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Application No.: 08/00007/GB Applicant: Mr J McCracken Proposal: Conversion of existing residential dwelling into three self contained apartments (In association with 08/00008/CON) Site Address: 2 Albion Terrace Ramsey Isle Of Man IM8 2LW Considerations Case Officer : Mr Chris Balmer Photo Taken: 18/02/08 Site Visit: 18/02/08 Expected Decision Level: Planning Committee Written Representations 4 Albion Terrace Lezayre Road Ramsey Isle Of Man Objects to the proposal Consultations Consultee : Highways Division Notes : Do not oppose Consultee : Clerk To The Commissioners Notes : Object Consultee : IOM Water Authority Notes : Note received Consultee : Chief Fire Officer Notes : Note received
THE APPLICATION SITE The application forms the residential curtilage of 2 Albion Terrace, Ramsey, which part of a row of three storey terraced properties located on the northern side of Lezayre Road and west of Parliament Square.
PLANNING POLICY The application site is within an area of predominantly residential use, under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within Ramsey Conservation Area, however, the property and the rest of Albion Terrace are Registered Building (RB 151).
6 August 2008 08/00007/GB Page 1 of 5
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The application seeks approval for the conversion of existing residential dwelling into three self contained apartments (In association with 08/00008/CON).
Ramsey Parish Commissioners have objected to the application:- "It is considered that this application is inappropriate, particularly for a Registered Building and could set an undesirable precedent for further dwellings within the Terrace. Poor car parking provision has also been indicated as part of this application."
Highways Division:- "Do not oppose" The owners/occupiers of 4, 8, 10 and 14 Albion Terrace, Lezayre Road, Ramsey, have objected to the application which can be summarised as; The building has restrictions on what can and cannot be altered externally and internally; changing the use of the house goes against everything that we have been told we can do to alter the internal appearance of the houses on the terrace; any external alterations to accommodated parking or fire escapes would be contrary to the information we have been given; inadequate car parking provisions for 3 apartments; and the additional units will impact upon the existing sewer system.
Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-
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:
Policy 31: There will be a presumption against the removal of any Registered Building from the Register.
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.
Policy 33: The change of use of Registered Buildings will only be permitted if the proposed use is appropriate and any alterations associated with the change are not detrimental to its character as a building of special architectural or historic interest.
Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that:
In respect of the conversion of existing buildings there needs to be particular consideration taken with regard to the outlook and light the unit would have for the future occupiers, from principal rooms (i.e. lounge, kitchen). A concern with this application relates to the poor outlook for flat . Flat 1's principal rooms would be located within the rear single storey outlet. The lounge would have a single window looking directly at the boundary wall 2 metres away, as would the two small kitchen windows. Flat 3's principal rooms would be located to the rear of the main building, and would have a single window located in the comer of the lounge/kitchenette. It is considered both flats would have a poor outlook from the principal rooms and therefore have unacceptable residential amenity standards for future occupiers.
The proposal does include the demolition of the existing flat roofed garage; this is a fairly modern extension onto the existing rear annex. It is considered that the detracts from the appearance of the Registered Building, due to the inappropriate design of the garage, in relation to the main building. It is therefore considered the demolition of the garage is acceptable and beneficial to the property and appearance of the area.
The proposal indicates is that, two off street parking spaces would be provided, result from the proposed demolition of the rear single storey garage which currently exists. Whilst two spaces are shown, it is considered that the normal dimensions for parking spaces ( ) would not be provided due to the limited space, and therefore only one parking space would be provided. Notwithstanding this, there are provisions within the Isle of Man Strategic Plan, to allow development where the parking standards are relaxed. These include:-
In this case, it is considered that, as the proposal would re-use and retain a Registered Building; the site is within a minutes walk from Ramsey Town Centre; and is a few minutes walk to Ramsey Bus Station, which has public transport links to the whole Island, the relaxation of the parking standards would be acceptable. The Department of Transport Highway Division have no objection.
This application is for the conversion of existing residential dwelling into three self contained apartments. As Albion Terrace is Registered (RB 151), this application has been considered with particular thought to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1 / 01 and set out below.
Policy RB/5 Alterations and Extensions states: 'There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals.
Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting.'
The creation of the three self contained apartments creates some difficulties in how this impacts on the Registered Building. A perusal of the drawings indicates that out of 16 existing internal doors on the Existing Plans, the Proposed Plans only appear to indicate 9 doors to be retained such as the works to provide fire separated access to the First Floor and beyond, result in the loss of two, potentially historic doors. This is not acceptable when dealing with a Registered Building. Some minor alterations to the planning such as maintaining the one door to the rear outlet on the Ground Floor and re-planning how the Bathroom could retain more of the original Registered fabric would achieve what is required for modern living standards.
The installation of the Bathroom to the First Floor will result in additional drainage and pipe work not indicted on the application drawings and will clearly have an impact on the Registered Building which is not justified in the application. This will apply to all situations where new Kitchens are installed through the building.
The proposals are not in any way justified in the application and it is expected that the approach to the alteration and extension of a Registered Building should be sympathetic, something this application is not. It is considered that these proposals do not respect the Registered status of the building, neither do the proposals protect or enhance the character of the Registered Building.
I recommend that this application is refused.
Whilst the principle of development is considered to be acceptable, it is considered the proposal would contravene Housing Policy 17 paragraph b, in that, the principle rooms for flats would
not have a pleasant clear outlook/general environment and therefore have an adverse impact upon the residential amenity for future occupiers. Accordingly, it is recommended the application be refused.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
4, 8, 10 and 14 Albion Terrace, Lezayre Road, Ramsey,
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
Flats 1 and flat 3 are unacceptable by reason that a) they fail to provide a pleasant clear outlook from the principal rooms; and b) the level of natural light enjoyed is unduly limited. As such the proposal represents an inappropriate form of development that would provide an unacceptable living environment for future occupiers. Accordingly, the proposed development fails to satisfactorily accord with the provisions of Housing Policy 17 of the Isle of Man Strategic Plan 2007.
The proposals are not justified and neither do the proposals protect or enhance the character of the Registered Building as required by Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01.
Decision Made:
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