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Application No.: 21/00531/GB Applicant: Mr Stephen Dunne Proposal: Alterations and erection of a rear garage (in association with 21/00532/CON) Site Address: 4 Albion Terrace Lezayre Road Ramsey Isle Of Man IM8 2LW Registered Buildings Officer: Mr Ross Brazier Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 18.08.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs and the proposed doors have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: To ensure the satisfactory preservation of this registered building. This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and are acceptable. Plans/Drawings/Information; This decision relates to the following: Floor plans and Elevations Site and location plans Photos Supporting information
All date stamped and received 30th April 2021. _______________________________________________________________
Additional Persons
DoI's Flood Risk Management Team raise material considerations and should be afforded Interested Person Status. _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing mid terraced dwelling which sits on the northern side of Lezayre Road, backing onto a rear lane which faces onto a large carpark. The terrace is uniform at the front and slightly less so at the rear where the original rear outriggers exist with a variety of different sizes and styles of windows now appear, some alongside open parking areas, some enclosed by walls and pedestrian gates and others with small garages in the rear yard accessing out onto the lane, some garages having pitched roofs and others having a flat roof. - 1.2 The property forms part of a Registered Building, Albion Terrace (RB 151) a fine neoclassical designed terrace of nine properties.
2.0 THE PROPOSAL - 2.1 The application seeks approval for erection of a garage with flat roof to rear elevation of dwelling. The proposal would be constructed above an area of existing concrete hardstanding which is currently used to park a car. The new wall which forms the principle elevation into the lane will be 6.m in length and 3.5m in height. Access from this space will be via a pair of double timber doors onto the rear lane and from a single pedestrian door. A monopitch lean-to outbuilding will be demolished as part of the proposals. - 2.2 The garage would be finished with painted render the proposed material of the doors is timber.
3.1 The site lies within an area designated on the Ramsey Local Plan of 1998 as Predominantly Residential. The property is located as an area identified as high risk of tidal flooding. - 3.2 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
(3) In considering —
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
General Policy 2 states: "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:
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.
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY 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:-
POLICY 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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
4.1 There are a number of previous planning applications associated with this property; however, none are considered relevant in the determination of this application.
Reference Number: 85/00387/B Status: Permitted Proposal: Demolition of existing outbuildings at rear and construction of garage, 10 Albion Terrace, Lezayre Road, Ramsey Reference Number: 87/04540/B Status: Permitted Proposal: Erection of a garage at rear of 6 Albion Terrace, Lezayre Road, Ramsey.
5.1 DOI Flood Risk Management Division stated there was no Flood Risk Management interest (08.06.21)
5.2 Highways Services stated they do not oppose the application (18.05.21). - 5.3 Ramsey Commissioners have no objection to the proposals (21.05.21)
6.1 The key issues in this case are whether the proposed garage preserves the registered building or its setting or any features of special architectural or historic interest which it possesses and whether there are any impacts of the garage and link on the living conditions of those in adjacent property.
6.2 The Terrace is registered as an entity and it is clear that the rear of the terrace possesses very little of the uniformity and detail of the front. The rear of terrace is varied form property to property a number with enclosed garaging behind the outrigger with only a yard to the side remaining un covered space, as is the case with both adjacent properties. Some open outside space remaining further along the terrace. It is considered that the rear lane, adjacent car parking and retail building do not make a positive contribution to the setting of the building and what is proposed will, in any case, improve the appearance of the existing concrete hardstanding. - 6.3 The height of the garage roof will be higher than the existing boundary wall to either side however both neighbours have enclosed garage space in this location same location and as such there would be no impact on light or outlook to the adjacent properties and it is considered that the proposals will not result in any significant impact on the living conditions of those in neighbouring property. There would appear to be no issues of safety given highways comments, the area is already used for parking and a number of the properties already have garaging in this location.
7.1 The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and is supported.
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 19.08.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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