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Application No.: 24/00689/CON Applicant: Mrs Jenny Lantry Proposal: Registered Building Consent for demolition aspects to PA 24/00690/B Site Address: 2A Water Street Ramsey Isle Of Man IM8 1JP Planning Officer: Toby Cowell Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.11.2024 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason.
The proposed demolition of the existing single-storey rear annex is not considered to result in a material impact upon the character and appearance of the Conservation Area and is therefore considered to comply with Strategic Policies 4 and 5, General Policy 2 and Environment Policies 35, 42 of the Strategic Plan (2016).
Plans/Drawings/Information; This approval relates to drawings and documents referenced;
None.
______________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises a three-storey, stone faced building which sits facing the rear of the Courthouse building in the centre of Ramsey. The building is part of a terrace of buildings which comprise the side and rear of nos. 2-4 Peel Street, with the red bricked Masonic Buildings on the other side. The existing building is currently laid out as offices. - 1.2 The property comprises two large apertures at ground floor level, one with glazing and serves as a door and window and the other, a presently open aperture which provides pedestrian access to the rear of this property and also to the rear of no. 8 Peel Street. At the rear of the property is a single-storey annex which is contained within a small rear yard which is also shared with nos. 2-4 Peel Street. The rear elevation of the main part of nos. 2-4 Peel Street comprises three floors of windows which overlook this yard as well as three floors of windows in the rear of the rear annex of this property. This property is also laid out as an office.
2.0 THE PROPOSAL - 2.1 Registered Building Consent is sought for the demolition of the existing rear singlestorey annex in connection with PA 24/00670/B for the erection of a replacement two-storey rear annex and fenestration alterations to the front of the building.
3.0 PLANNING HISTORY - 3.1 87/00538/B - Alterations to front elevation including new shopfront - Permitted - 3.2 90/00299/D - Erection of advertising - Permitted - 3.3 91/00355/C - Change of use from commercial to residential accommodation - Permitted
4.0 PLANNING POLICY - 4.1 The application site is identified in the Ramsey Local Plan as falling within an area designated as 'Mixed Use'. The site falls within the Conservation Area for Ramsey and is located within close proximity to the Court House on Parliament Street to the north (Registered Building No. 079). - 4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy
Spatial Policy 2 Development in Service Centres General Policy 2 General Development Considerations Environment Policy 35 Development in Conservation Areas 42 Designed to respect the character and identity of the locality
5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7.
6.1 Ramsey Town Commissioners - No objection. (19.07.24)
6.2 Manx National Heritage - no response received at the time of writing. - 6.3 Registered Buildings Officer - no response received at the time of writing.
7.1 The existing single-storey annex is not presently visible from any public vista and therefore does not provide any contribution to its character and appearance, whilst further not being deemed to be of any particular architectural or historic merit. It's proposed demolition and replacement with a two-storey annex is therefore not objected to or deemed to result in a material impact upon the character and appearance of the Conservation Area. - 8.0 CONCLUSION
8.1 The proposed demolition of the existing single-storey rear annex is not considered to result in a material impact upon the character and appearance of the Conservation Area and is therefore considered to comply with Strategic Policies 4 and 5, General Policy 2 and Environment Policies 35, 42 of the Strategic Plan (2016). The application is therefore recommended for approval. - 9.0 INTERESTED PERSON STATUS
9.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
9.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 13.11.2024 Determining Officer
Signed : C BALMER Chris Balmer
Principal Planner
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