Planning Officer Report February 2009

Planning Report And Recommendations {{table:535960}} ### Considerations {{table:535958}} ### Written Representations ### Consultations {{table:535959}}

Officer's Report

Site

The site represents the residential curtilage of St Mary's Church, Walpole Drive, Ramsey, which is a single storey detached pitched roofed property which is located on a corner plot with Walpole Drive to the north and Ballure Road to the east of the site.

Land Use Zoning / Planning Policies

The application site is within an area recognised as being an area of 'Predominately Residential', under the Ramsey Local Plan. The site is not within a Conservation Area, but the building is a Registered Building (Nr 90).

The following policies are considered relevant in the consideration of this application:

• Ramsey local Plan 1998 – Planning Circular 2/99;
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2 and Environmental Policy 32;
• Planning Policy Statement 1/01 – Policy RB/5

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

PA 08/01410/GB - Registered Building consent to install replacement stained glass windows and two roof lights (In association with 08/01411/CON) Registered Building Nos. 090 – PENDING CONSIDERATION

• (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."

Planning Policy Statement 1/01 "RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are:

• The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
• The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
• The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)."

"RB/5: Alterations and Extensions In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.

Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence."

Ramsey Local Plan Written Statement states:- 3.10 F. Ballure - "Most of this area is either developed, partly developed, or has the benefit of planning permission. It is important that the completion of these development or any proposals for further development should be such as to safeguard the settings of the Manx Electric Railway and St Mary's Church, and should have regard to the amenity value of existing trees and gardens."

CONSERVATION OFFICER'S SUPPLEMENTARY REPORT:

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Refused

Date of Recommendation: 25.02.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1 . By reason of their inappropriate design which results in an unacceptable alteration given the Registered Status of the property, the proposed development would be contrary to RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 and General Policy 2 of the Isle of Man Strategic Plan (June 2007) in that the proposed works do not preserve or enhance the character of the Registered Building or the surrounding landscape, but would be to the detriment of the appearance of the property.