Planning Officer Report

Planning Report And Recommendations {{table:443642}} ### Considerations {{table:443640}} ### Written Representations ### Consultations {{table:443641}}

Officer's Report

The Site

The site represents the residential curtilage Ballure Cottage, Ballure Road, Ramsey, a two storey detached which sits to the western of Ballure Road. The property is a Registered Building.

Land Use Zoing / Planning Policy

The application site is within an area recognised as being an area of 'predominantly residential area' not zoned for development, under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.

• Ramsey local Plan 1998 – Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site the following policy is relevant for consideration:-

"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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;

• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (1) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy Due to the sites location, zoning and the type of development proposed, the following Planning Policies from the Isle of Man Strategic Plan are relevant when determining the application:- "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."

Planning History:

The following application should be considered in the assessment and determination of this application:-

Registered Building consent for the installation of replacement windows and front door and repair works to dwelling (in association with 10/00394/GB) Registered Building Nos. 212 - 10/00395/CON PENDING CONSIDERATION

The Proposal:

This application seeks approval for the installation of replacement windows and front door and repair works to dwelling (in association with 10/00395/CON).

Representations:

The Authority has received no other privately written representations objecting to the application.

Conservation Officer'S Supplementary Report:

As Ballure Cottage, Ramsey is a Registered Building (RB 212), the content of this application has been considered with particular regard POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.

At some point in the recent past, the windows and front door have been replaced with totally inappropriate PVC items. This application seeks to replace these inappropriate windows with painted timber sliding sash windows utilising a format of sash still in place to the rear of the property and the front door with a four panelled door with appropriate side screens in the Victorian style. These works are clearly an enhancement to the character of the Registered Building and are therefore acceptable.

On the basis of the above, recommend approval of this application.

Planning Officers Assessment

The first starting point is the consideration of Environmental Policy 32 which deals with extension and alterations to Registered Buildings and whether such proposals would detrimentally affect the character of the building.

The current windows and door are either in poor state of repair or are totally inappropriate, which is especially the case to the front elevation, as the windows and door in terms of design, method of opening and material used.

The proposal would replace all of the existing windows with hardwood timber sliding sash windows with decorative horns. The front door would also replace the existing uPVC door with a hardwood door and frame.

Furthermore the proposal includes works to repair, re-render and replace further aspects of the dwelling which all are considered appropriate for this Registered Property.

Recommendation:

In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable in terms of the relevant policies in the Isle of Man Strategic Plan (June 2007).

Party Status:

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.04.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the Installation of replacement windows and front door and repair works to dwelling (in association with 10/00395/CON) as proposed in the submitted documents and drawings DRWG 01, DRWG 02, DRWG 03, DRWG 04, DRWG 05 AND DRWG 06 all received on 19th March 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : ...May. 2010

Signed : Senior Planning Officer