Officer Report

Application No.: 18/01120/CON Applicant: Heron And Brearley Ltd Proposal: Registered building consent for the replacement of asbestos cement downspouts with cast iron effect aluminium downspouts - RB 176 (in association with application 18/01119/GB) Site Address: Central Hotel Bowring Road Ramsey Isle of Man IM8 2LL Planning Officer: Mr Nick Salt Photo Taken: 13.11.2018 Site Visit: 13.11.2018 Recommended Decision: Permitted Date of Recommendation: 11.12.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1.The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.

Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.

Plans/Drawings/Information:

This permission relates to the following submissions, date stamped as received 24th October 2018:

• o JWD Rainwater Systems catalogue excerpt
• o 1830-CR-100 - Site Plan
• o 1830-CR-101 - Existing and Proposed North Elevation
• o 1830-CR-102 - Existing and Proposed Rear Elevation
• o 1830-CR-103 - Existing and Proposed South Elevations
• o 1830-CR-104 - Existing and Proposed Front Elevation The following date stamped 25th October 2018:
• o Photograph of the site

_______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is The Central Hotel, Bowring Road, Ramsey. Registered Building Reference

1. The site is a two storey public house in a prominent position fronting onto Bowring Road and Parliament Square, with a car park to the rear. The building features a cream painted render finish, dual pitched roof and 4 large chimney stacks, 2 at each gable end. The front of the building features some ornate detailing around the windows and door.

1.2 On all sides, there is guttering which is painted to match the finish of the walls.

2.0 THE PROPOSAL - 2.1 The proposal is for the replacement of the current guttering and downspouts with replacement cast iron effect aluminium rainwater goods. Downspouts are to regency round, and gutters to be Cumulus half. The proposal is associated with Planning Application 18/01119/GB.

3.0 PLANNING POLICY - 3.1 The application site is located within an area of "Mixed Use" identified on the Ramsey South Local Plan and the property is a Registered Building (No. 176). - 3.2 The Isle of Man Strategic Plan (2016) Environment Policy 32 states, "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". - 3.3 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man applies for this Registered Building application. The relevant policies are set out below.

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:-

• o 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;
• o 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;
• o 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).

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.

POLICY RB/7 RECORDING OF BUILDINGS In the event of the granting of registered building consent to alter, extend or demolish a registered building, written notice of a proposal to carry out the approved works must be given to the Department of Local Government and the Environment and Manx National Heritage and for a period of at least one month following the service of such notice, reasonable access to the building must be made available for the purposes of recording the same, prior to the commencement of the approved works. Hidden features of interest are sometimes revealed during works of alteration, especially in older or larger buildings: chimney pieces, fireplaces, early windows and doors, panelling, early earth-based construction or other features may come to light. If there is any likelihood that hidden features may be revealed, conditions may be attached to an approval to ensure their retention or proper recording and may require exploratory opening up work to be carried out prior to considering the full content of an application for registered building consent. An applicant may also be required to pay wholly or in part for the cost of recording the building.

4.0 PLANNING HISTORY - 4.1 Several planning permissions and accompanying Registered Building consents have been granted on the site; however none appear to have any bearing on this application.

5.0 REPRESENTATIONS - 5.1 There is no DOI Highways interest in this application (02.11.18). - 5.2 Ramsey Town Commissioners have no objections (23.11.18). - 5.3 The DEFA Registered Buildings Officer was consulted regarding the proposal and stated that he had no objections (11.12.18).

6.0 ASSESSMENT - 6.1 The key consideration is the impact on the Registered Building, The Central Hotel. - 6.2 The building is situated in a prominent position when viewed by pedestrians and vehicle users from Lezayre Road, Bowring Road and Parliament Square. It is therefore vital that the special historic and architectural character of this unique building is protected. The proposed replacement rainwater goods would have little impact on the fabric and general appearance of the building. The key physical features and the character of the registered building would not be harmed by the removal of the current guttering and downspouts and their replacement with aluminium cast iron effect spouting. The use of cast iron effect would ensure that the traditional appearance of the building externally is upheld and preserved.

6.3 As noted above, the opinion of the Registered Building Officer was consulted and they had no objections to the proposal. It is not regarded that harm would arise to the character of the building.

7.0 CONCLUSION - 7.1 The proposal would comply with the aforementioned Registered Building policies and Isle of Man Strategic Plan 2016 and would preserve the special character of the building. This application for Registered Building consent is therefore recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o The owner and the occupier of any land that is the subject of the application;
• o Manx National Heritage, and
• o The local authority in whose district the land the subject of the application is situated.

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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 17.12.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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