Officer Planning Report

Application No.: 09/00996/GB Applicant: Mr Ollie Byrne Proposal: Erection of a replacement conservatory (in association with 09/00997 CON) Site Address: Dunluce Ballure Road Ramsey Isle Of Man IM8 1NL ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: No objection Consultee : Mr P S Harrison Notes: Comments received

Officer's Report

The Site

The site represents the residential curtilage of Dunluce, an existing dwelling situated on the eastern side of Ballure Road, to the north of the electric railway crossing and to the immediate south of an existing dwelling, Seafield. Dunluce is a detached property with a roadway which leads from Ballure Road to Ballure Promenade alongside the northern boundary of the site. The property is a handsome building with steeply pitched roof, substantial chimneys, slim vertically proportioned windows with arched heads and corresponding mouldings above and a rather unfortunate lean-to sun room on the south western elevation which has a corrugated sheeted roof, rendered walling with sections of split stone and large, square lights.

Planning Status

The site lies within an area designated on the Ramsey Local Plan of 1999 as Residential. The building is also Registered (RB 215). The site is not within a Conservation Area.

Due to the location of the application site, the zoning and type of development the following Planning Policies are required for consideration:-

"General 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:

• (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; (1) 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." "Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

Environment

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.

Planning History

The previous planning applications are considered relevant in the assessment and determination of this application:-

Registered Building Consent for the erection of a replacement conservatory (RB no 215 in association with 09/00996GB) - 09/00997/CON - PENDING CONSIDERATION

Registered Building consent for the installation of a satellite dish (In association with 07/00574/GB) Registered Building Nos. 215 - 07/00575/CON - APPROVED

Installation of a satellite dish (In association with 07/00575/CON) - 07/00574/GB - APPROVED Erection of detached garage and creation of vehicular access through widening of existing entrance 98/01334/B - APPROVED

The Proposal

This application seeks approval for Registered Building Consent for the erection of a replacement conservatory (RB no 215 in association with 09/00996GB). The proposal would be a timber framed conservatory with a pitched roof to the southwest elevation.

Representations

Ramsey Town Commissioners:-

"No objection"

Department of Transport Drainage Division:

"There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999."

The Authority has received no privately written representations objecting to the application.

CONSERVATION OFFICER'S SUPPLEMENTARY REPORT

This application is the result of discussion with the owner following the submission and subsequent withdrawal of the previous application which was considered did not respect the character of the Registered Building.

This proposal seeks to replace an existing inappropriate rear extension with a new conservatory which draws heavily on historic photography of the previous, Victorian conservatory and the architectural detailing found in the main house.

These proposals therefore respect the character of the Registered Building and are therefore acceptable.

ASSESSMENT

Any proposal for works to a Registered Building may not adversely affect its character as a building of special architectural or historic interest under the provisions of Environment Policy 32. In this case, the proposal will result in the removal of a part of the building which is modern and unsympathetic and its replacement with a more appropriately styled and proportioned structure. The proposal would enhance the appearance of the existing Registered Building therefore it is considered appropriate.

The proposal would have no adverse impact upon the residential amenities of the neighbouring properties.

RECOMMENDATION

Overall, it is considered the proposed extension would not result in an adverse impact upon the appearance of the property. For these reasons the proposal is considered the proposal would comply with the relevant planning policies as layout within the Isle of Man Strategic Plan and accordingly it is recommended that the application be approved.

PARTY STATUS

The following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• Ramsey Town Commissioners
• Department of Transport Drainage Division

Recommendation Recommended Decision: Permitted Date of Recommendation: 08.09.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 0 : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the erection of a replacement conservatory as proposed in the submitted documents and drawings REF 1, REF 2, REF 3, REF 4, REF 5, REF 6 and REF 7 all received on 9th June 2009.

C 3.

The external finishes of the extension must match those of the existing building in all respects.

N 1.

There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed :