DEC Officer Report

Application No.: 19/00835/B Applicant: Elliott Construction Ltd Proposal: Alterations and conversion from boarding house to 4 apartments Site Address: 19 Waterloo Road Ramsey Isle Of Man IM8 1DT Planning Officer: Mr Nick Salt Site Visit: 21.08.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.09.2019 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All timber sliding sash windows on the front elevation of 19 Waterloos Road shall be replaced only with sliding sash windows of the same glazing bar pattern.

Reason: In the interest of the character and appearance of the building and wider street scene on this part of Waterloo Road.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped as received 24th July 2019:

• o 036 100 Site Plan & Location Plan
• o 036 101 Existing General Arrangement
• o 036 102 Proposed General Arrangement _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of 19 Waterloo Road, which is currently a vacant traditional 4 storey end terrace building in Ramsey which was previously used as a boarding house. - 1.2 The property features a basement level, three full levels and an attic level above, with pitched roof dormer windows at both the front and rear elevations. The front elevations features 4 pane sliding sash timber windows on the primary levels.

2.0 THE PROPOSAL - 2.1 Proposed is the use of the building as 4 separate flats with a shared front entrance though the existing doorway. Flat 1 would encompass both the basement and ground floor levels, with a total floor space of 99.7m2, Flats 2,3&4 would each occupy a floor of the building with a floor space exceeding 50m2. - 2.2 Externally, some minor alterations are proposed. These would entail the relocation of some narrow bathroom windows to the rear, with a reduction from 4 to 3 of those windows. Also proposed is the replacement of all windows with uPvc windows "in a similar style".

- 3.0 PLANNING POLICY

3.1 The site is shown on the Ramsey Local Plan Order 1998 as being within an Area of Predominantly Residential Use. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -

• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;

• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

3.2 Planning Circular 1/98 ("The Alteration and Replacement of Windows") sets down the policies in respect of the alteration or replacement of windows on building which are not in a Conservation Area but were erected before 1921. It states that;

"In the individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevation to have the same method of opening as the originals. Whatever the materials used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.

Windows are not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction."

3.3 The Department has recently published its Residential Design Guidance (March 2019). This document is not a Planning Policy Statement (as per Section 3 of the Town and Country

Planning Act 1999) but is capable of being an 'other material consideration' (as per Section 10(4) (d) of the Act). It is referenced in the assessment below.

- 4.0 PLANNING HISTORY

4.1 There is no planning history considered materially relevant to the assessment of this planning application. - 5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Ramsey Commissioners have no objections to the application (22.08.19).

5.2 DoI Highway Services have no objections to the application, noting that the extant use of the site would have generated similar vehcile movements and parking demand to the proposed (27.08.19). - 6.0 ASSESSMENT

6.1 The key considerations in the assessment of this application are:

• o The principle of the proposal;
• o The potential impacts on the character and appearance of the site and wider street scene;
• o The impact on neighbours;
• o The parking and highway safety implications; and
• o The Residential Amenity of Future Occupants.

6.2 The Principle of the Proposal

• 6.2.1 As the property lies within a predominantly residential zoning as per the Ramsey Local Plan, the principle of the residential use proposed is acceptable.

6.3 Character and Appearance

6.3.1 In terms of appearance, the impacts would likely to minor. The most notable physical alteration to the bathroom windows on the rear elevation would not be readily visible, nor would it be out of keeping with the traditional appearance of the building.

• 6.3.2 The main impact is likely to occur from the replacing of the windows on the front elevation. The applicant notes that uPvc frames are to be used, replacing the existing timber windows which appear to be in poor condition. As the site is not within a Conservation Area, regulations concerning windows are generally more relaxed (as per Planning Circular 1/98), however due to the traditional nature of the property it is considered that the sliding sash opening method of the windows - particularly on the front elevation - should be retained, along with the glazing bar pattern. This should be ensured via a condition on approval, to ensure that the proposal accords with General Policy 2 of the Strategic Plan in relation to the character and appearance of the site and wider street.

6.4 Impact on Neighbours

• 6.4.1 The alterations to the exterior windows would not have an impact on neighbours as there would be no increase in the level of views out of the property, and therefore the potential for overlooking.

• 6.4.2 In terms of the use, 4 occupied flats on the site would increase the level of activity from its current unoccupied state, but would not be considered inappropriate for an area

characterised by dense residential houses and flats. The previous use as a boarding house would possibly have attracted greater levels of activity and noise than the proposed use.

6.5 Parking and Highways

6.5.1 The parking and access situation would not be altered from the existing arrangement. There are no parking spaces available on the site and none would be provided. This is consistent with this part of upper Waterloo Road, which also features on-street parking restrictions. Parking, as with the neighbouring properties, would therefore be in one of the larger dedicated car parks in Ramsey. There is a public car park 70m to the north east, and two more car parks immediately to the rear of the site.

• 6.5.2 Appendix 7 of the IOM Strategic Plan addressed parking standards on the Island. Ordinarily 5 spaces would be required for the flats (one for each bedroom in this case). However, under A.7.1 it states that:

"In the case of town centre and previously developed sites, the Department will consider reducing this requirement having regard to:

• (a) the location of the housing relative to public transport, employment, and public amenities;
• (b) the size of the dwelling;
• (c) any restriction on the nature of the occupancy (such as sheltered housing); and
• (d) the impact on the character and appearance of the surrounding area.

…in general, the need to find a use for redundant buildings which are in sound condition will outweigh the drawback of any shortfall in parking provision."

• 6.5.3 It is considered that the use of this traditional residential building for a residential use outweighs the lack of on-site parking provision. In addition, as this situation is similar to that in many town centres including this part of Ramsey, it is not considered unusual or unacceptable. The site is also close to the main bus station in Ramsey and within close walking distance to shops and other services. These views are echoed by DoI Highway services in their comments recieved on 27th August 2019.

6.6 Amenity of Future Occupants

• 6.6.1 As noted above, the location of the site ensures that future occupants would have close access to public amenities and services etc. With specific regard to the likely living conditions within the flats, the respective floor spaces of approximately 50m2 of flat per bedroom is considered an acceptable level of indoor space. There would also be good outlook from both large front (street facing) and rear windows in each of the flats.

• 6.6.2 Bin storage for each flat is shown at the rear yard of the building, and it is considered that there would be adequate space for secure outdoor cycle storage in the rear yard.
• 7.0 CONCLUSION

7.1 In summary, the proposal is acceptable for the reasons outlined above and accords with the aforementioned policy. It is therefore recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material

• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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 : 11.09.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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