Planning Officer Report

Case Officer: Mr Ian Brooks Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of a grand detached three and a half storey Victorian property on Market Place West in Ramsey. It is used as a nightclub and is a Registered Building. It falls within the Ramsey Conservation Area. The front elevation of the property overlooks an open car parking area.

The Proposal

1. The application is seeking Registered Building consent for the installation of four face mounted antennas to existing chimneys and installation of internal wall mounted equipment cabinets (In association with 12/01158/GB)

Planning History

1. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Planning Policy

1. The application site falls within an area designated for mixed Town Centre uses in the Ramsey (Central) Local Plan 1998. There are no policies within Planning Circular 2/99, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.

1. Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: Environment Policy 32

1. Environment Policy 32 states that "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".

Application No.:	12/01159/CON
Applicant:	Manx Telecom Ltd
Proposal:	Registered Building consent for the installation of four face mounted antennas to existing chimneys and installation of internal wall mounted equipment cabinets (In association with 12/01158/GB) Registered Building Nos. 144
Site Address:	Nightlife
Market Place West
Ramsey
Isle Of Man
IM8 1JU

Representations

1. Ramsey Town Commissioners have no objection to the proposal.

Conservation Officer'S Report

1. As 'Nightlife' is a Registered Building (RB 144) and located within the Ramsey Conservation Area designated in 1992, the content of this application has been considered with particular regard to RB/3: GENERAL CRITERIA APPLIED IN CONSIDERING REGISTERED BUILDING APPLICATIONS, POLICY RB/5 ALTERATIONS AND EXTENSIONS and Policy CA/2 SPECIAL PLANNING CONSIDERATIONS 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 tandem with Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2007 (20th June 2007) as set out within the Planning Officer's Report.

1. "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).

1. "RB/5: Alterations and Extensions states that:

"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."

1. Policy CA/2 - Special Planning Considerations states;

"When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected."

1. That proposed is the installation of antennae to the existing chimney stacks and the central feature and their associated equipment internally within the building. The external antennae installation will be visible, but experience with this type of installation elsewhere, namely to the George Hotel in Castletown, also a Registered Building within a Conservation Area, illustrates that the installation will have a minimal adverse impact upon both the Registered Building and the Conservation Area within which it is located.

1. The installation of the internal equipment associated with the antennae, will similarly have a minimal impact upon the character of the Registered Building and is therefore acceptable.

1. In conclusion therefore, these proposals are considered to comply with Environment Policies 32 and 35 of the Isle of Man Strategic Plan 2007, in that they not considered to adversely affect the Registered Building and the Conservation Area within which the property is located and is therefore acceptable.

Assessment

1. The proposed antennas would not be readily visible from the public thoroughfare at ground level. The size of each antenna is modest and does not evidently detract from the character of the property; especially given the building has a vast array of cornicing on the front elevation. In conclusion, taking into consideration the Conservation Officer's report, it is not considered the proposal would be unduly adverse to the character or setting of the Registered Building or Conservation Area as viewed by the public.

1. In respect of the internal works, the Conservation Officer considers the proposed works will have very minimal impact on the interior of the building and is acceptable.

1. As such, the proposal complies with the relevant policy provisions in General Policy 2, Environment Policy 32 and Environment Policy 35 in the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the Registered Building Consent be granted.

Party Status

1. The local authority (Ramsey Town Commissioners) are, by virtue of the Registered Buildings Regulations 2005, Regulation 8 (5)(e) is considered an "interested person" and as such should be afforded party status.

Recommendation

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 consent relates to the installation of four mounted antennas on chimneys, as shown in drawing no. 001, 002 and 003, all received on 20th August 2012 and photo survey and Drawing Number 107 - 'Internal Room Layout' and Drawing Number 108 - 'RRH's and Cable Tray Fixing Details' received on the 08th November 2012.

C 3. Within one month of the antennas and their supporting structures being installed, they shall be colour coated to match the existing render of the chimney stack. Any replacement or modification shall be colour coated to match within one month of it being carried out.

C 4. In the event of the antennas erected under this approval become redundant they must be taken down along with all ancillary infrastructure and be removed from the site within 3 months of the cessation of the use and carry out any necessary repair work to the chimney stack as a result of any damage caused by installation of the antennas.

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: 10/12/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed : Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance

Signed : Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance

Development Control Manager

6 December 2012

Development Control Manager

6 December 2012