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Application No.: 24/00690/B Applicant: Mrs Jenny Lantry Proposal: Demolition of the rear annex and its replacement with two storey rear annex extension; alteration / renovation works to front elevation (in association with 24/00689/CON) Site Address: 2A Water Street Ramsey Isle Of Man IM8 1JP Planning Officer: Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.11.2024 _________________________________________________________________
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.
This application has been recommended for approval for the following reason.
The development is considered acceptable in terms of its form, mass and design by providing suitable additions and alterations to an existing property without detriment to the character and appearance of the Conservation Area, and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policies 10, 35 and 42 of the Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to drawings and documents referenced;
Interested Person Status It is recommended that the following Government departments be granted Interested Person Status: Department of Infrastructure Flood Risk Management Division
________________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises a three-storey, stone faced building which sits facing the rear of the Courthouse building in the centre of Ramsey. The building is part of a terrace of buildings which comprise the side and rear of nos. 2-4 Peel Street, with the red bricked Masonic Buildings on the other side. The existing building is currently laid out as offices. - 1.2 The property comprises two large apertures at ground floor level, one with glazing and serves as a door and window and the other, a presently open aperture which provides pedestrian access to the rear of this property and also to the rear of no. 8 Peel Street. At the rear of the property is a single-storey annex which is contained within a small rear yard which is also shared with nos. 2-4 Peel Street. The rear elevation of the main part of nos. 2-4 Peel Street comprises three floors of windows which overlook this yard as well as three floors of windows in the rear of the rear annex of this property. This property is also laid out as an office.
2.0 THE PROPOSAL - 2.1 Planning permission is sought for the demolition of the existing single-storey rear annex and its replacement with a full width two-storey annex comprising additional ancillary office accommodation and a second floor terrace enclosed by a 1.2m high parapet wall. The terrace would be accessed via a new external doorway with the required headroom achieved by the installation of a small gabled dormer spanning the eaves incorporating slate roof tiles. The extension would be finished in Freefoam Fortex Embossed Cappuccino coloured PVC cladding, with grey uPVC window frames at ground and first floor level, with a black uPVC glazed door at ground-floor level. - 2.2 On the front elevation, the proposals are effectively limited to replacement fenestration. This would include 4 no. grey uPVC framed vertical sliding sash windows, and the replacement of the central vertical glazing with 2 no. metal French doors with Juliette style balconies incorporating black coloured railings. At ground-floor level, the proposals would also include the insertion of aluminium folding double glazed doors complete with glazing bars to mirror the existing design configuration of the current shop front glazing.
3.0 PLANNING HISTORY - 3.1 87/00538/B - Alterations to front elevation including new shopfront - Permitted - 3.2 90/00299/D - Erection of advertising - Permitted - 3.3 91/00355/C - Change of use from commercial to residential accommodation - Permitted
4.0 PLANNING POLICY - 4.1 The application site is identified in the Ramsey Local Plan as falling within an area designated as 'Mixed Use'. The site falls within the Conservation Area for Ramsey and is
Spatial Policy 2 Development in Service Centres
General Policy 2 General Development Considerations
Environment Policy 10 Development and flood risk 35 Development in Conservation Areas 42 Designed to respect the character and identity of the locality
5.0 OTHER MATERIAL CONSIDERATIONS - 5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
6.0 REPRESENTATIONS - 6.1 Ramsey Town Commissioners - No objection. (19.07.24) - 6.2 Highways Services - As per the Manual for Manx Roads standard, balconies overhanging the footway should be no less than 2.6m from footway level. Therefore the proposed first floor balcony should be increased in height from its lowest point to footway level to no less than 2.6m or the balcony barrier to be designed flat to the door in a Juliette type balcony design. The second floor balcony design is acceptable. Therefore, the applicant should reassess the proposals and provide additional information/plans where necessary taking account of the above. An oversailing of the highway licence from Highway Services will be required for the proposed balconies once planning permission is granted. (28.06.24)
[officer note - plans were amended to remove projecting balconies and therefore resolved the issue. No further comments were received from Highway Services]
6.3 Flood Risk Management - This property is within a tidal flood zone. Recommend that flood risk mitigation measures outlined in the planning statement be conditioned, whilst further recommending that all services are fed from above where possible so as to not be at flood level and that flood resilient doors are used. (01.07.24) - 6.4 Manx Utilities Authority - no response received at the time of writing. - 6.5 Manx National Heritage - no response received at the time of writing.
6.6 Registered Buildings Officer - no response received at the time of writing.
7.0 ASSESSMENT - 7.1 The main issues to consider in the assessment of this planning application are as follows:
7.4.1 The proposed rear extension would not breach a 45 degree angled measures from the closest windows serving the adjoining property of No. 2 Water Street, the majority of which are noted as being fitted with obscure glazing in any event. Such a relationship is therefore considered to be acceptable. Likewise, to the rear of the proposed extension is the singlestorey annex of the restaurant of No. 8 Peel Street which comprises a kitchen. Therefore, no concerns are raised with the uplift in scale of built development and addition window openings proposed in this regard, thereby ensuring that the amenities of surrounding properties would be sufficiently safeguarded in compliance with General Policy 2 (g).
8.1 The development is considered acceptable in terms of its form, mass and design by providing suitable additions and alterations to an existing property without detriment to the character and appearance of the Conservation Area, and as such comply with Strategic Policy
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision maker must determine:
9.3 The Department of Environment Food and Agriculture (DEFA) is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 13.11.2024 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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