24 October 2024 · Delegated - Principal Planner (Jason Singleton)
10, Albert Street, Ramsey, Isle Of Man, IM8 1jf
The proposal involves replacing a dilapidated 2m high rear boundary wall with a new blockwork wall finished in painted render and adding a pedestrian gate, at the rear of a two-storey mid-terraced house in Ramsey's Conservation Area.
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The officer applied the statutory Conservation Area test under Section 18(4) of the Town and Country Planning Act 1999, determining that the proposal would preserve the character or appearance of the …
General Policy 2
Requires development in residential zoning to respect site/surroundings in siting, scale, form, design; not adversely affect townscape character, wildlife/habitats, or resident amenities. Officer found proposal complies as the wall/gate are acceptable in form, mass, finish, design with no adverse amenity impacts.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Officer confirmed proposal preserves character by replacing dilapidated wall with similar sized one using local finish and common gate feature.
Environmental Policy 39
Presumption in favour of retaining buildings contributing to Conservation Area character. Applied to demolition/replacement of non-contributory dilapidated wall, considering its poor condition as previously accepted.
CA/6 Demolition in Conservation Areas
Presumption against demolition in Conservation Areas unless building detracts from character; considers condition, repair costs, retention efforts, replacement merits. Officer noted poor state of repair, prior acceptance of demolition, and merits of similar replacement.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
No significant negative impact upon highway safety, network functionality and/or parking as the proposals are similar to previously approved in application 23/00246/B.
No objection.
Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: Applicant should be aware of and comply with the clause above.
Supports the application.
Highway Services, Ramsey Town Commissioners, and Highways Drainage have no objections to application 24/00814/B, with Highways Drainage providing an advisory note on surface water runoff.
Key concern: surface water runoff onto public highway contravening Highway Act 1986
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposals are similar to previously approved in application 23/00246/B.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
Highways Drainage
No ObjectionRecommendation: Applicant should be aware of and comply with the clause above.
