13 November 2019 · Delegated
10, Water Street, Ramsey, Isle Of Man, IM8 1jp
Permission was granted for alterations to 10 Water Street, Ramsey, including the installation of replacement windows and the replacement of two ground floor windows with timber double doors. The property is a two-storey corner building on a narrow side street within the Ramsey Conservation Area. The main planning considerations were the effect of the works on the character and appearance of the Conservation Area and any highway safety implications arising from the new ground floor doors. The officer noted that the building is traditional in style but of no particular architectural merit, and that the street features a mix of styles including traditional timber-framed windows. The application was permitted on 13 November 2019 under delegated authority, subject to three conditions.
The Department of Environment, Food and Agriculture approved the application on 13 November 2019, subject to three conditions. The key planning considerations were the visual impact on the street scene and the character of the Ramsey Conservation Area, as well as highway safety. The proposal was found acceptable on both counts.
General Policy 2
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
General Policy 2: 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Environment Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
Policy R/E/P6 Terraces
There will be a general presumption in favour of retention of traditional uniform frontages on all pre 1920's buildings in terraces by: a) retention of traditional doors and windows (size, style, glazing, pattern and section).
Planning Circular 1/98
replacement windows which would be readily visible from a public thoroughfare must have the same method of opening as the originals
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
All replacement windows must follow the existing glazing bar patterns of the windows which they replace, or in cases where windows had been removed as of 16th October 2019, replicate the adjacent window on the same elevation of the site property.
Condition 3
The timber double door hereby approved as per 2991/19 Drawing No.100 shall be not be used to provide access into the building for any motor vehicle.
Conversion of exiting building to a dwelling with integral parking
This application sought the reuse of the site as a dwelling with the demolition of the Water Street end of the building to accommodate this (the area where the roller door is proposed).
replacement of the two ground floor windows with a modern garage door
The reason for refusal given was: "The proposal is contrary to Circular 1/98, Policy R/E/P6 of the Ramsey Local Plan 1998 and General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 in that it would fail to preserve or enhance the character and appearance of the streetscene and the wider Ramsey Conservation Area as a whole."
