors, by removing parts of the current (not original) ceilings are perhaps the major change, albeit as seen in the former Conservation Officer report, these were approved under applications (02/0165/GB and 01/01020/GB). The proposal would open up the ceilings more too how the former building would likely have been. It is noted in the report to the then Planning Committee in 2002 for Registered Building Application 02/0165/GB (conversion into police station) would support this view, in that the then Conservation Officers commented that;
"The most difficult and contentious issue is the insertion of an intermediate floor in the court room (now referred as the Main Hall). At present there is a suspended, tiled ceiling, probably installed in the 1960s. Above this, there is a ceiling void of considerable height where, so far as we know, the original simple Georgian cornicing still remains."
6.10.1 In Conclusion the Officer states;
"...The principle of inserting an intermediate floor, although not ideal, is not without many precedents in Listed Buildings elsewhere, especially if such a measure secures the viability of the building and is reversible. By reversible, we mean that it at some future time, it was judged appropriate, the intermediate floor could be dismantled without causing fundamental damage to the structural fabric of the building: i.e. the original 3D form of the court Room could be reinstated."
6.11 Accordingly, it could be argued that this application is going someway to reverse the works which were done in 2002.
6.12 Arguable the other major change is the opening up of the Main Hall more, by the removal of a section of the original wall to create better access to the rear courtyard area. As mention above the main interest of the Main Hall was the court features including High Bailiff's bench and the defendant's dock and the historic timber panelling and the general layout and the historic significance of this space. As mention this has already all been lost. Accordingly, it is not considered the removal of a section of walling and installation of folding partial doors are unacceptable. Again this was accepted in principle by the former Registered Buildings Officer.
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6.13 Overall, all the alterations/changes proposed internally raise no concerns.
6.14 Externally the only changes are the installation of three "Studio Conservation Rooflights" (2019mm x 1180mm) to the rear elevation (south). From both a Registered Building perspective and a Conservation Area point of view; it is considered the roof lights would be acceptable and are of a style and size which you would expect to find in such larger style of this age (churches/church halls/civic building etc). Further, being to the rear and views of the rooflights would not be prominent features it is considered the proposal would preserve the Conservation Area. Accordingly, it is considered the rooflights would comply with Environment Policies 32 & 35 and Planning Policy Statement 1/01.
7.0 CONCLUSION 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval, complying with EP 32 & 35 of the IOMSP and Planning Policy Statement 1/01 and the Ramsey Local Plan.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons 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 or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) 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 it under the appropriate delegated authority.
Decision Made : Permitted
Committee Meeting Date: 09.09.2019
Signed : C BALMER 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.
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PLANNING COMMITTEE DECISION 09.09.2019
Application No. :
19/00811/GB Applicant : Ramsey Town Commissioners Proposal : Alterations, installation of roof lights and conversion of existing court house into a multi-functional community centre (in association with 19/00812/CON) Site Address : Court House Parliament Street Ramsey Isle Of Man IM8 1AR
Principal Planner : Mr Chris Balmer Presenting Officer As above
Addendum to the Officer’s Report
The case officer reported as to a late representation received from the Manx Antiquarian Society subsequent to concluding his report, and advised that his recommendation would not to give them Interested Person Status as they as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy. The members agreed.
Conditions of Approval
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information
This approval relates to the submitted documents and drawings reference numbers 01, 02, 03 REV A, 04 REV A, 05 REVA, 06 and 07 received on 22nd July 2019 and 23rd August 2019.
Copyright in submitted documents remains with their authors. Request removal