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24/00315/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00315/B Applicant : Mrs Irene Briggs Proposal : Installation of replacement roof slates Site Address : 8 Marsden Terrace Ramsey Isle Of Man IM8 3DS
Principal Planning Officer: Belinda Fettis Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.06.2024 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
N 1. Isle of Man Wildlife Act 1990
Irrespective of the details contained within the planning application submission or the planning officers report the applicant should be aware of, and make any person undertaking work on their behalf aware of, their duty as stated in the Act to have regard to the environment as detailed in s36 of the Isle of Man Wildlife Act 1990 and those protected species listed in Schedule 5 and Schedule 7 of the Act.
It is an offence subject to penalties to, intentionally or recklessly kill, injure or take a protected species, intentionally or recklessly damage or destroy, or obstruct access to, any structure or place which protected species use for shelter or protection, intentionally or recklessly disturb any protected species while it is occupying a structure or place which it uses for that purpose.
This application has been recommended for approval for the following reason. The proposal causes a fairly neutral impact and accords with the aims and objectives of the Design Guide or General Policy 2 of the Isle of Man Strategic Plan (2016).
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Plans/Drawings/Information;
This decision relates to the following detail, plans and drawings received on the 26th of March 2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1. The application site relates to the residential curtilage of 8 Marsden Terrace, Ramsey. The dwellinghouse is situated to the east end of a single row of 12 terraced dwellings situated within the middle of an industrial estate.
1.2. The character of the terraced dwellings is typical of the historic workers cottage style adjacent to a shipyard. The dual pitch roof of the terrace is broken up only by the sturdy chimneys symmetrically placed on the front and rear roof slopes. The rendered walls are broken up by symmetrical windows and alternate painted front elevations.
1.3. The rear elevation of the terrace looks onto the shipyard with its associated single storey buildings and parking. The south elevation looks onto a similar setting with a wider car park area between the application site and the next terraced row. The design of the next row is slightly grander, being as it is further from the shipyard.
THE PROPOSAL 2.1. This application seeks approval for the installation of replacement roof slates.
PLANNING HISTORY 3.1. There are previous applications associated with the site however none are considered material in the assessment of this application.
PLANNING POLICY 4.1. Under the 1982 Ramsey Local Area Map 1 the site is within an area designated as Predominantly Residential. The designation is carried forward to the proposed Area Plan for the North and West; Draft Proposals Map 4 which is in the process of adoption.
4.2. It must be noted at the time of writing, the draft area plan for the North and West is not formally adopted and is only, at this stage, a broad direction of how planning policy is reviewing the areas. Their proposals can still be challenged at a public enquiry where an inspector could reach a different opinion to the drafts. The final draft would also need to be ratified by COMIN. This means that the 1982 development plan remains the correct land use designation and no material weight is given to the draft area plan for the North and West.
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4.3. The site is not a Registered Building or within a Conservation Area, nor within the setting of either. Policies within the Isle of Man Strategic Plan 2016 and Design Guide are used to assess the proposal.
4.4. Strategic Policy 3 requires development to ensure that the individual character of an area is protected or enhanced. Where development is in keeping with its designation within the area plan, it still needs to meet the relevant criteria of General Policy 2, (a) to (n).
4.5. Section 5 of the Design Guide provides specific advice on chimney stacks and flues, acknowledging that chimney stacks make an important contribution to the character and appearance of dwellings, the streetscene and the skyline. Therefore the loss of a chimney stack should be carefully considered.
REPRESENTATIONS 5.1. The following representations can be found in full online, below is a short summary;
5.2. Ramsey Town Commissioners: No objection (14.05.2024).
5.3. Highways: No interest (05.04.2024)
ASSESSMENT 6.1. PRINCIPLE 6.1.1. Generally domestic alterations are acceptable however the proposal must still be assessed against any relevant policy. It is considered that there would be no harm to residential amenity, the key considerations for this assessment is whether the proposal would have a detrimental impact upon the character of the dwelling or the locality.
6.2. CHARACTER 6.2.1. The key characteristic of the terrace is the collective row painted render below the symmetrical chimneys within the roof. The dominant material on the roofs is slate however alternative materials have been introduced during renovations and alterations.
6.2.2. This application proposes the introduction of a tile constructed of a recyclable blend of limestone and polypropylene which is designed to mimic slate.
6.2.3. The use of traditional materials is preferred however it has become more acceptable to use alternative materials roofs. Similar alternative materials have already been used within the terrace and whilst there is some harm to the historic character, there is only slight harm to the overall character of the terrace. The proposal would not result in harm to the characteristic symmetry of the roofline of the terrace or wider roofscape.
CONCLUSION 7.1. The proposal causes a fairly neutral impact and accords with the aims and objectives of the Design Guide or General Policy 2 of the Isle of Man Strategic Plan (2016).
RECOMMENDATION 8.1. On the basis of the above, the recommendation is to approve the proposal.
INTERESTED PERSON STATUS 9.1. By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: o The applicant, or if there is one, the applicant's agent; o 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; o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
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o Highway Services Division of Department of Infrastructure and o The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
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: 05.06.2024
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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