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Application No.: 15/01197/B Applicant: Mr Glenn Kinrade Proposal: Installation of dormer window to front elevation Site Address: 4 Market Place East Ramsey Isle of Man IM8 1JY Case Officer : Mr Jason Singleton Photo Taken: 19.11.2015 Site Visit: 19.11.2015 Expected Decision Level: Officer Delegation
Officer’s Report APPLICATION SITE
1.1 The application site is the curtilage of 4 Market Place East Ramsey. The building is a three storey building with retail on the ground floor and the upper floors residential. It is situated on the south eastern corner of Ramsey's town centre car park. At present within the roof is a single velux style roof light of approximately 700mm square. It is the only example of roof light featured within the terrace. - 1.2 The application site is within Ramsey's Conservation Area and is part of the terrace lining the eastern side of Ramsey's car park. It is surrounded by a variety of land uses representative of its location within the town. The age of the building is unknown, but it is pre-1920s. THE PROPOSAL
2.1 Proposed is the installation of a dormer within the roof to the front elevation measuring 1200mm x 2900mm and a projecting roof of 2000mm. The finish of the dormer would be dark grey Upvc shiplap boarding to the front and the cheeks. The face of the dormers would be set back 2100mm from the corresponding elevation of the building. The width of the existing roof measures 4700mm x 3700mm high. The creation of the new dormer would feature three new windows within the dormer where the outer windows have side hinged openings and the central portion remains fixed. It is proposed the new windows to be double glazed, white Upvc framed units. PLANNING HISTORY - 3.1 PA 13/91155/B - Conversion of existing first floor office to additional living accommodation for upper floor apartment - Approved. PA 12/01444 - Installation of replacement windows, door and top-light, removal of canopy and rerendering to front elevation - Approved. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is within an area recognised as being within mixed use (Town Centre) under the Ramsey Local Plan Order 1998. There are three policies within Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application. Policy R/R/P4: Use of Upper Floors for Residential Purposes reads in part: "The upper floors above shops are often underused. Use of this space for residential purposes will be encouraged, subject to compliance with the Housing (Flats) Regulations".
4.2 Policy R/TC/P3: Upper Floors is within the Town Centre chapter of the written statement, and reads in full: "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)".
4.3 Policy R/E/P6: Terraces, which follows the above text, reads in part: "There will be a general presumption in favour of retention of traditional uniform frontages on all pre-1920s buildings in terraces". Specifically criterion 'e' states that the introduction of dormer windows will be discouraged. - 4.4 In terms of Strategic Plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this planning application. General Policy 2 states in part: "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:
4.5 Environment Policy 34 reads: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred". - 4.6 Environment Policy 35 reads: "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".
REPRESENTATIONS
5.1 Ramey Town Commissioners object (20/11/15) "This application indicates a flat roofed dormer window to the front elevation to a building within the Conservation Area. Such a modern style of development is not considered to be appropriate within a prominent location within the Conservation Area and visible from the Market Square area".
5.2 Highways services have confirmed there is no Highway Involvement (4/11/15) ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the Conservation Area, (ii) the impact of the proposal upon the amenities of the neighbouring properties.
The site is within the Ramsey Conservation Area and therefore any alterations to the property should be mindful of this designation. The proposal should be considered in light of Policy R/E/P6 of the Ramsey Local Plan and Environment Policy 34 & 35 of the Strategic Plan. The above policies are set to help preserve or enhance the appearance and character of the site and that of the surrounding Conservation Area.
General Policy 2 requires that proposed developments do not adversely affect the character of the surrounding landscape or townscape. It also requires that development does not adversely affect the amenity of local residents or the character of the locality. In respect of the impact on the visual amenities of the surrounding area, the dormer would be visible from the Market Square car parking area. As previously mentioned, the application site forms part of a terrace of simple roofed properties where the introduction of the dormer proposed under this scheme would considerably upset the character and appearance of the street scene and would appear as an incongruous feature on the application building.
From the site visit, there is a strong presence of uniformity of the roofs within the street scene particularly the fronts of the property which forms an important feature of the terrace which makes
a significant contribution to the street scene and that of the Conservation Area. There are no flat roof dormers visible in the vicinity of the area which overlooks the central car park.
The conversion of the roof space has been achieved within a previous planning application without the need of a dormer roof conversion. Looking at the application drawings and from the site visit the roof line appears to remain pretty much as originally built i.e. with the exception of roof light, the roof scape remains as it was. The introduction of any dormer would be conspicuous and out of keeping with the area. It would not be sympathetic to the character of this particular terrace of properties or on the appearance of the application site.
The addition of the dormer on the front elevation would be highly visible within the street scene and would be considered not to preserve or enhance the character of the area having an unduly negative impact upon the appearance of the adjoining and adjacent properties and that of the Conservation Area in general.
RECOMMENDATION
7.1 Overall, it is concluded that the planning application is not in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for refusal. 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 in whose district the land the subject of the application sits.
Recommendation
Recommended Decision: Refused Date of Recommendation:
15.12.2015
R 1. The proposed dormer window on the front facing roof slope, would, by its existence and its scale, form, design and prominence within the street scene, fail to preserve or enhance the character of the area. It would be obtrusive and have an unduly negative impact upon the appearance of the adjacent properties and that of the Conservation Area in general, contrary to Policy R/E/P6 of the Ramsey Local Plan Order 1998 and Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2007.
I can confirm that this decision has been made by the Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Jennifer Chance Head of Development Management
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