Planning Report and Recommendations

Planning Report And Recommendations {{table:54329}} ### Considerations {{table:54327}} ### Written Representations None received at time of drafting report ### Consultations {{table:54328}}

Officer's Report

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 to replace the fire place to the Lounge and Dining Room and to re-line the associated stack to each room.

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:

• 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 History:

The following previous planning applications are considered relevant in the assessment and determination of this application:

11/00655/CON – Registered Building Consent for the removal of internal cupboard and installation of studwork for provision of insulation – 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.

10/00394/GB – Installation of replacement windows and front door and repair works to dwelling (In association with 10/00395/CON) – APPLICATION PERMITTED.

Representations:

Ramsey Commissioners have no objection to the proposal.

Assessment:

These proposals are in two parts i.e. the replacement of the existing 1930s fireplaces and the associated lining of the chimney flues. The latter part of the proposals involved the injection of 'perlite', a permanent cementitious material, into the flues which would have provided a solid infill within the flue. It was considered that this would have a detrimental impact on the character of the Registered Building as these works are effectively non-reversible and any historic detailing/interest would essentially be lost in the application of this material. Discussion with the applicant resulted in the change of the lining to a semi-permanent, but more importantly, a lining that can be readily

removed at a later date and will not impact on any potentially historic fabric and is therefore acceptable.

The existing brick fireplaces are doubtless part of the 1930s re-configuration of the house, a re-configuration that had quite a major impact on the character of the interior in certain parts of the house. The Dining Room and Lounge are not designed and detailed all in the one period i.e. period correct skirtings, architraves and bookshelves etc. This would have been significant in terms of removing the fireplaces as these items would have been an intrinsic part of that character. In reality the skirtings, architraves and bookshelves are modern additions. In that sense at least, the removal of the fireplaces is not detrimental to the character of the Registered Building. The proposed replacements are perhaps, a little grand, but they are Georgian in detail and design which is appropriate for the age of the building. With recording of the fireplaces prior to their removal, this will be the next layer of history in the house.

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.

Party Status

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

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 30.09.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the following information:

A3 Drawing Number 01 - Site & Location Plan A3 Ground Floor plan (date stamped 5th September 2011) 2 No. A4 Photos annotated 'Drawing 1' and 'Drawing 2' showing the proposed fireplace 2 No. A4 colour photos annotated 'lounge Existing'. 2 No. A4 colour photos annotated 'Dining Existing'.

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 : 3/10/11

Signed: Michael Gallagher Director of Planning and Building Control OR Signed: J. Mance Jennifer Chance Development Control Manager