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Case Officer: Mr Edmond Riley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of Belvedere Court, Mooragh Promenade, Ramsey. The building is an apartment block that is spread over six floors. The building is on a corner plot and has a turret on the corner where Hope Street meets Mooragh Promenade. The rear elevation of the building faces on to the rear service lane which can be seen from the Quay; this elevation is highly visible, only has two windows and is not of interest.
2.1 Full planning approval is sought for the creation of a lower garden level to the side and front of the lower ground floor apartment and also the erection of two porches at lower ground floor level. Steps to the lower ground floor would be re-sited, providing access to the new garden area. A new boundary wall to enclose the garden would also be constructed.
2.2 Steps and a ramp to the rear lobby would also be erected off the rear service lane. Decorative hand- and guard-railing would be erected along the edges of the proposed ramp.
2.3 The proposed development also includes significant works to the external appearance of the building which includes a mural to the rear elevation which includes decorative detailing that includes the name of the property and also an image. Also proposed is up-lighting to the original detailing on the building, which would frame the façade. This would be created by using a number of wall-mounted lights and tubes.
2.4 A flagpole would be erected on the turret; this would be approximately 2m in height. 3.0 PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material to the assessment of the current application.
| Application No.: | 14/00637/B |
| Applicant: | Plant Enterprises Ltd |
| Proposal: | Creation of lower garden level, erection of storm porch, creation of ramp access and bin storage, window alterations to basement flat, mural works to rear west gable wall (part retrospective) re-instatement of flag pole and roof turret railing (retrospective) and installation of external lighting |
| Site Address: | Belvedere Court |
| Mooragh Promenade | |
| Ramsey | |
| Isle Of Man | |
| IM8 3AG |
4.1 The application site is within an area zoned as "Office/Residential" identified on The Ramsey Local Plan 1998. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 6.7.1 of The Isle of Man Strategic Plan (20th June 2007) and Policy R/E/P6 'Terraces' of the Ramsey Local Plan 1998.
4.2 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:
4.3 Paragraph 6.7.1 states: "Our environment is improved by the provision of works of art in public places, particularly if that art reflects the cultural traditions or history of a particular area."
4.4 R/E/P6 Terraces states: "There will be a general presumption in favour of retention of traditional uniform frontages on all pre 1920's buildings in terraces by:
5.1 Ramsey Town Commissioners support the proposal as they "consider that the proposals are welcomed and will enhance both the building in question and the area as a whole".
6.1 The application seeks approval for the creation of a lower level garden to the front and side of the building, the erection of steps and a ramp off the rear service lane. Also proposed are external alterations, which include a mural on the rear elevation and the erection of external lighting. The main issues to consider in the assessment are the impacts upon the character and appearance of the property and street scene in general and the impacts upon the amenities of local residents.
6.2 The creation of the enclosed garden at the front and side of the property is something that is a feature of terraces within Ramsey and the retention of these gardens and railings is something that is encouraged through R/E/P6 of the Ramsey Local Plan. It is considered that the creation of these gardens would have a positive impact upon the character and appearance of the property and street scene in general.
6.3 Also proposed is the reinstatement of the railings on top of the turret which would surround the flag pole. This is also considered to be an enhancement as it would re-instate an original feature, which, again is encouraged as part of R/E/P6.
6.4 The steps and ramp are not particularly attractive and are not an original feature, however, this structure would be to the rear and would be at ground floor level to provide access over the rear yard. The ramp would be in place of the existing external store, which is to be demolished. The ramp would be well-screened when viewed from the main public thoroughfare by part of the existing rear outrigger of the apartment building.
6.5 While the painting to the front and side elevations of the building would be fairly uniform, the application also seeks approval for a mural on the rear west gable wall. The proposed mural is considered to add interest to this elevation which at present is relatively uninteresting. The proposed mural would enhance the appearance of the building and would contribute to the overall quality of the building.
6.6 The proposed lighting scheme would define the detailing on the building and would highlight those original details that make it a distinctive property. It is judged that the lighting would make a positive contribution to the overall character an appearance of the property. The lighting scheme is relatively unobtrusive and is based primarily on up-lighting, which is generally a far better alternative to down-lighting, which can result in light pollution and have a negative effect overall. That appears to have been avoided in the scheme proposed here.
6.7 The proposed works are of a sufficient distance from neighbouring properties to prevent their being any unduly negative effect on the amenities of the occupiers of those properties.
7.0 RECOMMENDATION 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. 8.0 INTERESTED PERSON STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant’s agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority, Ramsey Commissioners in whose district the land the subject of the application sits.
| Recommendation | |
| Recommended Decision: | Permitted |
| Date of Recommendation: | 22.07.2014 |
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to the following plans and information, date-stamped as having been received 22nd May 2014:
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Date : 23.7.14
Determining officer (delete as appropriate)
Signed : Sanaeett Chris Balmer Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Jennifer Chance Head of Development Management
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