84598

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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/01325/B Applicant : Mr Mark Crellin Proposal : Proposed refurbishment of existing dwelling Site Address : 5 College Street Ramsey Isle Of Man IM8 1JN

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.12.2022 __

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 commencement of any development detailed plans are to be provided which demonstrate the flood defences to the dwelling including, internal flood alarm system, flood door/s and flood barriers and these approved details shall be completed/installed prior to the occupation of the dwelling and retained thereafter.

Reason: In the interest of flood risk.

This application has been recommended for approval for the following reason. For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2, Environment Policy 35 and Housing Policy 17 of the Isle of Man Strategic Plan 2016; Residential Design Guide 2021, Section 18(4) of the Town and Country Planning Act (1999) and the Ramsey Local Plan 1998

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings all received on 28.10.2022.

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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 SITE 1.1 The application site is 5 College Street, Ramsey which is a traditional two storey end terrace to the north western side of College Street and Chapel Lane. St Pauls Apartments/shops are to the east of the site.

2.0 THE PROPOSAL 2.1 The application seeks full approval for the refurbishment of existing dwelling. Works include;

o Replacement of existing windows with sliding sash windows with panelled windows; o Replacement of existing first floor gable window with Juliet balcony; o Replacement and enlargement of existing rear window with a sliding sash window; o Installation of two rear rooflight; o Installation of basement doors to rear elevation with steps down; o Removal of chimney stack; o Rebuild part of gable end wall; o Render over existing stonework to gable and rear elevation; o Erection of a 1.8m high timber fencing to rear side boundary of parking area; and o New roof finishes in slate;

3.0 PLANNING HISTORY 3.1 Then previous planning applications associated with this site is considered relevant in the determination of this application;

3.2 Refurbishment of existing dwelling with a wall repair required to the external stone leaf of the gable wall from first floor up to ridge - 22/01346/CON - PENDING CONSIDERATION

3.3 Change of use of shop from retail to residential - 02/01585/C - APPROVED

4.0 DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area designated as "Mixed Use - Town Centre" under the Ramsey Local Plan 1998. The site is within a Conservation Area.

4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant:

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;

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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 Housing Policy 17 states: "The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes-drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area."

4.5 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."

4.6 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."

4.7 RESIDENTIAL DESIGN GUIDE 2021

4.8 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".

5.0 CONSULTATIONS 5.1 DOI Highway Services have no objection (on 18.11.2022 and 08.12.2022) making the following comments: "Highways Development Control does not oppose this proposal. After reviewing this Application, HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking with the public road avoided. The Applicant is advised that Highway Licences may be necessary for use of the highway for equipment and materials during construction."

5.2 Ramsey Commissioners have no objection (17.11.2022).

5.3 Flood Management Division (DOI) comment (17.11.2022);

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"The current 1 in 200 plus climate change level for Ramsey is 5.64mAD02 and we normally require ground levels so that the depth can be determined. The exiting layout has the bedrooms on the first floor and the lounge in the basement which from a flood perspective would be a better approach. We request that the planning consent is conditioned that There must be no sleeping accommodation in the basement of the property."

6.0 ASSESSMENT 6.1 The following issues are relevant in the determination of this application; (a) principle of developing the site for residential purposes; (b) potential impact upon highway safety/parking provision; (c) potential impact of the works to the street scene/Conservation Area; and (d) potential impacts upon neighbouring amenities.

PRINCIPLE OF DEVELOPING THE SITE FOR RESIDENTIAL PURPOSES 6.2 As stated earlier in this report, the application site is located within a wider area of land that is designated as Mixed Use albeit has been converted in the past to residential; albeit it is currently in a poor state of repair. However, it is considered the principle of using the building for residential purposes is acceptable.

POTENTIAL IMPACT UPON HIGHWAY SAFETY/PARKING PROVISION 6.3 The proposal would reduce from a two bedroomed property to a single bedroom unit. However, as it is dwelling the IOMSP requires two off road parking space. However, the proposal would provide this to the rear. Notwithstanding the above, the site is also within walking distance of the town centre where shops and employment are located, as the site is very close to major bus routes.

POTENTIAL IMPACT OF THE WORKS TO THE STREET SCENE/CONSERVATION AREA 6.4 Prior to the assessment elements of this application, it is necessary to apply the Conservation Area statutory test as referenced in section 4.4 of this assessment on whether the proposal would preserve or enhance the Conservation Area.

6.5 The external alterations proposed, especially the replacement roof, windows, wall repairs, new doors and Juliet balcony would all be vast improvement of the existing situation and would be an enhancement to the Conservation Area which this sites on the edge of and a significant visual improvements to the street scenes.

6.5 Arguably the only aspect which has negative impact is the removal of the chimney stack to the front elevation. However, this is not of an architectural interest and its removal would have little impact to the character of the property or the Conservation Area.

6.6 For the reasons it is considered the proposal are acceptable and would preserve the character and appearance of the Conservation Area.

POTENTIAL IMAPCTS OF NEIGBOURING AMNEITIES 6.7 The proposed works will have little impact upon neighbouring amenities, namely given the property is not increase in footprint or mass. The works would not result in any aspects that would have a significant impact upon neighbouring amenities to warrant a refusal.

POTENTIAL FLOODING 6.8 It is noted the concern of the FMD and a condition seek the basement being restricted to non-bedroom use. Since these comments the applicants have provided additional plans which shown external flood barriers around the rear staircase, flood door to basement and an internal flood alarm. The applicants have also advise that the application seek to make no internal alteration (do not need planning permission) and that the FMD are going beyond the planning application remit.

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6.9 Additional to the above, it is noted that the application is in a tidal flood zone, which generally parties are aware of such flooding with a number of day's notice; hence are able to undertaken any flood protection measure they may have.

6.10 Overall, it is considered with a condition of more detail flood protection measures listed above, the site is an existing dwelling, the application is not seeking conversion, rather just external alterations, and the site being in a tidal flood area; it is not considered possible or reasonable to attached such a condition. It is also considered the proposal would not have a unacceptable flood to on or off site to warrant a refusal.

7.0 CONCLUSIONS 7.1 For the reasons outlined above it is considered that the planning application is in accordance with General Policy 2, Environment Policy 35 and Housing Policy 17 of the Isle of Man Strategic Plan 2016; Residential Design Guide 2021, Section 18(4) of the Town and Country Planning Act (1999) and the Ramsey Local Plan 1998 and it is therefore recommended that the planning application be approved.

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 above 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: 10.01.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

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