Officer Report

Application No.: 25/90473/B Applicant: Mr Richard Robinson Proposal: Replacement of workshop roof and conversion into additional living accommodation to rear of dwelling Site Address: 1 Cannells Lane Ramsey Isle Of Man IM8 1JR Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.06.2025 _________________________________________________________________

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.

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

Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, no having any significant public or private amenities and complies with General Policy 2, Environment Policy 13 & 35, Section 18(4) of the Town and Country Planning Act (1999), Residential Design Guide and Planning Policy Statement 1/01.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 08.05.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: Local Authority - No Objection

_________________________________________________________________ Officer’s Report

- 1.0 THE APPLICATION SITE

1.1 The application site is the residential curtilage of 1 Cannell's Lane, Ramsey which is a traditional two storey property situated in the middle of Cannell's Lane which is an access route from the main shopping centre along Parliament Street and Water Street. - 1.2 To the rear of the property is a rear enclosed yard area which also accommodates a workshop building with a lean-to roof. The application centres on this building/rear yard area.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the replacement of workshop roof and conversion into additional living accommodation to rear of dwelling.

3.0 PLANNING HISTORY - 3.1 The application has been the subject of a number of planning application, but none are considered relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area zoned as town centre (mixed use) by the Ramsey Local Plan 1998 and is within the Ramsey Conservation Area. The site is within a "High Flood Risk - Tidal". - 4.2 The following policies in the Isle of Man Strategic Plan 2016 are considered relevant. - 4.3 General Policy 2 states: '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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.'

4.5 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted." - 4.6 Environment Policy 35 states: '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.'

4.7 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 4.8 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". - 4.9 Residential Design Guide 2021

5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have no objection (22.05.2025).

6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are;

• - Statutory test
• - Character and appearance
• - Impacts upon neighbouring amenities

- 6.2 CONSERVATION AREA STATUTORY TEST

• 6.2.1 Prior to the assessment elements of this application, it is necessary to apply the Conservation Area statutory test as referenced in section 4.4 of this assessment on whether the proposal would preserve or enhance the Conservation Area.
• 6.2.2 In relation to external works, these are contained within the rear elevation of Nr1 Cannells Lane. The proposal is to remove the lean to roof and replaced with a flat roof above the existing workshop, which in the main part retains its existing footprint. The existing workshop does not have any architectural interests, being a more modern addition. The proposed works are not publicly apparent given the works being contained to the rear and the high walls which run around the yard area of the property. It is considered the proposals would not have any adverse impact on the character and appearance of the property or that of the Conservation Area; having a neutral impact (i.e. preserve).
• 6.3 CHARACTER AND APPEARANCE

• 6.3.1 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. Further, Section 18(4) of the Town and Country Planning Act (1999) as mentioned above, also requires that the desirability of preserving or enhancing its character or appearance in the exercise.
• 6.3.2 For the reason outlined previously (par 6.2.2) it is considered the proposal are acceptable and would preserve the character and appearance of the Conservation Area.

6.4 Impacts upon neighbouring amenities

• 6.4.1 The proposal reduces the mass and scale of the existing workshop building and therefore given these facts and the high ways which run around the rear yard, the proposal will not have any significant impacts upon neighbouring amenities.

6.5 Other Matters

• 6.5.1 A conditions should be attached as suggested by the Flood Risk Management. With such conditions in place there are no issues relating to flood risk which cause concern.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, no having any significant public or private amenities and complies with General Policy 2, Environment Policy 13,35, Section 18(4) of the Town and Country Planning Act (1999), Residential Design Guide and Planning Policy Statement 1/01. - 7.2 It is recommended that the application be approved.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 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). - 8.2 Article A10 sets out that the right to appeal is available to:

• 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.

8.3 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. - 8.4 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.

8.5 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: 10.06.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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