1 May 2019 · Planning Committee (Presenting Officer: Mr Chris Balmer)
Auldyn House, 24, Parliament Street, Ramsey, Isle Of Man, IM8 1ap
Auldyn House, a traditional three-storey building in poor repair within Ramsey Conservation Area and zoned for mixed use, was proposed for alterations including raising the roof ridge by 3.5m and eaves by 1m to form a two-bedroom attic apartment with roof terraces, plus new traditional shop fronts, sliding sash windows…
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The principle of mixed retail, office, and residential use was accepted due to the site's 'Town Centre - Mixed Use' zoning under the Ramsey Local Plan and prior similar uses.
Strategic Policy 1
Requires optimising use of previously developed land and buildings, efficient site use, and utilising existing infrastructure. The officer noted the proposal reuses a redundant town centre building, aligning with mixed use zoning and services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages. The site in Ramsey town centre complies without countryside issues.
Environment Policy 35
Permits development in Conservation Areas only if preserving or enhancing character. Officer assessed roof extensions, balconies, and fenestration against this, finding enhancements from shop fronts/windows outweigh height concerns, fitting varied street scene.
General Policy 2
Permits zoned development respecting site, scale, design, townscape, amenity, highways, etc. Proposal tested on design (siting, form, massing), Conservation character, parking/highways (town centre ok), and wildlife (bat condition); overall compliant.
Time limit
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.
Gable end render colour
The render to the external walls of the gable ends of the two terraces hereby approved are required to be painted a colour to match that of the existing gable ends of the two terraces which are in already place, and shall be permanently retained as such thereafter. Reason: In the interests of the character and appearance of the area.
French doors frame colour
The window/door frames to the French doors serving the two roof terraces hereby approved shall be finished in a dark grey colour to match the slate roof, and shall be permanently retained as such thereafter. Reason: In the interest in the character and appearance of the area.
Bat survey
No development shall commence until a bat survey has been submitted to and approved in writing by the Department. The bat survey shall identify impacts on bat species together with mitigation, where appropriate, including a timetable for its implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the bats.
Roofing materials and shop fronts samples
No development shall commence until a samples of all roofing materials and the shop fronts to be used have been provided on site and approved in writing by the Department. The approved samples shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
no objection; parking demand increase acceptable in town centre with public parking available
no objection
no objection to layout or West Quay elevations given variety of roof heights
Highways and Ramsey Town Commissioners (final response) have no objection to the proposals; IOM Victorian Society objects to the roof design impacting the Victorian character and requests redesign; DEFA Biodiversity recommends a bat survey prior to works.
Key concern: destruction of original Victorian roof design concept by steeper pitched roof visible from street level
IOM Victorian Society
ObjectionWe feel this will be seen from street level and destroy the original design concept of the Victorian architect of hiding the roof from view; A steeper pitch is totally wrong for the period of the building; They have been a great feature of this property for a long time and set the shop head and shoulders above all others in Ramsey.
Conditions requested: degree of redesign to the roof part of the property; consider alternatives: reduce pitched roof to 30 degrees from rear of parapet; repeat but bring pitched roof down behind parapet from window jambs; build front extension with flat roof without false roof above; consider retention of cast iron Victorian spiral staircase and classical columns
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose the application.; the site is located within the town centre where public car parking is available and therefore the proposal is considered to be acceptable.
DEFA Biodiversity
Conditional No ObjectionThe Bat Conservation Trust bat survey guidelines recommends bat surveys for pre-1914 buildings within 400m of water or pre-1914 buildings with gable ends or slate roofs regardless of location
Conditions requested: bat survey undertaken by a licensed bat ecologist prior to commencement of any work; report detailing findings, including a mitigation and implementation plan if bats are found, submitted to Planning Directorate and agreed by Ecosystem Policy team for written approval prior to commencement
Ramsey Town Commissioners
No Commentrequest that you defer any decision on the above application until such time as the Commissioners have fully considered the above plans.
Ramsey Town Commissioners
No Objectionhave no objection to the amended plans.
