23 April 2019 · Head of Development Management (Stephen Butler)
10, Water Street, Ramsey, Isle Of Man, IM8 1jp
The site is a two-storey traditional building of no particular architectural merit in a narrow side street in Ramsey town centre, currently used to store plastering materials. The proposal sought to replace two timber-framed ground floor windows on the south elevation with a modern roller shutter door measuring 2600mm …
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The officer assessed the proposal against General Policy 2, which requires development to respect the site and surroundings in terms of scale, form, design and not adversely affect the character of th…
General Policy 2
Requires development in accordance with zoning to respect site/surroundings in siting, layout, scale, form, design and not adversely affect townscape character or locality amenity. Officer found the roller shutter door fails (b), (c) and (g) as it introduces a modern garage-like feature removing traditional windows, harming the street scene in the Conservation Area.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Assessed against the proposal's replacement of traditional windows with roller door, found to detract from Area's appearance despite street's mixed styles.
Terraces
Presumes retention of traditional uniform frontages on pre-1920s terraces, including traditional doors and windows (size, style, glazing, pattern, section). Proposal removes two ground floor timber-framed windows, breaching the presumption in favour of retention.
Highway Services objected due to highway safety concerns from zero visibility and lack of legal vehicular crossing, while Ramsey Town Commissioners raised no objection.
Key concern: zero visibility in both directions of vehicles and pedestrians when exiting onto the adjacent public highway
Highway Services Division
ObjectionHighway Services opposes the application on highway safety grounds as the proposed vehicular access into the building would have zero visibility in both directions of vehicles and pedestrians when exiting onto the adjacent public highway.; Highway Services would not enter into a Section 109A Highway Agreement to provide such due to the highway safety objection to the proposal.
Ramsey Town Commissioners
No Objectionthe Ramsey Town Commissioners considered the above application at their meeting on Wednesday 17th April, 2019 and have no objection to the proposal.
The original application to replace two ground floor windows with a 2.6m high x 2.79m wide roller shutter door for easier loading of plastering materials was refused as it would detract from the character and appearance of the Ramsey Conservation Area and street scene, contrary to policies EP35, GP2, R/E/P6 and C1/98. The appellant argued the area needs renovation, cited existing garage doors nearby, and highlighted functional benefits like flood protection and improved access. The inspector acknowledged the building's unprepossessing appearance and laudable intent to improve it but found the utilitarian roller shutter would fail to preserve or enhance the CA's character, conflicting with policies, and minor benefits did not outweigh the harm. The appeal was dismissed by the inspector and upheld by the Minister on 22 August 2019.
Precedent Value
This appeal demonstrates that in conservation areas, even minor utilitarian changes like roller shutters will be refused if they fail to preserve character, regardless of business convenience or surrounding inconsistencies. Applicants should propose designs matching traditional features and submit comprehensive plans avoiding reliance on future works.
Inspector: Brian J Sims
