Officer Report

Application No.: 25/90474/B Applicant: Mr William Rand Proposal: Replacement windows front elevation above shop front, rear elevation windows and doors, and roof tiles incorporating 3 new roof lights. Site Address: London House 30 Parliament Street Ramsey Isle Of Man IM8 1AW Principal Planning Officer: Belinda Fettis Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.07.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The replacement windows shall be timber framed 50/50 ratio sliding sash. Except for the two angular openings, the arched uppers of the new windows shall incorporate arched uppers that reflect the arch of the window openings.

Reason: For clarity and to preserve the character of the property and its place within the Conservation Area.

• C 3. The detailing in the bay window on the rear elevation shall be replicated unless otherwise agreed with the Planning Department.

Reason: For clarity and to preserve the character of the property and its place within the Conservation Area.

• C 4. The proposed colour to be painted on the new timber windows and doors on the rear shall be submitted to the Planning Department and approved in writing prior to application.

Reason: For clarity and to preserve the character of the property and its place within the Conservation Area.

• C 5. Prior to commencement of works to re-roof the building, a sample of the roofing material shall be provided on site or to the Planning Department and approved in writing by the Department.

Reason: In the interests of the character and appearance of the building within the Conservation Area.

This application has been recommended for approval for the following reason.

Having applied the Statutory Test of Section 18(4) of the Town and Country Planning Act (1999) the proposal would preserve and protect the Conservation Area. The proposal accords with Planning Policy Statement 1/01, Planning Circular 1/98.

The proposal accords with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, and the Design Guide.

Plans/Drawings/Information;

This decision relates to the following Plans and Details submitted on the 9th of May 2025 unless shown otherwise.

• o Location Plan
• o Existing and Proposed front elevation plan drawing no.WR-05
• o Existing and Proposed roof plan drawing no.WR-08
• o Proposed block plan drawing no.WR-04
• o Existing and Proposed ground floor plan (16.05.2025) drawing no.WR-05
• o Existing and proposed rear elevation plan (16.05.2025) _________________________________________________________________

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Ramsey Town Commissioners - no objection

_________________________________________________________________ Officer’s Report

- 1. THE SITE

• 1.1. The application site relates to the curtilage of 'London House' no.30 Parliament Street in Ramsey. The building fronts onto Parliament Street with the rear of the site being on West Quay adjacent to Trafalgar House facing the quayside of the Sulby River. The building frontage on Trafalgar Street comprises four floors and is terraced however the buildings either side are lower two and three storey buildings, all with retail frontages at ground level. The rear of the site comprises three floors.
• 1.2. The building stands out for its impressive ornate brick detailing at the first and second floor with arched top windows either side of two angular windows above the shop front door. The existing window frames are angular inserted into the arched openings. The ground floor shop frontage is painted timber and retains much of its traditional late-Victorian / early Edwardian features.
• 1.3. The rear of the building is a painted render façade with a protruding bay window at first floor level and mouldings around the arched top windows above and the eaves. This section of the building is attached to Trafalgar House on the east side. No building is attached to the west side, there exists timber doors providing vehicle access to a courtyard area.

- 2. THE PROPOSAL

• 2.1. Planning approval is sought for to replace the windows on the front elevation above the shop front, the rear elevation windows and doors, and roof tiles incorporating 3 new roof lights.
• 2.2. In support the applicant has submitted existing and proposed plans.
• 2.3. The proposed works can be broken down as follows;
• 2.4. Front elevation: install timber sliding sash windows with angular frames where they exist and arched uppers where they exist.
• 2.5. Rear elevation: install new replicate timber doors where they exist and remove an existing glass panel window and replace it with timber doors to match the existing entrance door.
• 2.6. All timber is proposed to be painted in a colour to be approved by the Planning Department at a later date.
• 2.7. Roof: re-roof the roof and incorporate 3 new roof lights on a rear roof slope.

• 3. PLANNING POLICY Site Specific

• 3.1. The site does not impact upon a Registered Building or protected tree.
• 3.2. The site is within an area of high risk by tidal flooding.
• 3.3. The application site is located within the Ramsey Conservation Area.
• 3.4. On the 1998 Ramsey Local Plan (Map 2) the site is within an area identified for 'Mixed Use'.
• 3.5. On the Draft Area Plan for the North and West, Proposals Map 5 'Ramsey Town Centre', the land is within the Town Centre Division Boundary, Parliament Street East. The written statement recognises Parliament Street for its historical buildings.
• 3.6. It must be noted at the time of writing, that the draft area plan for the North and West is not formally adopted therefore the Ramsey Local Plan remains the correct land use designation.
• 3.7. Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application: Strategic Plan
• 3.8. In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this planning application:
• 3.9. General Policy 2 (b), (c) and (d) that require development to protect the site surroundings and to not adversely affect the character of the surrounding locality or the amenity of local residents.

• 3.10. Environment Policy 34 and 35 relate to the preference for the use of traditional materials and conservation of a site and surroundings to ensure that alterations do not result in any adverse impacts.

- 4. OTHER MATERIAL CONSIDERATIONS

• 4.1. Development in Conservation Areas must take into consideration the following.

• 4.2. Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
• 4.3. Planning Circular 1/98 - Buildings in Conservation Areas states:

"If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.

Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction."

• 4.4. Legislation

• 4.4.1. Section 16(3) of the Town and Country Planning Act (1999) states, "In considering (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses".
• 4.4.2. 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".

• 4.5. Design Guide (2021), Section 5 (Architectural Details), 5.2 (Windows and Doors).

• 5. Planning History

• 5.1. 01/00707.B - Alterations and extension to rear of shop (inc.no.32 Parliament St). Permitted.

• 5.2. 14/00342/B - Alterations and erection of extension to rear of existing shop (rear only; West Quay). Permitted. It is relevant to note the following conditions;

• 5.2.1. Condition (3) The windows and doors hereby approved shall have timber frames and shall be retained as such. Reason: In the interests of the appearance of the development and the surrounding area.
• 5.2.2. Condition (4) The projecting moulding details hereby approved shall be constructed of timber and shall be retained as such. Reason: In the interests of the appearance of the development and the surrounding area.

- 6. REPRESENTATIONS

• 6.1. Copies of representations received can be viewed on the government's website. This report contains summaries only.
• 6.2. Local authority 6.2.1. Ramsey Town Commissioners - (10.07.2025) no objection.
• 6.3. Statutory Bodies

• 6.3.1. The following bodies were consulted on 19.05.2025 however at the time of drafting this report (22.07.2025) no response has been received therefore it is assumed that there are no objections to the application.

• o Manx National Heritage
• o Highway Services
• o Registered Buildings
• o Manx Utilities (Drainage)
• o Manx Utilities (Electricity)
• o DOI Flood Management

- 7. ASSESSMENT

• 7.1. The key considerations are whether the proposal protects and or enhances the character of the building and therefore the Conservation Area, anything less is unacceptable.
• 7.2. Impact upon the building 7.2.1. Insertion of timber 50/50 ratio sliding sash windows to the front and rear elevations is considered to be an improvement that would preserve the character of the building.

7.2.2. The building is not a Registered Building and the roof tiles are not readily visible within any streetscene. The new tiles should be in keeping with the buildings character therefore a condition requiring details of the roof tiles has been proposed. Otherwise re-roofing the building is welcomed as part of maintenance to protect the building from deterioration.

• 7.2.3. The loss of the multi-pane window on the rear elevation at ground level is disappointing. However it is considered that this would not cause adverse harm to the building or the streetscene when viewed in context with other doors at ground level.

• 7.3. Impact upon the Conservation Area

• 7.3.1. It is considered that some harm will be caused by the loss of the multi-pane window because it appears as a shop front where shop fronts exist. However the harm is not considered adverse, sufficient to warrant refusal, because there are other vehicle style doors and fire exit style doors adjacent to the west that separate this window from other shop front style windows.
• 7.3.2. Therefore having regard to Section 18 (4) of the Town and Country Planning Act (1999) the proposal passes the test of s18(4) by preserving the character of the building and so the Conservation Area.

- 8. CONCLUSION

• 8.1. The proposal meets the test of s18(4) of the TCPA and Planning Policy Statement 1/01 and Planning Circular 1/98. The proposal is considered to be acceptable in respect of design and visual impact upon the character of the property, its setting and the wider Conservation Area.

• 8.2. Therefore the proposal is considered to accord with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016 and the Design Guide.

- 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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: 24.07.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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