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Application No.: 25/90627/B Applicant: Mr Jake Richmond Proposal: Replacement of roof tiles, removal of chimney stack, replacement of spar dash with smooth render, alteration to 1st floor window, replacement of front and garage doors and installation of roof lights to both roof slopes Site Address: 2 Killeaba Mount Ramsey Isle Of Man IM8 2JG Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.08.2025 _________________________________________________________________
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.
The proposal is considered to have no adverse impact on the character and streetscene of the area and neighbouring amenities. It is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
This approval relates to the documents, photos and drawing no. 01, 02, 03, which has been received on 23rd June 2025.
_________________________________________________________________ Right to Appeal
It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because: Ramsey Town Commissioners - No objection
1.0 THE SITE - 1.1 The site is 2 Killeaba Mount, Ramsey, a front-gabled detached house located on the west of Killeaba Mount. South of the house is a driveway that leads to the rear of the property, providing access to two other houses. - 1.2 The house has a high-pitched roof with concrete tiles. It is finished in spardash. There is decorative stone cladding below some windows and around some corners. There is a chimney at the rear elevation. The house has an attached flat-roof garage on the north elevation. The garage has a sliding, folding door.
2.0 THE PROPOSAL - 2.1 The proposal is the physical elements for the conversion of the roof space into two ensuite bedrooms. The proposal includes installing five rooflights on the south elevation, two rooflights on the north elevation, and the removal of the chimney and flue on the north elevation. - 2.2 The proposal also includes:
3.0 PLANNING HISTORY - 3.1 No previous application is considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific - 4.1 The site is within an area designated as Predominantly Residential Use in the Ramsey Local Plan 1998. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 No planning policy statement or national policy directive is considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance - 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:
6.0 REPRESENTATIONS - 6.1 Ramsey Town Commissioners have no objection to this application (20.07.2025). - 6.2 DoI Highway Services has not commented at the time of this report (13.08.2025).
7.0 ASSESSMENT Elements of Assessment - 7.1 The key considerations of this application are the design of the building itself, its impact on the character and streetscene of the area and the amenities of the neighbours.
8.0 CONCLUSION - 8.1 The proposal is considered to have no adverse impact on the character and streetscene of the area and neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
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: 13.08.2025
Determining Officer Signed : C BALMER
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