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| Ref: | Status | Description |
|---|---|---|
| 13/01158/D | Permitted | Erection of non illuminated signage |
| 13/90973/C | Permitted | Change of Use of Ground Floor into Dental surgery |
10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
Existing Site The application site is the curtilage of 3 West Quay, Ramsey which comprises of a dental surgery and associated therapy rooms to the ground and first floor with a residential apartment on the floors above. The existing building is a four storey end of terrace building located in the heart of Ramsey town centre on the quayside. The building is located within the Ramsey Conservation area and the façade facing the quay (North Elevation) has a render finish with a curved timber bay window and entrance door to the ground floor and white UPVC windows above.
The façade facing the pedestrian lane between Parliament Street and West Quay (West Elevation) has a mixture of natural stone (with poor cement pointing) and render with UPVC windows to the front section and timber windows to the rear. There is a curved timber bay window to the ground floor along with a timber entrance door off the side lane.
A private lane at the rear of the building leads to a private enclosed yard. The façade facing the rear (South Elevation) has a render finish with timber windows & entrance doors.
The building has a mixture of pitched and Lean-to roofs which have a natural slate roof finish.
Photographs of the existing building are included on CJ Design drawing numbered 2023/26/01, submitted as part of this planning application.
The street scene along West Quay Street is made up of terraced buildings with various ridge heights finished with a mixture of roofing materials including natural slate and generally, the facades have a render finish. Timber and UPVC casement windows are the dominant windows within the street scene.
Planning History Following a search carried out on the Planning Department website it would appear the application site has been subject to several previous planning applications submitted by the current and previous owners. Details of these application are listed below for reference: -
Ref: Status Description 13/01158/D Permitted Erection of non illuminated signage 13/90973/C Permitted Change of Use of Ground Floor into Dental surgery
Current Proposals This application seeks full planning approval for the change of use of the ground and first floors into residential use, renovation of the top floor apartment and the external renovation of the existing building, including render & stone cladding to the West elevation and new windows & doors throughout.
Following research of current residential accommodation available within the Ramsey town centre, the applicant has identified a lack of wheelchair friendly living accommodation with easy access to the shops and facilities of Ramsey. The building is ideally located to provide such a unit and the ground floor layout can be easy adapted to provide level wheelchair access from the side lane. We propose to increase the width of the existing door opening from the side lane by 100mm to provide easier access and build up the front section to provide Kitchen, Lounge, Bedroom and Ensuite provision all on one level. The existing room to the rear will then provide further bedroom and En-suite facilities for a live in carer or occasional support worker that stays overnight. This change of use to create a two bedroom, wheelchair friendly apartment involves minimal alteration to the external appearance of the building except widening the side door.
It is proposed the internal staircase serving the upper floors is reconfigured and replaced with a new staircase providing access to the residential accommodation on the floors above. This new stair location allows individual access into a one bedroom apartment located on the first floor, with a separate fire escape staircase from the rear. A three bedroomed apartment will be created on the upper two floors, with a Master Bedroom suite on the third floor and a Lounge on the upper floor, both having views over the Quay. Again, the internal alterations required as part of these proposals involve minimal alteration to the external appearance of the building however the central window to the North elevation is to be replaced with French doors and a Juliette balcony (like other buildings recently renovated on West Quay).
As part of the external renovation works, the applicant would like to replace the existing mixture of timber and UPVC windows with new, highly efficient doubleglazed windows. Due to the weather exposure conditions of the site, it is proposed to use UPVC for the windows and composite entrance doors and frames. The curved bay window to the ground floor North elevation is to be replaced by a more traditional UPVC window design.
The exposed stonework to the West elevation has been extensively re-pointed, resulting in large mortar joints and very little exposed stonework. These proposals seek to render this elevation to match all the other elevations and provide a ‘Tier’ stone cladding to the lower section, similar to no.4 West Quay on the other side of the lane.
Although the site falls within an area at high risk of tidal flooding, the ground floor level facing the Quay is to be raised 240mm to provide accommodation on one level for wheelchair users. This will have the added benefit of reducing any potential flooding implications.
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