**Document:** DEC Officer Report **Application:** 20/00253/B — Replacement roofs, works to external wall finishes and canopies **Decision:** Permitted **Decision Date:** 2020-04-15 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/12790-lezayre-and-7-42-cronk-replacement-roof/documents/994665 --- # DEC Officer Report **Application No.:** 20/00253/B **Applicant:** Ramsey Town Commissioners **Proposal:** Replacement roofs, works to external wall finishes and canopies **Site Address:** 1-4 And 7-42 Cronk Elfin, 43-52 Prince's Road Ramsey Isle Of Man IM8 2EX Principal Planner: Mr Chris Balmer **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 06.04.2020 _________________________________________________________________ ## 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 application of any new render, the applicant must have approved in writing by the Department a colour scheme for the development hereby approved and the development must be undertaken in accordance with these details. Reason: the preserve the amenities of the area. - C 3. For the avoidance of doubt, no fence which fronts the properties onto Princes Road and Cronk Elfin shall be taller than 1.2m in height or 0.6m above existing low level walls and all such fences should be constructed of a "Hit & Miss" style and retained thereafter. Reason: in the interests of visual amenities of the street scene. This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Strategic Plan. Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers 1902-150 REV A, 1902-151 REV A, 1902-152 REV A, 1902-153 REV A, 1902-154 REV A, 1902-155 REV A and 1902-156 REV A all received on 2nd March 2020. ## ______________________________________________________________ ## Interested Person Status – Additional Persons None _____________________________________________________________________________ ## Officer’s Report 1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of some 52 dwellings in the ownership of Ramsey Town Commissioners along with the highway access and some public open space. The dwellings are a mixture of terraces of 6 units in length and 4 units in length, along with a number of pairs of semi-detached units as well. - 1.2 Ten of the dwellings front onto Prince's Road, while the remaining 42 are arranged around an oval-shaped highway loop that fully encloses the open space. All the dwellings are of a similar design to one another. The terraced dwellings all offer double-storey projecting gables: in the shorter terraces, these gables bookend the building, while in the longer terraces they bookend the building but are also located centrally within the terrace. None of the terraced dwellings have porches. The semi-detached dwellings, meanwhile, present their gables to the sides. These dwellings have open-fronted, flat-roofed porches. All the dwellings are finished in a dashed render. 2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the replacement roofs (new slate like tiles), works to external wall finishes (new dashed render) and canopies above existing porches (front and rear) including detailed banding. The existing render is failing. The new render would also be dashed, although there would be some feature colour panels at first floor as an attempt, according to the agent, to "introduce variation to the properties' facades to create a more varied streetscape than exists". - 2.2 No colour for the render has been provided. The agent advises (under previous application 15/00030/B) that it is not possible to be clear on the render colours unless and until planning approval is granted such that formal tenders for the work can be sourced. They therefore request - not unreasonably, it is considered - that the colours for the scheme be left to condition should planning approval be forthcoming. Generally speaking, changes to a dwelling's colour would not normally comprise development. The scale and nature of the changes proposed - an entire estate, and ten dwellings outside of it - it is considered that it would be appropriate to apply a condition requiring sight of the proposed colour palette were the application to be considered acceptable in all other respects. - 2.3 Other works involve the removal of some existing structures (sheds etc) and new fencing throughout. A condition should be attached which ensures all fencing which fronts onto a public highway should be no higher than 1.2m or 0.6m when on top of an existing low wall. The plans are slightly confusing given all types of fencing is annotated with the number - 4. However, there are three different types proposed under "4". 3.0 PLANNING HISTORY - 3.1 Re-rendering of dwellings and installation of new canopies over front entrance doors 15/00030/B - APPROVED ## - 4.0 THE DEVELOPMENT PLAN 4.1 The site falls within an area zoned as Predominantly Residential on the Ramsey Local Plan. No policies in the Local Plan are considered to directly apply to the proposal, but specific elements of General Policy 2 of the Strategic Plan are relevant, which presumes in favour of development that is appropriate in form, scale and design relative to both the site and its surroundings. ## - 5.0 REPRESENTATIONS 5.1 Highway Services comment there are no highway implications (19.03.2020). 6.0 ASSESSMENT 6.1 Although the proposal is fairly large in scope, the scale of what is proposed is actually fairly minor, and in the main are the same as what was approved under PA 15/00030/B. The proposed alterations to the dwellings are considered likely to result in an overall improvement to each dwelling and to the street scene and would, as the applicant hopes, introduce some variety here. 6.2 While the general area is very much of its era and presents fairly modest housing, almost all give the impression as being well-kept and in good repair. It is not considered that the area is necessarily in need of an uplift of the kind here proposed, but the porch details and different-coloured render scheme are certainly welcomed for the reasons outlined above. - 7.0 RECOMMENDATION 7.1 It is considered that the works as a whole will improve the visual amenity of the streetscene and the individual dwellings as well. In this, the proposal complies with General Policy 2 and is recommended for approval, subject to the condition regarding the colour palette as outlined in paragraph 2.2 of this report. - 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. Decision Made : Permitted Date: 06.04.2020 Determining officer Signed : S CORLETT Sarah Corlett Principal Planner Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our onlineservices/customers and archive records. --- *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/12790-lezayre-and-7-42-cronk-replacement-roof/documents/994665*