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24/00025/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00025/B Applicant : Mr Timothy Goodliffe Proposal : New roof; new first floor window; convert existing first floor loading door into window; install loading beam and reopen gable end aperture at first floor as loading door; new first floor access and steel staircase from ground floor courtyard; small ground floor extension at northern end. Site Address : 4 Christian Street Ramsey Isle Of Man IM8 1DG
Planning Officer: Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.08.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. This approval does not include change of use, whether to residential, tourist or otherwise.
Reason: In the interest of clarification. The applicant has specified that no change of use is involved and the assessment is made on this basis.
C 3. No development shall commence until a preliminary bat and bird 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.
This application has been recommended for approval for the following reason.
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The proposal does not harm the character and streetscene of the area nor neighbouring amenities.
Plans/Drawings/Information; This approval relates to the documents, location plan, photos and drawing no. PL03, PL04, SK01 (disregarding proposed floor plan), TG01, TG02 date stamped as having been received on 8th January 2024. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties 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 4(2):
27 Taubman Street, Ramsey
as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy and as 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 Policy.
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:
Flood Management Division (DOI) __
Officer’s Report
1.0 THE SITE 1.1 The site is 4 Christian Street, Ramsey. There are two buildings on the site. A two-storey pitched-roof building sits on the west boundary. A single-storey hipped-roof building sits on the south boundary. The site is enclosed by stone boundary walls and a metal railing gate.
1.2 The two-storey building shares a party wall with a two-storey dwelling house on the south and a two-storey industrial building on the west. On its east (front) elevation, it has a double door, a garage door, and an entrance door on the ground floor; and three windows on the first floor. The doors are all blue and the windows are boarded up with blue panels. There is a boarded-up door on the first floor of the north elevation. The building is finished in stone except the east elevation where it is partially finished with cement.
1.3 The site is vacant at the moment.
2.0 THE PROPOSAL 2.1 The proposal is the creation of a small front extension and elevation changes to the two-storey building.
2.2 The small extension is on the north of the east elevation of the building. The extension will have a door on the east elevation and a flat roof. The flat roof is to provide support and a platform to install a metal staircase leading from the ground floor to the first floor. There are metal railings around the roof.
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2.3 On the first floor, it is proposed to: o open a new window o creating a doorway that serves the staircase o adding a pitched roof on both ends of the elevation for a window and the new door o creation of three roof lights
2.4 The east elevation will be finished in partial render, partial brick and partial Manx stone.
2.5 The door opening on the north elevation will be converted into a double-glazed door with a Juliet balcony.
2.6 While the proposed floor plan shows a studio layout, the application form has specified that the application is not for a change of use to residential.
3.0 PLANNING HISTORY 3.1 Conversion of existing storage buildings into funeral furnishing business was APPROVED under PA 05/02079/B.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as an Area for Principal Business, Civic, Cultural and Other Special use for the Town as a Whole in the 1982 Development Plan.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g)
PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 There is strategy or guidance considered to be materially relevant to this application.
6.0 REPRESENTATIONS 6.1 Ramsey Town Commissioners has no objection to this application (18.03.2024).
6.2 DoI Highway Services does not oppose this application (12.01.2024). The comment states there is no significant negative impact on highway safety, network functionality and/or parking.
6.3 DoI Flood Risk Management Division wrote in (15.01.2024) requesting that no sleeping accommodation should be permitted on the ground floor.
6.4 DEFA Ecosystem Policy Officer wrote in (31.01.2024) recommending a preliminary assessment for bats and birds.
6.5 Owners/Occupiers of 27 Taubman Street wrote in (22.02.2024) requesting information about the proposed work hours and noting birds are nesting under the roof space.
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the building itself, on the character and streetscene of the area, and the amenities of the neighbours.
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Design of the building Itself 7.2 The proposed building is still for industrial purposes but the design of the building is overly domestic. The additional small pitched roof is unusual for a Manx stone building. The external staircase will stand out from the building. However, given the building is in disrepair status, restoration effort is encouraged and the reintroduction of windows is considered to improve the appearance of the building. In summary, it is considered that the proposal does not harm the appearance of the building.
Character and Streetscene 7.3 The site is within an area with mixed use and buildings of different ages and characters so the changes are considered to have no negative impact on the streetscene.
Neighbouring Amenities 7.4 There is no increase in mass so it is considered to have no additional overbearing or overlooking impact. The new window is on the front elevation so the proposal is also considered to have no additional overlooking impact.
Other 7.5 There is no change of use in this application. Therefore, the opening hours are still regulated by the previous approval and it is unreasonable to impose conditions on its continuous use. For the same reason, it is also unreasonable to impose floor plan restrictions on sleeping accommodations.
7.6 A preliminary bat and bird survey is to safeguard protected species when a building is vacant for a substantial period so such condition will be added.
8.0 CONCLUSION 8.1 The proposal does not harm the character and streetscene of the area nor neighbouring amenities. Therefore, it is considered to comply with the General Policy 2 of the Strategic Plan and is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 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 above who should be given Interested Person Status. __
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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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 20.08.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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