22 December 2015 · Delegated - Director of Planning and Building Control (decision made by Head of Development Management)
Flat Above, 4, Market Place East, Ramsey, Isle Of Man, IM8 1jy
The site is 4 Market Place East, Ramsey, a pre-1920s three-storey terrace building with retail on the ground floor and residential above, located on the corner of the town centre car park within the Ramsey Conservation Area.
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The officer assessed the proposal against policies requiring preservation of Conservation Area character, particularly Policy R/E/P6 of the Ramsey Local Plan which discourages dormer windows on pre-19…
Terraces
Policy presumes in favour of retention of traditional uniform frontages on pre-1920s terrace buildings; criterion 'e' specifically discourages introduction of dormer windows. Officer found the dormer would upset the uniform simple roofed terrace, being conspicuous and out of keeping, failing to preserve the character.
Environment Policy 35
Within Conservation Areas, only development preserving or enhancing character or appearance permitted, protecting special features. The dormer was assessed as failing to preserve or enhance, introducing an obtrusive feature harmful to the terrace and area.
General Policy 2
Development must respect surroundings in scale, form, design; not adversely affect townscape character or locality. Proposal failed as dormer would adversely impact townscape character and locality due to visibility and incongruity in the street scene.
Environment Policy 34
In maintenance/alteration of pre-1920 buildings, traditional materials preferred. Dark grey uPVC shiplap and white uPVC windows were not traditional, contributing to the incongruous appearance.
Ramsey Local Plan Policy R/R/P4
Encourages residential use of upper floors above shops subject to regulations. Noted but not central to refusal; prior approval enabled roofspace conversion without dormer.
R/TC/P3
Encourages use of upper floors as apartments where vacant. Residential use supported but specific dormer design failed other tests.
no Highway Involvement
Ramsey Town Commissioners objected due to the flat roofed dormer being inappropriate in the Conservation Area; Highways Services Division reported no highways interest.
Key concern: modern style of development is not considered to be appropriate within a prominent location within the Conservation Area
Ramsey Town Commissioners
ObjectionSuch a modern style of development is not considered to be appropriate within a prominent location within the Conservation Area and visible from the Market Square area.
DOI Highways
No ObjectionNo Highways Interest; NHI on 4.11.15
The original application for a flat-roofed dormer window to the front roof slope of a pre-1920s terraced building in Ramsey Conservation Area was refused by the Head of Development Management on 22 December 2015 for failing to preserve or enhance the area's character, contrary to Policy R/E/P6 of the Ramsey Local Plan 1998, Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2007. The appellant argued the Local Plan is outdated, the terrace has been altered over time, surrounding modern developments like flat-roofed apartments diminish uniformity, and the dormer would improve residential amenity with minimal visual impact. The Council and Ramsey Town Commissioners defended the refusal emphasizing the dormer's incongruous design in a prominent location harming the streetscene and Conservation Area. The inspector conducted a site visit on 11 April 2016, found the dormer would detract from the terrace's simple roof form, be conspicuous and use non-traditional uPVC materials, conflicting with policies R/E/P6, EP34, EP35 and GP2; past developments did not justify further harm. The appeal was dismissed on 15 April 2016.
Precedent Value
Reinforces strict application of Conservation Area and terrace policies even where area has modern intrusions; appellants must propose designs preserving uniform rooflines with traditional materials; past approvals/breaches provide no justification for further harm.
Inspector: Michael Hurley
