DEC Officer Report

Application No.: 20/00239/GB Applicant: Kevin Starkey Proposal: Replacement of roof on rear elevation, together with replacement windows and installation of external insulation on rear extension - RB 212 (in association with RB application 20/00240/CON) Site Address: Ballure Cottage Ballure Road Ramsey Isle Of Man IM8 1NL Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.04.2020 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The development complies with Environment Policies 32 and 34 of the Strategic Plan and RB/5 of Planning Policy Statement 1/01. Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers 01, 1, 2 and 3 all received on 27th February 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site represents the residential curtilage of Ballure Cottage, Ballure Road, Ramsey, a two storey detached which sits to the western of Ballure Road. The property is a Registered Building. - 1.2 The property has two distinctly different elevations - front and rear with the latter being less attractive an with an array of non-traditional windows. The rear elevation steps in slightly from the gable of the main house.

2.0 LAND USE ZONING / PLANNING POLICY - 2.1 The application site is within an area recognised as being an area of 'predominantly residential area' not zoned for development, under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.

• o Ramsey local Plan 1998 - Planning Circular 2/99; and
• o The Isle of Man Strategic Plan (20th June 2007)

2.2 Due to the zoning of the site the following policy is relevant for consideration:-

"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:

• (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 and (g) does not affect adversely the amenity of local residents or the character of the locality."

2.3 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." - 2.4 Environment Policy 34: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred." - 2.5 Planning Policy Statement 1/01 makes provisions for alterations to Registered Buildings (RB/5) echoing the advice in EP32.

3.0 PLANNING HISTORY: - 3.1 The following applications should be considered in the assessment and determination of this application:- - 3.2 Registered Building consent for the removal of internal cupboard and installation of stud work for provision of insulation. Registered Building Nos. 212 - 11/00655/CON - APPROVED - 3.3 Registered Building Consent to replace fireplaces and re-line stacks (RB no 212) 11/00748/CON - APPROVED - 3.4 Registered Building consent for the installation of replacement windows and front door and repair works to dwelling (in association with 10/00394/GB) Registered Building Nos. 212 10/00395/CON - APPROVED

3.5 Installation of replacement windows and front door and repair works to dwelling (in association with 10/00395/CON) - 10/00394/GB - APPROVED

4.0 THE PROPOSAL: - 4.1 This application seeks approval for the replacement of roof on rear elevation, together with replacement windows and installation of external insulation on rear extension - RB 212 (in association with RB application 20/00240/CON). The works are solely related to the rear extension/outrigger and include:

• o The two windows to the rear/side elevations are proposed to be replaced with all hardwood windows to match the existing;
• o Existing slate roof to be replaces to rear outrigger, with reclaimed slates to be used;
• o Removal existing boxed/loose render and replaced with lime/cement mix, including a 50mm exterior wall insolation. Finish in a white wash colour.

5.0 REPRESENTATIONS: - 5.1 Highway Services comment there are no highway implications (19.03.2020). - 5.2 Ramsey Town Commissioners have no objection to the application (23.03.20).

6.0 ASSESMENT - 6.1 As Ballure Cottage, Ramsey is a Registered Building (RB 212), the content of this application has been considered with particular regard POLICY RB/5 ALTERATIONS AND EXTENSIONS 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 and Environmental Policy 32 which has similar aims to those in PPS 1/01. - 6.2 The first starting point is the consideration of Environmental Policy 32 which deals with extension and alterations to Registered Buildings and whether such proposals would detrimentally affect the character of the building. - 6.3 The works are to the rear of the main dwelling house, and are all works which would replicated the existing style, finish and type, albeit for the betterment of the Registered Building. There are no concerns with the proposed works and would not have a detrimental affect upon the character of the building. The additional thickness of the new insulation will be accommodated within the step back from the main gable.

7.0 CONCLUSION - 7.1 In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable in terms of the relevant policies in the Isle of Man Strategic Plan and PPS 1/01.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above who should be given Interested Person Status

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.

Decision Made : Permitted Date: 06.04.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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