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Application No.: 25/00053/CON Applicant: Third Man Properties Proposal: Registered building consent for the demolition elements proposed within application 25/90052/B Site Address: Stanley Hotel West Quay Ramsey Isle Of Man IM8 1DW Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.04.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
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.
This application has been recommended for approval for the following reason.
The proposal meets the statutory tests within Section 18 of the Town and Country Planning Act 1999, as the character of the conservation area is being preserved. It is also judged that the application meets the tests of Environment Policy 39 of the IOM Strategic Plan 2016 as the proposed development will preserve the character and appearance of the Conservation Area. The application is therefore judged to be acceptable.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 15 January 2025:
Interested Person Status None
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the curtilage of The Stanley Hotel, West Quay, Ramsey, which is a large attached property, location on the corner of East Street and West Quay. - 1.2 The existing building has a range of external finished to the walls, including painted render, spar dash and facing brick, beneath a slate roof. The building is generally 2.5 storeys in height with single storey elements to the side and rear. - 1.3 The Stanley Hotel has a range of window styles, with the front two elevations being casement windows, the side elevation having one casement and one sliding sash with glazing bars, and the rear having uPVC side opening windows. - 1.4 The existing building currently comprises a public bar to the ground floor together with a lounge, kitchen and two bedrooms at first floor and four bedrooms at second floor level.
2.0 THE PROPOSAL - 2.1 The application seeks planning permission for the conversion of the first and second floor accommodation to 2no. two bed flats, the development of which is considered by planning application 25/90052/B. - 2.2 The works proposed in relation to this application for Registered Building Consent involve the re-roofing of building, removal of rooflights and demolition elements associated with the first floor rear extension.
3.0 PLANNING POLICY - 3.1 The relevant policy regarding the demolition of fabric within the Conservation Area is Environment Policy 39 which states: "The general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the Conservation Area."
3.3 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man includes Policy CA/6 (Demolition) which states:
"Any building which is located within a conservation area and which is not an exception as provided above, may not be demolished without the consent of the Department. In practice, a planning application for consent to demolish must be lodged with the Department. When considering an application for demolition of a building in a conservation area, the general presumption will be in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Similar criteria will be applied as those outlined in RB/6 above, when assessing the application to demolish the building, but in less clear cut cases, for example, where a building could be said to detract from the special character of the area, it will be essential for the Department to be able to consider the merits of any proposed new development when determining whether consent should be given for the demolition of an unregistered building in a conservation area. Account will be taken of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular of the wider effects of demolition on the building's surroundings and on the conservation area as a whole."
4.1 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is a material consideration. - 4.2 Section 18(4) of the Town and Country Planning Act (1999) is relevant and 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".
5.1 25/90052/B - Conversion of existing residential unit above public house into 2No apartments, minor alterations to external appearance of the building and erection of extension over existing rear outlet (in association with 25/00053/CON) - 6.0 REPRESENTATIONS
6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows:
Ramsey Town Commissioners - No objection. DOI Highway Services - No comments.
6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT
7.1 The key consideration in the determination of the application is whether the proposed demolition of the rear extension and other minor works will have an adverse impact upon the character and appearance of the Conservation Area - 7.2 It is pertinent to note that the building is not referred to as being worthy of consideration for Registration in and existing of draft Local/Area Plan and there is no evidence indicating that that the building contributes so significantly to the character of the area that would prevent demolition. - 7.3 The extent of demolition is relatively limited and generally the re-roofing will enhance the appearance of the building whilst the rooflight works are limited in their extent. The demolition of the rear single storey roof will allow the construction of the first floor extension proposed under 25/90052/B. The existing single storey element to the rear of the building is of no particular historic merit and the removal of the roof will not affect any features of historic merit such that the works do not give rise to any adverse harm to the character or appearance of the Conservation Area. - 7.4 The corresponding planning application for the alterations and extension of the building to form the two flats is recommended for approval and the overall development is considered to enhance certain elements of the building whilst having a neutral impact overall.
8.0 CONCLUSION 8.1 The proposed demolition and works requiring Consent are considered to be acceptable and will not give rise to any adverse impact upon the character or appearance of the Conservation Area. The proposals comply with Environment Policy 39 and Planning Policy Statement 1/01.
8.2 It is therefore recommended that the application be approved. - 9.0 Interested Person Status
9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
9.2 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: 30.04.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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