22 December 2015 · Delegated
Flat Above, 4, Market Place East, Ramsey, Isle Of Man, IM8 1jy
This application sought permission to install a dormer window on the front elevation of 4 Market Place East, Ramsey, a three-storey building with retail on the ground floor and residential use above, located within a Conservation Area. The site forms part of a terrace of properties with a notably uniform roofline. At the time of the application, the only roof opening in the terrace was a single small velux-style roof light. Officers considered that adding a front-facing dormer of the proposed scale and design would break this uniformity and stand out prominently in the street scene. The application was refused because the dormer would fail to preserve or enhance the character and appearance of the Conservation Area and would have an unduly negative impact on the neighbouring properties and the wider terrace.
The application was refused on 22 December 2015. The proposed front-facing dormer window was judged to be obtrusive and out of keeping with the uniform roofline of the terrace, which forms an important part of the Conservation Area's character. It would have had an unduly negative impact on the appearance of neighbouring properties and the Conservation Area as a whole.
Refusal Reasons
Use of Upper Floors for Residential Purposes
Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations
3.15 Policy R/R/P4: Use Of Upper Floors For Residential Purposes The upper floors above shops are often under-used. Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations. Change of use from residential to office use will not generally be permitted.
Upper Floors
The use of upper floors as retail units, offices and apartments shall be encouraged particularly where premises are currently vacant (see also Policy R/R/P4)
on, it is considered that residential use on upper floors of commercial buildings should continue to be permitted in order to assist in the buildings' maintenance and refurbishment (reference: Policy R/TC/P3). ## Traffic Management
Terraces
General Policy 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: (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; (l) 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 consumption. 6.3 Development outside of areas zoned for development
Environment Policy 34
In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred
Environment Policy 34: In the maintenance, alteration or extension of pre -1920 buildings, the use of traditional materials will be preferred. 7.29 Development within Conservation Areas 7.29.1 Conservation Areas are designated where the Department is satisfied that there is an area of special architectural or historic interest, the character of which it is desirable to preserve or enhance. Accordingly, the Department will; i. appraise and review existing Conservation Areas; and ii. designate new Conservation Areas where Conservation Area appraisals have revealed individual areas to be worthy of such status. 7.29.2 Development proposals within Conservation Areas will be expected either to preserve or enhance their character or appearanc e. Development proposals should be in accordance with the Department's conservation policies set out in Planning Policy Statement 1/01, "Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man." There is generally gra nt assistance available to help in the use of appropriate materials and positive and appropriate development within Conservation Areas.
Environment Policy 35
Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
