DEC Officer Report

Application No.: 22/01070/B Applicant: William Armstrong Ltd Proposal: Reinstatement of front dormers, installation of replacement rear roof in matching slate, ten additional roof lights and replacement timber front door and frame Site Address: Peveril Court (Bleak House) Mooragh Promenade Ramsey Isle Of Man IM8 3AB Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.11.2022

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. Prior to the installation of each of the following features, there must be submitted to and approved by the Department samples or large-scale (1:20 or better) detailed drawings of the relevant architectural features to the dormers and areas to the front elevation being removed to install the window lintels:

• a) String course;
• b) Cornices;
• c) Front door, to include framing;
• d) Render details; and
• e) Cornices.

The development shall not be occupied until the above features have all been installed in accordance with the approved details and they shall be retained as such thereafter.

Reason: In the interests of the visual amenities of the area.

• C 3. Prior to the installation of each of the following features, there must be submitted to and approved by the Department details of swift nest bricks being installed to the front elevation

(as suggested by the Ecosystem Policy Officer) of the building. The development shall not be occupied until the above features have all been installed in accordance with the approved details and they shall be retained as such thereafter.

Reason: In the interests of biodiversity of the area. N 1. If nesting birds are present then the works must stop immediately and advice by obtained from the DEFA Ecosystem Policy Team (651577). This application has been recommended for approval for the following reason. It is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 17.08.2022. ______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is Peveril Court (Bleak House), Mooragh Promenade Ramsey which is a traditional Victorian semi-detached property. The building is four and half storeys in height with a lower ground floor level (basement) and dormers to front elevation to accommodate living accommodation within roof space. - 1.2 The site is in a poor state of repair, but still retains a number of architectural details to its front elevation.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the reinstatement of front dormers, installation of replacement rear roof in matching slate, ten additional roof lights and replacement timber front door and frame.

3.0 PLANNING HISTORY - 3.1 The previse planning applications are considered relevant in the determination of this application; - 3.2 Conversion of redundant public house space (class 1.3) on basement and ground floor to residential accommodation (class 3.4) including installation of balconies and window / door alterations to rear - 22/01071/B - PENDING CONSDIERAITON - 3.3 Approval in principle for the conversion of the basement and ground floor to six residential units - 03/01120/A - REFUSED - 3.4 Approval in principle for the conversion of basement and ground floor to three residential units - 03/01766/A - APPROVED

- 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area recognised as "Residential/Office" uses under the Ramsey Local Plan 1998. The site is not within a Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 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."

4.4 Residential Design Guide 2021.

- 5.0 REPRESENTATIONS

5.1 Highway Services comment (01.09.2022); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that highway licences may be necessary for the placing of equipment and / or materials in the highway during works." - 5.2 Ramsey Commissioner's comment they have no objection (27.09.2022). - 5.3 Ecosystem Policy Officer final comments are (28.01,2022); "Forward to the Ecosystem Policy Team's previous responses to these applications, we would like to retract our comments requesting swifts surveys prior to determination, as based on the additional information we have now received, we do not believe that swifts currently nest with the Peveril Court building. That being said, there is still potential for swifts, or other nesting birds to be present and therefore care must be taken and checks for nesting birds undertaken prior to works taking place. These checks should be undertaken at any time throughout the year, as some species of birds, including feral pigeons, will nest year-round. If nesting birds are present then the works must stop immediately and advice by obtained from the DEFA Ecosystem Policy Team (651577). Due to the height and location of the building, there is good

• potential for swifts to nest in the building in the future if appropriate provision is made. Therefore, as an enhancement for swifts, we recommend that swift nest bricks are installed high up on the front elevation when the works on the front windows and dormers are being undertaken. Our recommendation for placement of the bricks would be somewhere around the central window on the front elevation, so there is a clear flight path underneath."
• 5.4 Flood Risk Management have no objection subject to a condition for a Flood Risk Assessment (30.08.2022).

- 6.0 ASSESSMENT

6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene/individual building. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 The proposed works extension to the front and rear elevations will be apparent form public views. The installation of the rear rooflight raise no concerns. - 6.2 The main works are to the front dormers which in recent years have been removed. This application would reinstate these to how they appeared in 2011. Useful this can be achieved, potentially in two ways, the neighbouring property still has there dormers intact (both properties are the same design) and secondary Google Street View has images of the property in 2010, before its dormer where removed. A condition should be attached for additional details (scale 1:20) to the dormer. With such a condition it is considered the proposal in terms of its proportion, form, scale and design will once again be in keeping with the property. - 6.3 The proposal is to replace the front door as well and again there is no objection to this albeit not details have been submitted, only they will copy the "Belvedere Court" doors and frame. Details of this should be conditioned. - 6.4 The works also proposed to replace the existing lintels above the windows. Especially to the front elevation, this will require the remove of decorative render bands. Again a condition should be attached for the existing render details to be replicated and reinstalled. - 6.5 Accordingly, the overall works are considered to be acceptable forms of development in this respect and comply with GP2. - 6.6 Swift boxes should also be installed as suggested by the Ecosystem Policy Officer. Again a condition should be attached to secure these.

- 7.0 RECOMMENDATION

7.1 Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is 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:

• 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.

8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 10.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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