182674

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00284/B Applicant : Ardlui Limited Proposal : Alterations and roof extension to provide one retail unit (Class 1), four offices (Class 4) and one residential apartment Site Address : Auldyn House 24 Parliament Street / West Quay Ramsey Isle Of Man IM8 1AP

Principal Planner: Mr Chris Balmer Photo Taken : 12.07.2018 Site Visit : 12.07.2018 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.04.2019 __

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.

C 2. 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.

C 3. 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.

C 4. 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.

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C 5. No development shall commence until a sample of all roofing materials to be used has been provided on site and approved in writing by the Department. The approved sample(s) 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.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers P01, P02 D, P03C and EX01 A received on 16th March 2018 and 26th February 2019.

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Interested Person Status - Additional Persons

It is recommended that the following organisation 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 Isle of Man Victorian Society as they do not own or occupy property that is 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 they have not explained 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 Department's Operational Policy on Interested Person Status (July 2018). __

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE HEAD OF DEVELOPMENT CONTROL

1.0 THE SITE 1.1 The site represents the curtilage of Auldyn House, 24 Parliament Street / West Quay, Ramsey which is traditional, three storey property located on the northern side Parliament Street and south of West Quay and south east of southern side of the Swing Bridge.

2.0 THE PROPOSAL 2.1 The application seeks approval for alterations and a roof extension and to provide one retail unit (Class 1), four offices (Class 4) and one residential apartment over three and half floors. Visually, the main extension relates to the raising of the roof of the property to create a two bedroomed flat. Partially enclosed balcony areas would be included to the West Quay and Parliament Street elevations, both of which would be accessible via glazed doors from the attic accommodation.

2.2 Alterations are also proposed to the ground floor front fenestration with the removal and replacement of the existing doors and shop windows both being replaced with more traditional styled shop fronts.

2.3 New sliding sash windows are also proposed to the upper floor windows.

3.0 PLANNING STATUS 3.1 The application site is within an area recognised as being an area of 'Town Centre - Mixed Use", under the Ramsey Local Plan. The site is within Ramsey Conservation Area.

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3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

3.3 Strategic Policy 1 states: "Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."

3.4 Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."

3.5 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."

3.6 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."

4.0 PLANNING HISTORY 4.1 There are no previous planning applications on this site which are considered relevant in the assessment and determination of this application. However, the following application proposed a similar style development (roof alterations to create accommodation) nearby and in the same terrace on West Quay.

4.2 Alterations and extensions to property and change of use from retail and residential to retail and office accommodation - 11-12 West Quay, Ramsey - 15/00311/B - APPROVED

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5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 30.04.2018) and make the following comments: "The site was recently used as a ground floor retail unit and offices on the upper floors. The proposal would retain these uses and would also create a new 2 bedroom apartment in the roof space.

There are existing entrances to both the front and rear of the building from Parliament Street and West Quay which would be retained for the development, although the rear entrance onto West Quay would be repositioned. A new entrance from the existing side alley adjacent to the building would be constructed to provide access to the offices and the apartment.

There is no site parking available and no room to provide such. There should be no increase in parking demand from the retail and office uses as the floor spaces would be unchanged. However, the total site parking demand would increase due to the proposed apartment, as the parking standards in 'The Isle of Man Strategic Plan 2016' require 2 car parking spaces for a 2 bedroom apartment and none would be provided. However, the site is located within the town centre where public car parking is available and therefore the proposal is considered to be acceptable.

Highway Services does not oppose the application."

5.2 Ramsey Commissioners have no objection (received on 23.04.18, 25.03.19).

5.3 The Ecosystem Policy Officer comment that although no records of bats have been found in this building it is near a river and is a pre-1914 building and therefore likely to be a potential bat roost. The officer recommends a bat survey be undertaken (29.03.2019).

5.4 The Isle of Man Victorian Society (09.04.18) have no objection to the proposals in layout form or the proposed elevations to West Quay given the great variety of roof heights and elevational treatment along the quayside; however, they do have concerns relating to the proposed roof design onto Parliament Street as they consider this will be seen from street level and destroy the original classical concept of the Victorian architecture of hiding the roof from view as was the case with so many classical buildings; they comment on possible alternatives; and there is a cast iron spiral staircase in the building and ask that the owners consider the retention of these features.

6.0 ASSESSMENT 6.1 Starting with the principle of the use of the property, the site is within an area zoned as "Mixed Use" under the Ramsey Local Plan. The property was previously used as retail and office, whilst the new proposal would be for a new residential unit as well. Overall, given the zoning as mixed use, it is considered the principle of the property being used for retail, residential and office accommodation is acceptable.

6.2 Perhaps the main issues with the proposal, relates to the potential appearance upon the visual amenities of the street scene and Conservation Area.

6.3 Starting with the appearance of the proposal, it is perhaps important to note the existing building which is three storey traditional property which is in a poor state of repair. The proposal involves the increase of the roof ridge of the property by approximately 3.5 metres and the eaves by approximately 1m. In terms of the proposed roof alterations there are two distinct aspects, the first from West Quay and the second from Parliament Street.

6.4 The Registered Building Officer had initial concerns with the original application commenting that:

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I do not wish to comment on the proposed use of the building or the internal changes associated with this; however I do wish to comment on the proposed alterations to the roof, shop front alterations and replacement windows.

The site is comprised of two historic buildings each with a front elevation facing on to Parliament Street and West Quay. Through time the buildings have become conjoined and now form one unit. The buildings are both clearly historic in nature, with the West Quay building being of an earlier date and the Parliament Street building having more architectural detailing. Both buildings despite their condition, clearly contribute to the character of the street scene and make a positive contribution to the character of the conservation area.

Whilst I welcome and positively encourage the reuse of these buildings I have serious concerns regarding the proposed roof top extensions, firstly the proposals will result in the loss of the historic roofscape and chimney stacks, although altered by a conjoining flat roof to the centre of the site, it is currently not so prominent in the streetscape given the scale of the surrounding buildings and the majority of the pitch of the original roofs remains. I have concerns regarding the proposed roof top alterations in addition to the loss of the historic roof scape due to the proposed scale, massing and design of the proposals. An increase of an additional storey will create a dominance over the surrounding structures that will draw attention to the proposed new roof structure which I consider to be not in keeping with the character of the surrounding properties or that of the conservation area itself. This impact will have the most relevant to the West Quay elevation, where the proposals will result in the loss of the heavy cornicing and shallow parapet of this elevation and introduce a glazed balcony which is an incongruous intervention. The proposed new roof will also be in effect a crown roof structure: this type of roof does not preserve or enhance the character or appearance of the conservation area and will be emphasised by its raised position above the surrounding buildings and be visually dominant.

Whilst the style of the proposed new shop fronts appears to be traditional in their design, I have concerns regarding the proposed flatness of the shop fronts, the existing elevations particularly the Parliament Street elevation has bowed shop fronts and I consider some depth and proportion is required to add authenticity and character to the shop fronts.

The proposals also include the replacement of all windows but do nt state the proposed materials, as the building retains its historic timber windows and is located within a conservation area, the replacement of windows must be in accordance with circular 1/98.

I cannot support the proposals in their current form as they neither preserve or enhance the character or appearance of the conservation area and therefore recommend this application is refused."

6.5 Following these concerns the applicants and the Department discussed the applications and consequently the scheme was amended. While the amendments overcame a number of the issues, the Registered Building Officer still had concerns with the proposed roof extensions as he felt it would create a roof shape and pitch that will look poorly considered and that the proposed additions would be visually intrusive to both elevations that will result in a negative visual impact upon the conservation area.

6.6 In terms of West Quay, arguably the north-eastern elevation (side elevation) of the building raises most concern. This aspect is made up of a flat roofed section with vertical hung slates to its side elevations. This section is set back from the main roofs of the building on West Quay and Parliament Street forming a link/connection between the two. It is accepted that this section of the roof is not ideal, the neighbouring property also has such flat roofed connection between the two main buildings and therefore it is not uncommon. Further, it is hoped the dark slate finish of this section would blend in with the other roofscapes in the surrounding and which also act as a backdrop to the site when viewed along the Quay side to

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the north and east. Again part of this side elevation would be screened by the neighbouring property immediately to the east of the site, although the uppers section would project above this property.

6.7 In terms of the elevation of the building which faces onto West Quay, it is considered the design with pitched roof with new gable end chimneys (current building has lost all but one chimney stack) and parapet wall are all considered appropriate features and fit with the existing properties which front onto West Quay which all vary in height, style and appearance. Arguably a more contemporary twist is the inclusion of a glazed section within the parapet wall and an inverted dormer within the roofspace. A similar scheme was approved to the west of the site to another similar styled property.

6.8 Whilst the proposal would increase the height and mass of the property, it is not considered the proposal would adversely affect the visual amenities of the street scene or the individual property and would therefore preserve the character and appearance of the Conservation Area. Further, while the increase in height would be noticeable, it would be read against the existing buildings along the quay side which all differ in heights and some would be taller than the current proposal and therefore it is also considered the proposal would fit within the existing street scene.

6.9 It should be noted that the proposal involves the replacement of the existing windows, namely the first and second floor windows. The drawings indicate that these would be replaced with 50/50 split sliding sash windows which would preserve the character and appearance of the Conservation Area. Further, the works to the shop front would be an enhancement to the Conservation Area.

6.10 In terms of the Parliament Street elevations, the IOM Victorian Society's main concerns relates to the proposed roof design, which has the potential to be seen from public views. Visiting the site/area and walking and viewing the site form various locations along Parliament Street, it is considered the majority of the works would be unnoticeable and screened from public views. There is the potential for an oblique view when stood at the junction with Parliament Street and Court Row (opposite IOM Bank) entrance); however, such views would not have a significant impact upon the character and quality of the property, while preserving the Conservation Area and street scene.

6.11 The main works to the Parliament Street elevation would be the reinstatement of sliding sash windows and new traditional shop front all of which would be a vast enhancement to the Conservation Area and the street scene.

6.12 All other material planning considerations which include parking provisions and impacts upon neighbouring amenities are considered acceptable.

7.0 CONCLUSION 7.1 Overall, while there are some aspects that raise some concern, it is consider the overall scheme brings more benefits to the Conservation Area, individual property and the street scenes than negatives. Furthermore, it would enable a redundant building in the centre of Ramsey to be brought back into use. It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan and for the reason set out in this report, it is recommended that the application be approved.

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;

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(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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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:...29.04.2019

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 29.04.2019

Application No. :

18/00284/B Applicant : Ardlui Limited Proposal : Alterations and roof extension to provide one retail unit (Class 1), four offices (Class 4) and one residential apartment Site Address : Auldyn House 24 Parliament Street / West Quay Ramsey Isle Of Man IM8 1AP

Principal Planner : Mr Chris Balmer Presenting Officer As above

Addendum to the Officer’s Report

Committee approved the application with the amendment of C5 to read:

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.

Reason for Refusal/Conditions of Approval Delete as appropriate

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.

C 2. 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.

C 3. 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.

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Reason: In the interest in the character and appearance of the area.

C 4. 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.

C 5. 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.

Plans/Drawings/Information

This approval relates to the submitted documents and drawings reference numbers P01, P02 D, P03C and EX01 A received on 16th March 2018 and 26th February 2019.