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22/01055/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01055/B Applicant : Penketh-Millar Ltd Proposal : Installation of wooden cladding to front elevation and removal of arched head window above entrance door. Site Address : 23 West Quay Ramsey Isle Of Man IM8 1DL
Planning Officer: Mr Toby Cowell Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 26.10.2022 __
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. No development shall commence until a sample of timber cladding has been submitted to an approved in writing by the Department. The development shall be carried out in accordance with the approved details and retained thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
This application has been recommended for approval for the following reason. The proposed cladding of the lower section of the property and installation of replacement door is considered to be acceptable from a design and visual impact perspective, in compliance with General Policy 2 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to the following drawings referenced; 221694 01 & 221694 02, all received 24.08.22.
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22/01055/B Page 2 of 3
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Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises a two-storey end terraced property on West Quay, Ramsey, consisting of an office at ground floor and an apartment above. The building forms part of a wider row of three terraced properties, and is presently rendered in green. The site falls outside of the Ramsey Conservation Area, approximately 70m to the east, and is not visible from public vantage points from within the Conservation Area.
2.0 THE PROPOSAL 2.1 Proposed is the cladding of the lower, ground-floor section of the building in unspecified natural timber cladding, removal of the arch head above the doorway and installation of replacement grey powder coated aluminium doors and composite framed double glazed units on the front elevation.
3.0 PLANNING HISTORY 3.1 None of relevance.
4.0 PLANNING POLICY 4.1 The site lies within an area zoned as forming part of the town centre in the Ramsey Local Plan, and is not within a Conservation Area. General Policy 2 of the Strategic Plan 2016 requires development, amongst other things, to be of a suitable design so as to respect the site and its surroundings, whilst not adversely affecting the character of the surrounding landscape or townscape.
5.0 REPRESENTATIONS 5.1 Ramsey Town Council - no objection (03.10.22) 5.2 Highway Services - no objection. The Applicant is advised that highway licences may be necessary for the placing of equipment and / or materials in the highway during works (09.09.22)
6.0 ASSESSMENT 6.1 The proposed introduction of timber cladding to the lower section of the building would clearly alter its existing character to a certain degree, with no known examples of timber or timber cladding used prominently on the exterior of buildings within West Quay. However, the site sits outside of the section of West Quay falling within the defined Conservation Area and would not be visible within the context of the public vantage points within the CA. Indeed, the site is only visible within the context of the immediate streetscene and opposite the Sulby River within sections of the harbour.
6.2 The impact of the timber cladding upon the existing character of the building and that of its immediate setting is not considered to be overly significant and would only be focussed upon the lower section of the property, as opposed to the entire frontage. Moreover, should the timber be of a high quality and consist of hardwood which would approximately age and weather; the resultant timber could provide a greater degree of interest to the building and that of the immediate streetscene. It is considered necessary however that a sample of the proposed timber be provided for submission and approval, particularly as some natural timber
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22/01055/B Page 3 of 3
cladding, if not treated appropriately or of a poor quality, has the potential to weather poorly and/or become damp and grow mould, thus resulting in a poor external appearance.
6.3 On the assumption the timber cladding would be of a high quality, which can be assessed and controlled by condition, the proposals are considered to be acceptable from a visual impact perspective. No concerns are raised over the minor alterations to the flat's entrance doorway or replacement doors, with the use of grey aluminium likely to tie in appropriately with the resultant timber cladding. The proposals are therefore compliant with General Policy 2 (b) & (c) of the Strategic Plan (2016).
7.0 CONCLUSION 7.1 The proposed cladding of the lower section of the property and installation of replacement door is considered to be acceptable from a design and visual impact perspective, in compliance with General Policy 2 of the Strategic Plan (2016). The application is therefore recommended for 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 o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner 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: 27.10.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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