**Document:** Planning Officer Report **Application:** 12/01000/GB — Refurbishment works to dwelling (partial retrospective) (In association with 12/01001/CON) **Decision:** Permitted **Decision Date:** 2013-03-21 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/17342-lezayre-lezayre-road-dwelling/documents/1576063 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] 1. **THE APPLICATION SITE:** The application forms the residential curtilage of 16 Albion Terrace, Ramsey, which is part of a row of three storey terraced properties located on the northern side of Lezayre Road and west of Parliament Square. 2. **PROPOSAL** The application seeks approval for refurbishment works to dwelling (partial retrospective) (In association with 12/01001/CON) 3. **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 the Ramsey Conservation Area; however, the property and the rest of Albion Terrace are Registered Buildings (RB 151). As a result of its Registered Status, the content of this application has been considered with particular regard to RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS and POLICY RB/5 ALTERATIONS AND EXTENSIONS and as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man. Environment Policy 32 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98 The Alteration and replacement of windows, specifically Category a) REGISTERED BUILDINGS is also relevant to determining this application. 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; - (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." "Environment 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." "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." Planning Circular 1/98 The Alteration and replacement of windows, Category a) REGISTERED BUILDINGS states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation. Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent." ## 4. PLANNING HISTORY There are no previous planning applications considered relevant in the assessment and determination of this application. ## 5. REPRESENTATIONS Ramsey Town Commissioners 'fully support' the application. Mr Ian K Bleasdale offers representations stating that 'The scheme appears OK but there is no AMENDED PLAN in the file, as far as I can discover.' ## 6. ASSESSMENT The proposals are in the main, of a repair nature with a series of relatively minor amendments to the floor plans at Ground Floor rear outshot to provide a Kitchen, the First Floor to provide an en-suite and the Third Floor to provide an en-suite. It should also be borne in mind that this application is retrospective and that some works have already taken place without prior approval. This application seeks approval for those retrospective works in addition to further proposals as outlined in this report. ## GROUND FLOOR The works here are essentially of repair nature. The methodology of the repairs has been discussed in detail with the applicant's agent to ensure a full understanding of the works entailed and the methods used. In brief, the fireplace, decorative boarding over, fitted cupboard to the right hand side and six panelled doors separating Sitting Room and Dining Room to the rear are part of the historic interest in the building. In similar fashion, there is a ceiling rose to the Sitting Room of particular interest as it appears to be cast iron and affixed with screws. The proposals are that they are to be protected for the duration of the works. This detailing clearly adds to the character of the Registered Building. The notes on the drawing referring to the fireplaces located in the Sitting Room and the Dining Room state: "Existing fireplace removed for period of structural works, repaired and repositioned. to (sic) be numbered and loggedon (sic) initial removal." Further discussion with the agent clarifies that this note is intended to cover the protection of the fire places during the works and that if necessary, the fireplaces will be temporarily removed and put back following completion of the works. This is an acceptable approach that protects valuable historic detailing from being damaged during the construction phase of the works. The realignment of the staircase is considered a repair as it seeks to place the staircase back into level as the treads currently fall into the party wall with the adjoining property. In doing so, these works are acceptable. The works to the rear outshot at Ground Floor level constitute a rearrangement of door positions to the Pantry to create a Wetroom and a Store beyond. The other works here involve the repair of the floor and the installation of Kitchen and Utility units. These works are acceptable as the have a minimal impact upon the character of the Registered Building. ## FIRST FLOOR The proposed works involve the insertion of a stud partition to sub-divide the former rear Bedroom to create a Family Bathroom and en-suite accessed from the front Bedroom via the formation of an opening in the main masonry dividing wall between front and back. These works will also entail moving the former door opening off the Landing. None of these proposals are considered to have an overly detrimental impact upon the character of the Registered Building and are therefore acceptable. The note 'Extg floor removed / repaired + reset', has been fully discussed between the Conservation Officers and representatives of the client. The detail of the repair is agreed in a separate method of repair. It was evident that there had been ingress of water for some time which had caused structural problems throughout the front of the building. The condition of the lintols over the French windows to the first floor front elevation is a concern. The lintols are likely to need propping and probable replacement. ## Second Floor The works to this floor are of a repair nature and involve no alteration to the existing layout. ## Attic Space Proposed is the insertion of stud partitioning to create a further en-suite. Unfortunately, details of the attic space at the time of Registration are scant, so it is not clear as to whether historic detailing has been removed. Investigation of other attic spaces in the terrace reveals a plethora of layouts from open spaces, to bedrooms formed in modern partitions. On the basis of this, the works appear to be satisfactory. Proposed, is the replacement of the Second Floor windows with painted timber sliding sash, the First Floor French doors with similar and the Ground Floor window to match. The works to replace the Second Floor windows are acceptable as those windows currently in place are not the original windows or indeed the original opening format. The replacement of these windows with painted sliding sash to match the remainder of the terrace is an enhancement and therefore acceptable. Similarly to the Second Floor windows, the First Floor French doors are poor, recent replacements. That proposed reintroduces the correct format and is therefore considered an enhancement and therefore acceptable. The replacement of the Ground Floor window with a facsimile of that in place is neutral. The existing window is a paired sliding sash without the Georgian bars evident elsewhere within the terrace. The proposed drawing is not particularly clear or accurate, but is does state 'existing rotten ground floor window to be removed and replaced to match with thin glazing system as approved'. Whilst replacement of the window given its condition is acceptable, it must be replaced with a paired sliding sash and will be covered via condition. Also proposed, is the removal and repair of the existing Balcony. The detail of the repair is not clear, but the existing balcony is in a fairly poor state of repair with sections missing. It is fabricated in cast iron panels that are riveted together. The notes on the amended plans note that the balcony is 'To be repaired with new cast parts to match'. This will be conditioned to ensure that the replacement sections are fabricated in cast iron to match existing. Proposed is the repair of the existing cast iron rainwater goods with replacement to match. This is an acceptable approach. Turning to the works to the exterior of the rear of the property; proposed is the removal of the render to the outshot and its re-rendering. Given its location to the rear and its corresponding lack of architectural detail, that proposed is not considered to have a detrimental impact upon the character of the Registered Building and is therefore acceptable. The works to strip re-felt and batten and re-slate using the existing slates the rear outshot and stair section is acceptable. ## 7. Recommendation In conclusion and being mindful of the above, it is considered the proposals comply with Environment Policy 32 of the Isle Of Man Strategic Plan 2007, RB/3: General Criteria Applied In Considering Registered Building Applications and Policy RB/5 Alterations And Extensions and as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man and Planning Circular 1/98 The Alteration and replacement of windows, specifically Category a) Registered Buildings therefore it is recommended that the application be approved. ## 8. 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 ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 21.03.2013 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals #### C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. #### C 2. This approval relates to the following drawn information: - Drawing No. 514 – 02 Existing Floor Plans date stamped 13 Jul 2012 - Drawing No. 514 – 03A Proposed Floor Plans date stamped 27 Nov 2012 - Drawing No. 514 – 04A Proposed Elevations / Plans date stamped 27 Nov 2012 - Sketch Detail Sheet No.1 date stamped 13 Jul 2012 - A4 sheet date stamped 13 Jul 2012 showing the rainwater goods and the Sash Windows - Existing Property Photographic Record date stamped 13 Jul 2012 #### C 3. All fireplaces removed during the construction period, are to be reinstated in their original locations on completion of works. #### C 4. The works to repair and replace sections of the balcony must be carried out in cast iron in a pattern that matches the exiting in terms of material, detailing and fixing. #### C 5. For the avoidance of any doubt, the Ground Floor window to the Front Elevation MUST be a faithfull replication of the existing paired sliding sash window in painted timber in terms of its opening method and framing details. --- I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 21 March 2013 ### Determining officer (delete as appropriate) **Signed:** _________________________ **Anthony Holmes** **Senior Planning Officer** **Signed:** _________________________ **Michael Gallagher** **Director of Planning and Building Control** **Signed:** _________________________ **Sarah Corlett** **Senior Planning Officer** **Signed:** _________________________ **Jennifer Chance** **Development Control Manager** --- *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/17342-lezayre-lezayre-road-dwelling/documents/1576063*