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SITE:
The site represents the residential curtilage Ballure Cottage, Ballure Road, Ramsey a two storey detached dwelling which sits to the west of Ballure Road. The property is a Registered Building No. RB 212.
PROPOSAL:
The application seeks approval for the removal of internal cupboard and installation of stud work for provision of insulation.
PLANNING POLICY:
As the property is a Registered Building (RB 212), the content of this application has been considered with particular regard to policies RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS and 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 in conjunction with Environment Policy 32 of the Isle of Man Strategic Plan (20th June 2007).
Environment Policy 32 states: "Extensions of 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:
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."
The following previous planning applications are considered relevant in the assessment and determination of this application:
10/00394/GB – Installation of replacement windows and front door and repair works to dwelling (In association with 10/00395/CON) – APPLICATION PERMITTED.
10/00395/CON – Installation of replacement windows and front door and repair works to dwelling (In association with 10/00394/GB) – APPLICATION PERMITTED.
Ramsey Commissioners have no objection to the proposal.
The cupboard referred to is of no specific architectural or historic interest constructed as it is in modern softwood battening and hardboard finished to look period. This is doubtless part of the works carried out by the previous owner prior to the addition of the building to the Protected
Buildings Register. The panelling will be refinished to match the remaining panel to the Landing in this area.
Turning to the installation of the wall lining studwork, proposed is the fixture of studwork at the head, to the underside of the ceiling joist and infill between the joists with plasterboard. The studwork will sit on a sole plate fixed to the floor, in doing so; it will not touch the walls. There are no historic skirting boards, architraves and cornices remaining within the First Floor of the dwelling. Those skirtings etc currently in place are modern and of little historic value internal finishes and detailing will not be adversely affected by these proposals indeed, when complete, there will be no noticeable change to that that exists.
In conclusion, these proposals will have a minimal impact on the character of the Registered Building and are therefore considered to comply with policies RB/3 and RB/5 of Planning Policy Statement 1/01 and Environment Policy 32 of the Isle of Man Strategic Plan (20th June 2007) and is therefore recommended that the application be approved.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Ramsey Commissioners
Recommended Decision: Permitted
Date of Recommendation: 05.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the following information all date stamped 10 May 2011:
A3 Drawing Number 01 - Site & Location Plan A3 First Floor plan A3 Photo showing the Landing Cupboard as existing 2 No. A4 colour photos showing the interior of the building
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 6 August 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jennifer Chance Development Control Manager
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