Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level : Officer Delegation

Officer's Report

1.0 THE APPLICATION SITE 1.1 The application site is the curtilage of Lyndley, a four storey mid terraced property sited on the southern side of North Shore Road in Ramsey.

1.0 THE PROPOSAL 1.1 The planning application seeks approval for the demolition of the existing chimney stacks to the rear and front pitch along with the installation of a rear window, widening of an existing rear dormer window and installation of a sun tube to the front roof pitch. 1.2 The proposal comprises the removal of the eastern elevation chimney stack which is currently disused and in a poor state of repair. The proposed window to be installed on the rear elevation would be at third storey height and would measure metres and would serve a bathroom. Also proposed is the installation of a sun tube to the front elevation roof pitch adjacent to an existing pitched dormer.

2.0 PLANNING HISTORY 2.1 Planning permission was granted for conversion of existing guesthouse to 7 self contained flats in 1998 under PA 87/04494/B following an application for the approval in principle to conversion of guesthouse to seven self-contained flats which was granted planning approval in 1987 under PA 87/01825/A.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area designated as Mixed Use Residential/Offices under the Ramsey Local Plan Order 1998. Map No. 2 (South).

The relevance of part Paragraph 3.7 of Planning Circular 2/99 that accompanies the Local Plan should be considered in the assessment of this planning application. This states:

"Dwellings should be of a high standard, and should be designed to acknowledge the architectural style, scale, and massing of adjacent Victorian buildings, particularly on sites which face the Promenade and the harbourside. Heights of dwellings should be stepped down

Application No.:	13/00394/B
Applicant:	Mr Victor Smirthwaite
Proposal:	Alterations, demolition of chimney stacks, roofing works and creation of a new window
Site Address:	Lyndley
North Shore Road
Ramsey
Isle Of Man
IM8 3AN

from the Promenade to the harbourside and Old River Road, and design and scale should be appropriate to a harbourside location." 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

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; (1) 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."

5.0 Representations

5.1 Ramsey Town Commissioners have no objection to the current planning application.

6.0 Assessment

6.1 The level and scale of development proposed within this planning application is considered to be relatively modest and not judged to cause harm to the enjoyment of the main building or considered to harm the character and quality of the street scene or wider area. 6.2 The removal of the chimney stacks are not deemed to unsettle the existing Victorian appearance of the building and wider street scene of North Shore Road given the existing appearance of existing and new builds within the locality. The building would still retain many of its original windows. 6.3 The widening of the existing rear dormer window to match the existing size and form of the windows on the rear elevation is considered to be an enhancement to the appearance of the rear elevation by implementing a uniform window appearance. The installation of a small bathroom window is not judged to upset the existing appearance of the building.

6.4 The proposed sun tube to be installed on the front roof pitch is not considered to be out of keeping within the immediate locality given the existing roof lights installed on a number of the buildings along this section of North Shore Road. 6.5 The Conservation Officer has viewed the plans and is happy with the proposal. 6.6 Overall it is concluded that the planning application accords to the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.

7.0 Recommendation

7.1 It is recommended that the planning application be permitted.

8.0 Party Status

8.1 The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of 24.06.2013

Recommendation:

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

Reason: To accord with the provisions of Section 13(1) of the Town and Country Planning (Development Procedure) Order 2005. Re moved as pes Dem's instmeten dated 24.6.13 C 2. The development hereby permitted shall not be carried out except in full accordance with the following plans Location Plan, Plan View, Rear View and Photographs detailing the existing building, all received on 2nd April 2013.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................