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Application No.: 25/00536/CON Applicant: Mr Stephen Dunne Proposal: Registered building consent for the erection of attached garage to rear of property, and internal alterations at ground and second floor levels - RB 151 (in association with 25/90537/GB). Site Address: 4 Albion Terrace Lezayre Road Ramsey Isle Of Man IM8 2LW Technical Officer: Tom Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.07.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Reason: To avoid undue risk to occupants resulting from the site being in an area at high risk of flooding.
N 1. The applicant should seek to prevent, so far as is reasonably practicable, surface water from the premises flowing on to or over the highway, as required under Section 58 of the Highway Act 1986.
The proposals are considered to accord with strategic policy 4 and environment policy 32 as the special interest of the registered building would be protected and preserved. The application is therefore judged to be acceptable.
This decision relates to drawings 002, 003,004 and 005, together with the other supporting information, all submitted on 4.6.2025.
_________________________________________________________________ Interested Person Status
It is recommended that the following organisations should NOT be given the Interested Party Status: D.O.I. Highways Drainage - No objection D.O.I. Flood Risk Management - No objection _________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The site is the residential curtilage of an existing mid terraced dwelling which sits on the northern side of Lezayre Road, backing onto a rear lane which faces onto a large carpark. The terrace is uniform at the front and slightly less so at the rear where the original rear outriggers exist with a variety of different sizes and styles of windows now appear, some alongside open parking areas, some enclosed by walls and pedestrian gates and others with small garages in the rear yard accessing out onto the lane, some garages having pitched roofs and others having a flat roof. - 1.2 The property forms part of a Registered Building, Albion Terrace (RB 151) a fine neoclassical-designed terrace of nine properties.
2.0 THE PROPOSAL - 2.1 The application seeks approval for erection of a garage with flat roof to rear elevation of dwelling. The proposal would be constructed above an area of existing concrete hardstanding which is currently used to park a car. The new wall which forms the principle elevation into the lane will be 6.m in length on its longest side and 3.5m in height. Access from this space will be via a pair of double doors onto the rear lane and from a single pedestrian door. The application is concurrent with planning application 25/90537/GB, and both applications are very similar to applications 21/00531/GB and 21/00532/CON, which was permitted but has now lapsed.
3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
(3) In considering —
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
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.
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
3.4 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY RB/3 General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:-
POLICY RB/5 ALTERATIONS AND EXTENSIONS In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Registered building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
4.1 There are a number of previous planning applications associated with this property; however, none are considered relevant in the determination of this application.
Reference Number: 85/00387/B Status: Permitted Proposal: Demolition of existing outbuildings at rear and construction of garage, 10 Albion Terrace, Lezayre Road, Ramsey Reference Number: 87/04540/B Status: Permitted Proposal: Erection of a garage at rear of 6 Albion Terrace, Lezayre Road, Ramsey.
Proposal: Alterations and erection of a rear garage
5.1 DOI Flood Risk Management - Should the PA for the building of the garage be approved FRM recommend that it should be conditioned that the garage cannot be used as living/sleeping accommodation in the future (11.6.2025).
5.2 DOI Highways Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: No drainage details. Applicant should be aware of and comply with the clause above. Ie do not discharge surface water onto highway! (3.7.2025) - 5.3 Ramsey Town Commissioners - No objection (10.7.2025)
6.1 The key issues in this case are whether the proposed garage preserves the registered building or its setting or any features of special architectural or historic interest which it possesses and whether there are any impacts of the garage and link on the living conditions of those in adjacent property.
6.2 The Terrace is registered as an entity and it is clear that the rear of the terrace possesses very little of the uniformity and detail of the front. The rear of terrace is varied from property to property, a number with enclosed garaging behind the outrigger with only a yard to the side remaining uncovered space, as is the case with both adjacent properties. Some open outside space remains further along the terrace. It is considered that the rear lane, adjacent car parking and retail building do not make a positive contribution to the setting of the building and what is proposed will, in any case, improve the appearance of the existing concrete hardstanding. - 6.3 DOI Flood Risk Management have requested a condition that the garage cannot be used as living/sleeping accommodation. Given the site is noted as being at high risk of flooding, it is judged sensible to include this condition as requested on this RB consent application for the avoidance of doubt.
7.1 The proposals are considered to accord with strategic policy 4 and environment policy 32 as the special interest of the registered building would be protected and preserved. The application is therefore recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should
be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
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: 21.07.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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