**Document:** Planning Officer Report
**Application:** 08/00008/CON — Registered Building consent for the conversion of existing residential dwelling into three self contained apartments (In association with 08/00007/GB) Registered Building Nos. 151.
**Decision:** Refused
**Decision Date:** 2008-08-19
**Parish:** Lezayre
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/84721-lezayre-2-albion-conversion-dwelling/documents/1234060

---

# Planning Officer Report

**Application No.:** 08/00008/CON
**Applicant:** Mr J McCracken
**Proposal:** Registered Building consent for the conversion of existing residential dwelling into three self contained apartments (In association with 08/00007/GB) Registered Building Nos. 151.
**Site Address:** Albion Terrace Ramsey Isle Of Man IM8 2LW ### Considerations Case Officer : Mr S Moore
**Expected Decision Level:** Planning Committee ### Written Representations 4 Albion Terrace Lezayre Road Ramsey Isle Of Man Objects to the proposal ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: Object

### Officer's Report

### The Application Site

The application forms the residential curtilage of 2 Albion Terrace, Ramsey, which part of a row of three storey terraced properties located on the northern side of Lezayre Road and west of Parliament Square.

### Planning Policy

The application site is within an area of predominantly residential use, under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within Ramsey Conservation Area, however, the property and the rest of Albion Terrace are Registered Building (RB 151).

- Ramsey Local Plan Order 1998
-  The Isle of Man Strategic Plan (June 2007) - General Policy 2, Environment Policy 31, 32 \& 33 and Housing Policy 17.

## Planning History

There are no previous planning applications which are considered relevant in the assessment and determination of this application.

### Proposal

The application seeks approval for Registered Building consent for the conversion of existing residential dwelling into three self contained apartments (In association with 08/00007/GB) Registered Building Nos. 151.

### Reprsentations

Ramsey Parish Commissioners have objected to the application:-
"It is considered that this application is inappropriate, particularly for a Registered Building and could set an undesirable precedent for further dwellings within the Terrace. Poor car parking provision has also been indicated as part of this application."

Highways Division:-
"Do not oppose"
The owners/occupiers of 4, 8, 10 and 14 Albion Terrace, Lezayre Road, Ramsey, have objected to the application which can be summarised as; The building has restrictions on what can and cannot be altered externally and internally; changing the use of the house goes against everything that we have been told we can do to alter the internal appearance of the houses on the terrace; any external alterations to accommodated parking or fire escapes would be contrary to the information we have been given; inadequate car parking provisions for 3 apartments; and the additional units will impact upon the existing sewer system.

### Assessment

Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-

### General

Policy 2: 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;
- (I) 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.

## Environment

Policy 31: There will be a presumption against the removal of any Registered Building from the Register.

Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.

Policy 33: The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest.

### Housing

Policy 17: 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.

In respect of the conversion of existing buildings there needs to be particular consideration taken with regard to the outlook and light the unit would have for the future occupiers, from principal rooms (i.e. lounge, kitchen). A concern with this application relates to the poor outlook for flat . Flat 1's principal rooms would be located within the rear single storey outlet. The lounge would have a single window looking directly at the boundary wall 2 metres away, as would the two small kitchen windows. Flat 3's principal rooms would be located to the rear of the main building, and would have a single window located in the comer of the lounge/kitchenette. It is considered both flats would have a poor outlook from the principal rooms and therefore have unacceptable residential amenity standards for future occupiers.

The proposal does include the demolition of the existing flat roofed garage; this is a fairly modern extension onto the existing rear annex. It is considered that the detracts from the appearance of the Registered Building, due to the inappropriate design of the garage, in relation to the main building. It is therefore considered the demolition of the garage is acceptable and beneficial to the property and appearance of the area.

The proposal indicates is that, two off street parking spaces would be provided, result from the proposed demolition of the rear single storey garage which currently exists. Whilst two spaces are shown, it is considered that the normal dimensions for parking spaces ( ) would not be provided due to the limited space, and therefore only one parking space would be provided. Notwithstanding this, there are provisions within the Isle of Man Strategic Plan, to allow development where the parking standards are relaxed. These include:-
- (a) would secure the re-use of a Registered Building or a building of architectural or historic interest; or
- (b) would result in the preservation of a sensitive streetscape; or
- (c) is otherwise of benefit to the character of a Conservation Area.
- (d) is within a reasonable distance of an existing or proposed bus route and it can be demonstrated a reduced level of parking will not result in unacceptable on street parking in the locality.

In this case, it is considered that, as the proposal would re-use and retain a Registered Building; the site is within a minutes walk from Ramsey Town Centre; and is a few minutes walk to Ramsey Bus Station, which has public transport links to the whole Island, the relaxation of the parking standards would be acceptable. The Department of Transport Highway Division have no objection.

## Conservation Officer'S Supplementary Report:

This application is for the conversion of existing residential dwelling into three self contained apartments. As Albion Terrace is Registered (RB 151), this application has been considered with particular thought to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1 / 01 and set out below.

Policy RB/5 Alterations and Extensions states:
'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.'

The creation of the three self contained apartments creates some difficulties in how this impacts on the Registered Building. A perusal of the drawings indicates that out of 16 existing internal doors on the Existing Plans, the Proposed Plans only appear to indicate 9 doors to be retained such as the works to provide fire separated access to the First Floor and beyond, result in the loss of two, potentially historic doors. This is not acceptable when dealing with a Registered Building. Some minor alterations to the planning such as maintaining the one door to the rear outlet on the Ground Floor and re-planning how the Bathroom could retain more of the original Registered fabric would achieve what is required for modern living standards.

The installation of the Bathroom to the First Floor will result in additional drainage and pipe work not indicted on the application drawings and will clearly have an impact on the Registered Building which is not justified in the application. This will apply to all situations where new Kitchens are installed through the building.

The proposals are not in any way justified in the application and it is expected that the approach to the alteration and extension of a Registered Building should be sympathetic, something this application is not. It is considered that these proposals do not respect the Registered status of the building, neither do the proposals protect or enhance the character of the Registered Building.

I recommend that this application is refused.

### Recommendation

Whilst the principle of development is considered to be acceptable, it is considered the proposal would contravene Housing Policy 17 paragraph b, in that, the principle rooms for flats  would not have a pleasant clear outlook/general environment and therefore have an adverse impact upon the residential amenity for future occupiers. Accordingly, it is recommended the application be refused.

### Party Status

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

Ramsey Parish Commissioners Highways Division 4, 8, 10 and 14 Albion Terrace, Lezayre Road, Ramsey,

## Recommendation

Recommended Decision: Refused

Date of Recommendation: 04.08.2008

### Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : Notes attached to refusals

R 1 . Flats 1 and flat 3 are unacceptable by reason that a) they fail to provide a pleasant clear outlook from the principal rooms; and b) the level of natural light enjoyed is unduly limited. As such the proposal represents an inappropriate form of development that would provide an unacceptable living environment for future occupiers. Accordingly, the proposed development fails to satisfactorily accord with the provisions of Housing Policy 17 of the Isle of Man Strategic Plan 2007.

R 2 . The proposals are not justified and neither do the proposals protect or enhance the character of the Registered Building as required by Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01.

Decision Made :  Committee Meeting Date :

---

*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/84721-lezayre-2-albion-conversion-dwelling/documents/1234060*