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23/00490/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00490/B Applicant : Mr & Mrs David Pearce Proposal : Alterations, replacement rear extensions and front Porch and raising of the existing roof to provide additional/improved living accommodation to dwelling Site Address : The Auburns 19 Lezayre Road Ramsey Isle Of Man IM8 2LP
Planning Officer: Mr Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 04.03.2024 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. The proposed development, by reason of the removal of the parapet overhang, increase in height of the main ridge and flanking chimney breasts, would result in a harmful impact upon the intrinsic architectural and historic significance of the existing dwelling, to the detriment of its character and the positive contribution it presently makes upon the character and appearance of the immediate streetscene. The proposals are therefore deemed to be in conflict with Strategic Policy 5, General Policy 2 (b) and (c), and Environment Policy 42 of the Strategic Plan (2016).
R 2. In the absence of sufficient arboricultural information having been submitted demonstrating that the proposals would not result in a detrimental impact upon the health and vitality of a Category A Registered tree, the proposals are deemed further contrary to General Policy 2 (c) and Strategic Policy 4 of the Strategic Plan (2016).
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Interested Person Status - Additional Persons
It is recommended that the following 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 6(4):
Isle of Man Victorian Society, Marjon House, Alberta Drive, Onchan
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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. __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises a two-storey detached property and its associated curtilage situated on the southern side of Lezayre Road, Ramsey. The associated curtilage is fairly extensive, extending rearward to a narrow watercourse to the south, and includes connected outbuildings at the rear which have been the subject of various planning applications
1.2 The property is of an elegant 5 bay design and noted by the Registered Buildings Officer as displaying what might be described as a Manx Georgian style in terms of vernacular. The site falls outside of a Conservation Area but a property is noted on historic mapping from the 1860s, with the property in itself considered to be of historic and architectural merit.
2.0 THE PROPOSAL 2.1 Planning permission is sought for various alterations and extensions to the existing property, which consist as follows:
Alterations to the entrance to include fenestration alterations to the front elevation and erection of flat roofed portico around and in front of existing entrance.
3.0 PLANNING HISTORY 3.1 The site benefits from a fairly extensive planning history, including in relation to the buildings at the rear of the property and the wider however. None of such history however is considered to be of material relevance to the present application.
4.0 PLANNING POLICY 4.1 The application site is identified in the Ramsey Local Plan as land zoned for 'predominantly residential' purposes. The site is not within a Conservation Area or an area at risk of flooding.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 2 Development in Service Centres
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General Policy 2 General Development Considerations
Environment Policy 42 Designed to respect the character and identity of the locality
4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners - No objection (25.05.23) 5 5.2 Highways Services - No highways interest (12.05.23)
5.3 Registered Buildings Officer - The property is not registered, and is not located within a conservation area. With these things in mind, in terms of appearance it is judged that the principal strategic plan policy against which the proposals should be assessed is general policy 2.
Research indicates that there has been a dwelling on this site since at least the 17th century. Although the exact date of the current property is not known, the building is known to have been extended in what might be called a Manx Georgian style in the mid-19th century, and appears on the first edition Ordnance Survey Map from the 1860s. The north facing, principal, façade features classical proportions and detailing. This includes the feature mouldings around the windows, the eaves parapet, the chimney stacks and the chimney pots.
The external alterations proposed within this application would include the removal of the intermediate chimney stack altogether, a significant increase in the ridge height, and building up the gable chimney stacks to take account of the higher roof ridge. In terms of the principal elevation, the extended roof will totally alter the proportions of the property. The roof eaves junction would sit slightly above the existing eaves moulding detail, where the existing roof emerges from behind the northern wall. The roof slope itself would essentially double in height from eaves to ridge, entirely altering the form and proportions of the principal elevation. The exiting roof's size and position relative to the northern wall allows the wall and its decorative elements to dominate the elevation. The north elevation as proposed would have a far more dominant roof, have disproportionately large chimney stacks, and have an entirely different form and massing as a result.
With the above factors in mind, I would judge that in terms of their impact on the existing principal elevation, the proposals fail to respect the scale, form and design of the existing building. I would also judge the proposals to adversely affect the character of the surrounding townscape given that they would harm the principal and most visible elevation of a building that clearly makes a significant positive contribution to the character of the locality. On that basis I judge the application to fail the tests of general policy 2. (18.12.23)
5.4 Forestry Officer - Objection. There is insufficient arboricultural information to properly judge this application or to be confident in the outcome for the category A registered tree. The development is likely to lead to increased pressure to remove the tree due to the creation of new targets within striking distance of the tree. It is worth noting that pressure to remove the tree already exists due to the large size of the tree and the proximity to the dwellings, so whilst this pressure will increase, it will not be new. An arboricultural impact assessment is requested. (01.03.24)
5.5 Flood Risk Management - no response received at the time of writing.
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5.6 Manx Utilities Authority - no response received at the time of writing.
5.7 DEFA Fisheries - no response received at the time of writing.
5.8 Isle of Man Victorian Society - This building is neither Registered Building nor in a Conservation Area but is an important building that is worthy of consideration for Registration and we would strongly recommend that this application is passed before the Registered Buildings Officer for any potential comment that he may have in respect of the proposals as they stand.
The house was the home of Dr. F.S. Tellet who was not only a medical practitioner in the town but also a Justice of the Peace and Captain of the Parish of Lezayre. The house bears a great similarity to the house of his father, the longest serving Ramsey High Bailiff, Frederick Tellet, and in which the doctor grew up. This is now Registered Building No 176 The Central Hotel, Ramsey.
The Auburns is however a little more refined in that it has both segmental and triangular pediments and vermiculated quoins. Like The Central, its classical design with parapet incorporated a low pitch roof that from ground level is generally hidden by the parapet. In the case of The Central there is a second part to the property which results in a 'M' roof format rather than an overbearingly tall roof to span from front to back. This is the traditional Manx way of dealing with this design problem successfully so as to achieve a well-proportioned and pleasant elevation.
We note that the plans submitted with the application, whilst incorporating elevational drawings does not include either an existing or proposed section. The extension to the rear appears to be of similar width to the existing main house building and therefore the 'M' roof would work without having to extend chimney stacks and gables and also imposing a much out of proportion heavy looking roof structure to the present perfect front elevation.
With regard to the front porch, the proposal is not quite the right thing to replace what is there at the moment. These Victorian additions were intended to act as plant houses as much as anything and we would recommend that cognisance is taken of the porch on Woodlands on the main road at Churchtown, Lezayre opposite the loop road around Lezayre Church. (Pevsner page 263) This porch is possibly of contemporary construction to the one currently on The Auburns and is what would be more appropriate to this property but with a flat roof. (09.06.23)
6.0 ASSESSMENT 6.1 The proposals relate to alteration and extensions to an existing residential property in Ramsey, the principal of which is acceptable in accordance with Spatial Policy 2 within an area zoned as 'predominantly residential'.
6.2 The key consideration in this instance are those in relation to character, design and visual impact. Whilst it is recognised that the existing property is neither Registered nor sited within a Conservation Area, it is nevertheless of significant architectural and historic interest, whilst displaying a fine example of an elegant Manx Georgian style vernacular of specific proportions and detailing.
6.3 Strong concerns have been raised by the Registered Buildings Officer over the impact of the proposals on the character and appearance of the existing property, together with its subsequent interaction with the streetscene on which is clearly makes a positive contribution. Of particular concern are works to the front elevation of the property, namely the raising in height of the ridge of the principal section of the dwelling, removal of the middle chimney breast and raising in height of the flank chimney breasts, together with the removal of the
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parapet overhang. Such works would undoubtedly alter the character and appearance of the property, to the detriment of its unique and elegant character.
6.4 On this basis, the proposals fail to respect the design, form and character of the existing property, which is deemed to be of architectural and historic significance, together with its subsequent interaction with the streetscene upon which is makes a positive contribution. The proposals therefore conflict with General Policy 2 (b) and (c) of the Strategic Plan.
6.5 No particular concerns are raised to works to the rear of the property, which has been notably unsympathetically altered and extended. The proposals at the rear would allow for a more cohesive remodelling of the property, whilst not being visible in the context of the principle streetscene in any case. Likewise, no concerns are raised with respect to neighbouring amenity impact as the proposals would not substantially increase the footprint of the existing property or give rise to a material impact over and above the current situation with respect to overlooking, loss of light or overshadowing.
6.6 It is noteworthy that a Category A registered tree is located to the immediate south- east of the dwelling, with the submission not having been accompanied by any arboricultural information demonstrating that the health and vitality and of the tree would not be compromised as a result of the proposed works. In the absence of such information, the proposals are deemed further contrary to General Policy 2 (c) and Strategic Policy 4 (b).
7.0 CONCLUSION 7.1 The development is considered to result in a detrimental impact to the character and appearance of the existing property, which is of architectural and historic interest, whilst further resulting in a negative impact upon the character of the immediate streetscene to which the existing dwelling currently makes a positive contribution towards. The application is further accompanied by insufficient arboricultural information to demonstrate that the proposals would not result in a detriment impact upon the health and vitality of a registered tree within the site. The proposals are therefore deemed to conflict with Strategic Policies 4 and 5, General Policy 2 (b) and (c) Environment Policy 42 of the Strategic Plan (2016). The application is therefore recommended for refusal.
8.0 INTERESTED PERSON STATUS 8.1 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 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.
8.2 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 the Head of Development Management 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 : Refused Date : 05.03.2024
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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