DEC Officer Report

Application No.: 19/00355/CON Applicant: S & A Consultants Limited Proposal: Registered Building consent for alterations and creation of ground floor retail (Class 1) with five self-contained apartments above (in association with 19/00353/GB) Registered Building Nos. 144 Site Address: Former Nightlife Saddle Buildings Market Place West Ramsey Isle Of Man IM8 1JU Planning Officer: Mr Nick Salt Photo Taken: 07.05.2019 Site Visit: 07.05.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.10.2019 _________________________________________________________________

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.

• C 2. All replacement or repair ceiling mouldings, cornicing and ceiling roses shall match the existing in respect of material, design and profile and shall be retained as such thereafter unless otherwise agreed in writing by the Department. Reason: To preserve and enhance the historical features of the building interior.
• C 3. All new external joinery work shall match exactly the materials, finish, dimensions and profiles of the existing joinery work. Reason: To ensure the satisfactory preservation of this registered building.
• C 4. The central internal staircase shown on the approved drawing shall be retained as existing unless otherwise agreed in writing by the Department. Reason: To preserve an historical feature of the building.

Plans/Drawings/Information;

This decision relates to drawing no. SM19/487/7 and Registered Building Report date stamped received on 27th March 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the curtilage of part of the Saddle Buildings in Ramsey, formerly 'Nightlife'. The building is one of the most prominent in the town and features a highly ornate façade over 3 and a half storeys. Parliament Square, onto which the building fronts, is characterised by a mix of traditionally styled frontages. The façade of the Saddle Buildings has retained its current appearance for 38 years, as stated by the applicant and shown in historical photographs. - 1.2 The site buildings are within Ramsey Conservation Area, and are a Registered Building

(144). The building sits directly adjoining to the east of the Feltons Ironmongers shop which fronts onto Market Square. There is a public car park to the front of the building, with the Ramsey West Quay to the south. The property is bounded by a lane on either side with a retail outlet to the south and food outlet to the north.

1.3 The interior features some original features:

• o Some cornice mouldings remain, many have removed or broken in the past by previous
• owners.
• o At First floor level, the space on the north side of the building, which was once a Billiard room, has been subdivided and altered to form part of the self-contained living accommodation in the building. There are no complete cornice mould details left in any of the rooms, but some remnants remain.
• o At Second floor level, there are very few original features such as ceiling roses or cornice mouldings.

2.0 THE PROPOSAL - 2.1 This Registered Building Consent application seeks approval for alterations to the building to accommodate the change of use to retail and residential as per 19/00353/GB. This application is related to the internal as well as external changes proposed. The external elevations of the building would be renovated, however there would be no material change in this regard. - 2.2 Alterations proposed to the interior Ground Floor:

• o The toilet block area to the rear will be stripped out and removed, with all waste pipes removed and sealed off and surfaces made good.
• o Rear wall built up to existing first floor level, plastered finish.
• o New staff toilet area created using partitions.
• o A new double stud wall built up to the ceiling to form a hall enclosure on the southern side of the building, lined with plasterboard. New 1200mm wide softwood staircase within this.

2.3 The First Floor alterations would include:

• o Existing false ceilings stripped out and new independent ceiling fitted below the existing floor joists with scrim finish.
• o New opening cut through floor for staircase.
• o New openings cut through for fire door access.
• o Stud walls installed between apartments.

2.4 On the Second Floor:

• o Replacement of ceilings and creation of new openings for fire doors, access doors and staircase.
• o Perimeter walls would have plaster hacked off and re-plastered.

2.5 Overall, the interior would be largely stripped out and renovated completely, especially above Ground Floor level. The reasoning behind this is for Building and Fire Regulations requirements, to allow for 5 self-contained apartments, and to remove areas of damp and rot. However, the applicant has outlined where existing features such as cornice mouldings and celling roses would be retained, and if beyond repair, replaced with a like-for-like feature. As most of these features do not remain complete, a number of them would be replicated in the building based on the existing.

3.0 PLANNING HISTORY - 3.1 The most recent planning history for the site is an application for the installation of four face mounted antennas to the existing chimney (12/01158/GB) which was accompanied by Registered Building application 12/01159/CON. Both were approved. - 3.2 Internal alterations were approved via 04/01534/CON 14-15 years ago, and there are examples of other renovations such as in 87/04679/B. - 3.3 The applicant met with the Registered Building Officer at the site on 18th December

1. Following that visit, the officer stated the following (16.01.19):

"I am on the whole supportive of the proposals to bring the building back into use. Although it has been somewhat neglected in recent decades, the building does retain at first and second floor a number of details and floor plan which should be kept/improved/restored.

I felt at first floor that it would be better to keep and use the secondary staircase rather than demolish it and create another. I also felt that in flat 1 the lounge/kitchen and bedroom/bathroom arrangement should be transposed to allow the preservation of the features in room where there is a greater survival. I understand that the retention of the secondary staircase will have implication to the proposed new entrance for the apartments from the front elevation.

I do not have plans for the second floor but felt this generally was simpler, the only main issue being where to place the dividing walls for the communal landing in relation to surviving historic features."

4.0 PLANNING POLICY - 4.1 The application site is in an area designated as Town Centre - 'mixed use' on the Ramsey Local Plan 1998 (South map). The Ramsey Local Plan also states in paragraph 9.1 that "Ramsey Town Centre is the main commercial centre for the north and has its own unique character and set of problems." The site is within Ramsey Conservation Area and is a Registered Building. - 4.2 Given the nature of the application the following policies from the IOM Strategic Plan are most relevant in the assessment:

• 4.2.1 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."

• 4.2.2 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."

• 4.2.3 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."

• 4.2.4 General Policy 2 also provides a base for assessment of all development in areas zoned for such:

"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:

• (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;

• (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."

4.3 Planning Policy Statement 1/01 sets out Policy and Guidance notes for the Conservation of the Historic Environment of the Isle of Man:

- 4.3.1 POLICY RB/3

"General criteria applied in considering registered building applications 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)."

- 4.3.2 POLICY RB/4 - USE

"In considering a proposal for change of use of a registered building, the principal aim should be to identify the optimum viable use that is compatible with the fabric, interior and setting of the building, all of which affect its special character as a building of merit. An applicant will have to illustrate that the effect of any proposed changes upon the architectural and historic interest of the building will be minimised."

- 4.3.3 POLICY RB/5 - ALTERATIONS AND EXTENSIONS

"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, 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 Ramsey Town Commissioners have no objection to the application (23.04.19). - 5.2 DoI Highway Services have stated that there is no highways interest in the application (16.04.19).

- 6.0 ASSESSMENT

6.1 The key considerations in the assessment of this application are the impacts on the building as viewed from the public perspective (predominantly the car park area to the front), and the impact on the character and appearance of the building both externally and internally. The limited external works are considered in the report for 19/00353/GB, however they are repeated below. - 6.2 As noted in the applicant's supporting documentation, there would be a new wall construction sitting underneath the existing rear wall line of Saddle Buildings - this would not be highly publicly visible and would have no impact on the special character and appearance of the Registered Building. There are no changes proposed for the façade, which will be

• refurbished and restored. The front access door would be reinstated as access to a stairwell for the apartments in the upper floors.
• 6.3 As there are limited works proposed externally, and none which would harm the character, historic importance and appearance of the building, it is not considered that any harm to the Registered Building would result. The reuse of the building and its restoration would prevent further degradation and ensure that the building remains part of the Ramsey Town Centre street scene for the foreseeable future.
• 6.4 Internal works proposed are to be extensive due to the previous alterations to the building and general degradation of its interior in past years. It is recognised that renovations are needed to bring the building back into use and restore features within that are damaged or missing. The alterations proposed will be assessed by each floor in turn.
• 6.5 Ground Floor: The ground floor was previously used as a nightclub and bears little to know resemblance of the original building from within, having been stripped out and a suspended ceiling and lined walls fitted. Some original cornice mouldings, whilst damaged, are in place above the suspended ceiling. It is proposed that the suspended ceiling would be kept for the use of the ground floor as a retail premises to retain sound and fire separation between the ground and first floors. Most of the original features on the ground floor have been stripped out, and there is no proposal to return it to its original internal appearance. The introduction of a stairway access to the left side (facing) for access to the apartments would see the creation of a stud wall, but would not require the removal of existing wall. It is considered that whilst there are some limited original features currently out of sight on the ground floor, the area has long since been removed of most signs of originality and the works proposed would not exacerbate this situation.
• 6.6 First Floor: Within Apartment 1 on the First Floor, the application states that a new ceiling would be fitted to provide sound proofing and fire separation between floors at the minimum level necessary to retain as much height as possible. The Lounge area would have skirting, door linings and architraves retained, with cornice mouldings fabricated to reflect the detail of the original moulding and frieze. Throughout the floor, where there are existing cornice mouldings and original skirting, this would either be retained or replicated on new lower ceilings. The large ceiling rose within the rear bedroom of apartment 1 would be retained in situ. Additionally, the proposal to retain the existing glazed door unit, sidelights and fanlight between the small Hall area and Study overlooking Market Place would be welcome and would retain a unique feature of the building. Whilst there would be a loss of some remaining sections of original mouldings and ceiling features due to lower ceilings being installed, it is considered that the original character and appearance of the interior of the first floor rooms would generally be enhanced as new skirting and cornicing etc. would be installed to replicate the existing, in place of areas which are now devoid of any such features. The works to the first floor are considered acceptable in that the provision of modern habitable apartments would be done in such a way as to closely replicate what would have been the original interior in terms of cornicing, ceiling roses, skirting and architraves.
• 6.7 Second Floor: Much of the works proposed for the second floor apartments are of a similar type to the first floor. Whilst this floor retains less remnants of the original interior finishes, cornice mouldings to reflect the period detail of Saddle Buildings would be reintroduced in the main rooms towards the front of the building on this floor, which is considered to be welcome in terms of retaining and reintroducing the original style of the interior. The retention of window reveal linings and architraves to all windows and the addition of such features to rear windows would also enhance the interior character or the building.

- 7.0 CONCLUSION

7.1 In summary, despite the poor condition of the building internally, adequate efforts have been made to retain and reintroduce original design features into the building and to renovate the interior whilst providing a balance between its practical reuse and retaining the essential character of the registered building. For this reason , the proposal is considered acceptable and in accordance with policy on balance and it is recommended that Registered Building Consent is granted. - 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 _____________________________________________________________________

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.

Decision Made : Permitted Date: 14.11.2019 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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