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1658.04
Offices and proposed new apartment above. Auldyn House 24 Parliament Street, Ramsey IM8 1AP
This application, on behalf of Ardlui Ltd, is for full approval involving building works and a change of use of an existing building with alterations to the internal layout, front, rear and side elevation of the building and roof.
The development will create 4 offices and a new apartment on the upper levels, with a retail unit on the ground floor.
The Applicant envisages the development as a mixed use - 'retail, offices and residential', in line with the planning usage policy for the town centre.
Planning Division's Mr C Balmer has advised the Applicant, in pre-application consultations, (3.3.2017), there are no issues with the overall proposals. Confirmation was also noted regarding the proposals for raising the height of the existing roof line, commenting there was no objection to increasing the roof height of the property, given the variety of different roof heights along the Quayside. However, its design should maintain the profile of a 'pitched roof', as is consistent with neighbouring properties. Mr C Balmer, also noted the building was within the 'conservation area' of the Town centre, and confirmed that 'sash' windows should be installed to the upper storey of the property, both to the front and rear elevations. The shop fronts to both street elevations, should also be refurbished sensitively.
The building is located on Parliament Street and West Quay, in Ramsey. It has been, until recently, used as retail unit on the ground floor and offices on the upper levels. The building in plan is a long narrow rhombus, adjoining retail units on the east elevation and a narrow public footpath to the west elevation. This narrow lane provides access to the neighbouring residential properties and to the service area of the 'Trafalgar Hotel and public house'.
The south elevation fronts on to Parliament Street, while the north elevations faces the West quay and the harbour front. The building has no external private space around its perimeter.
The existing simple duo-pitched roof is of typical construction, namely roofing tiles on a timber truss roof construction. The eastern external masonry wall is of painted render while the western external wall is of traditional Manx stone. Both the northern and southern masonry elevations are of painted render, with decorative features to the southern elevation of Parliament Street.
The design proposals leave the overall form and shape of the building as existing; only the existing roof and gable end walls to the second floor of the building are to be taken down and rebuilt. The works to the eastern and western external walls include increasing them in height to facilitate the new third floor and roof. While the eastern gable end will be rendered to match back to existing, the western Manx stone façade will be repaired and re-pointed as well as reinstating several of the existing window openings with new double glazed window units. The existing and redundant chimney stack will be removed. As there is no requirement for a chimney flue within the building and to reduce maintenance and safety issues, it is not being reinstated.
The materials for the front and rear elevations to Parliament Street and the Quay side, respectively, have been carefully considered. The external decorative facade details, on the southern elevation to Parliament Street will be repaired back to existing. The façade, window surrounds and decorative masonry details will be painted using a heritage colour pallet. All new 'Victorian' style UPVC double glazed sash window units will be installed within the existing openings. The existing masonry parapet wall, at high level, will be increased in height to form a balcony to the new roof garden/terrace to the third-floor apartment. At street level, the shop front will be completely refurbished and include, new entrance, display windows, signage and lighting. This will complete the overall reinstatement of this impressive façade.
The Southern elevation, facing the Quay is less decorative, however the façade will be painted using the same heritage colour pallet. The introduction of 'Victorian' style UPVC double glazed sash window units will also enhance the aesthetic and impact of the overall elevation. The introduction of glazed doors set back within the new roof line and the glazed balcony complete the works at high level. At street level, the shop front will be completely refurbished and include, new entrance, display windows, signage and lighting.
Flood Risk:
The flood risk level for the area of the site has been co-ordinated with Manx Utilities. Following discussions with Mr M Cowin, Flood Risk Management Engineer at Manx Utilities, the flood level datum of 5.64, for a 1 in 200 year plus climate change tidal event was established for the site location.
It is proposed the basement level of the building will be fully tanked and the floor level will be laid with two floor sumps; to allow for the water to be mechanically pumped out, should the need arise. The proposed lift pit will also be tanked and have its own dedicated floor sump, should the lift shaft become flooded.
The existing window shop fronts to the northern and southern elevations, will be raised above the flood level datum, to allow for temporary flood defence boards to be installed in the shop doorways.
In addition to the new side entrance off the narrow lane, on the western elevation, both the existing northern and southern entrances to the building fall below the flood level datum. It is proposed that both thresholds to the existing shop entrances will be raised to the 5.64 datum uniformly, with temporary flood defence systems.
planning statement SS.doc
(e.g. Flood boards) in the doorways to provide 600mm protection above this datum.
As the new side entrance to the apartments, will be required to be level access, the internal floor level will fall significantly below the flood level datum on this side of the building. Temporary Flood defence systems - such as 'flood boards' would have to be over 1m high to provide any significant flood defence. This however would impede any access/egress from the upper residential properties, in an emergency. It is therefore accepted that the 1 in 200 year plus climate change tidal event is likely to flood this entrance of the building.
Drainage:
Foul drainage will be taken from the building and discharged into the main drain run, assumed to be located in the shared narrow lane adjacent to the building. Surface water will be collected from the roof and roof terraces and connected in to replaced rain water pipes along the western elevation. This will be connected and discharged into the existing drainage system using existing gullies.
Neighbour Issues:
It is not anticipated the retail or residential proposals will have any adverse impact on neighbouring properties, over and above its previous use as retail and office space.
Transport Issues:
Following discussions with Hazel Reid, from the Highways Services, Department of Infrastructure, it was noted the proposed development would not be able to provide off street vehicular parking facilities for either customers or proposed residents.
Retail customers and office users parking options include street parking for limited periods on nearby streets in the Quay side and Parliament Street, in addition to the public car parks in the town centre.
Residents, within the new apartment, who require vehicular parking facilities can apply for a 'residents parking permit', utilising the designated parking bays along the quay side or the near vicinity.
In support of alternate travel facilities, the proposed development will provide bicycle storage within the lobby of the apartment, for residents use.
Local bus stops, adjacent to the property, are available. The local public transport provides services from Ramsey to Douglas and other towns on the island.
Planning Context:
The building is located within the area designated as 'Mixed Use' Town Centre on Map No. 2 in the Ramsey Local Plan 1998. The development is also within the 'conservation area' of the town, as defined within the Ramsey "Conservation Area" map No. 1 1992.
The proposed use of the building as retail, offices and residential usage, when considered with the flexibility of the 'Mixed Use' designation, appears to be in accordance with the Local Plan. Therefore, Isle of Man Strategic
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Plan 2007 General Policy 2 (GP2) applies.
A considered and thoughtful design approach has been applied to the proposals. The design proposal reflects the building remains contextual in nature and retains the existing building form. The choice of materials is respectful to the locality and architecturally sensitive to immediate neighbours. We have consulted Manx Utilities and Planning Division during the design process, gaining and applying their comments and design guidance. We believe the design proposals satisfy the Local Planning and associated policies, (i.e. the relevant sub- clauses of General Policy 2 and Environmental Policy 36. Therefore, the Applicant respectfully requests the Planning Committee to grant approval to this application.
| JOB TITLE: Proposed refurbishment And roof extension at Auldyn House, West Quay & Parliament St. Ramsey JOB REF: 1658:04 | DATE OF ISSUE | |||||||||||||||||
| DAY | 14 | |||||||||||||||||
| MONTH | 03 | |||||||||||||||||
| YEAR | 18 | |||||||||||||||||
| TITLE: | Scale | No. | ||||||||||||||||
| Plans & Elevations as Existing | 1:100 | EX-01 | A | |||||||||||||||
| Site & Location Plan | 1:1250 | P-01 | * | |||||||||||||||
| Plans as Proposed | 1:100 | P-02 | C | |||||||||||||||
| Elevations and Section as Proposed | 1:100 | P-03 | B | |||||||||||||||
NO. 1
Please find enclosed the drawings listed below, any errors or omission should be notified immediately KEY: D - For Diskette E - Email H - Hardcopy
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