DEC Officer Report

Application No.: 20/01546/B Applicant: Mr & Mrs Ian Dennett Proposal: Installation of extractor and heat recovery vent fan outlets to front and rear elevations Site Address: Ye Old Royal Oak 14 - 16 Market Place East Ramsey Isle Of Man IM8 1JY Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 08.02.2021 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The external finish/colour of the extractor and heat recovery vent fan outlets shall match that of the painted render of the front elevation of the building which they are to be installed within and retained thereafter. Reason: in the interest of the visual amenities of the individual building and Conservation Area.

This application has been recommended for approval for the following reason.

It is considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 22nd December 2020.

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site represents the curtilage of the premises of Ye Old Royal Oak, Market Place East, Ramsey. The existing property is two storey attached property located on a corner plot, with Market Place to the west of the site.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the installation of extractor and heat recovery vent fan outlets to front and rear elevations.

- 3.0 PLANNING STATUS AND POLICY

3.1 In terms of local plan policy, the application site is Mixed Use under the Ramsey Local Plan Order 1998. The application site falls within a Conservation Area. - 3.2 The Strategic Plan contains the following policies which are relevant in the determination of this application: - 3.3 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;
• (l) 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."

3.4 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development."

- 4.0 PLANNING HISTORY

4.1 The previous planning applications which are considered relevant in the determination of this application.

4.2 Creation of double doors from existing bow window and re rendering of rear and side elevations - 08/02337/B - APPROVED - 4.3 Conversion of existing retail outlet into tourist accommodation - 09/00833/B APPROVED - 4.4 Change of use from dress/shoe shop to insurance shop - 93/00337/C - APPROVED

- 5.0 REPRESENTATIONS

5.1 Ramsey Commissioners do not object (21.01.2021). - 5.2 Highway Services comment there are no highway implications (27.01.2021).

- 6.0 ASSESSMENT

6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.2 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. - 6.3 The alterations to the front elevation are very modest and appear domestic in nature rather than commercial sized units. The proposal in terms of the character of the individual building and the Conservation as a whole would likely be little to no visual impact.

- 7.0 CONCLUSION

7.1 Overall, it is considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan. The application is recommend for an approval. - 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

• whether there are other persons to those listed above who should be given Interested Person Status

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 : Permitted Date : 15.02.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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