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The property 2 - 3 Bourne Place, Ramsey, is part of a row of two and three storey terraced properties which are located on the eastern side of Bourne Place and south of Market Hill.
The application site is within an area recognised as being mixed use, more specifically town centre use under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is within the Ramsey Conservation Area.
The application is a retrospective for the retention of a flat roofed timber shed in rear yard. The shed has a width of 3.2 metres, a length of 3.85 metres and a maximum height of 2.6 metres.
Ramsey Town Commissioners have objected on the following grounds:-
The timber shed as existing is poor quality and construction and its appearance when viewed from neighbouring properties is of a low standard. It is considered therefore that the timber shed as exists is detrimental to the amenity within a Conservation Area.
The Department of Transport Highways Division:- Do not oppose
The owners and/or occupants of 5-7 Market Hill make objections to the planning application which can be summarised as concerns regard the poor standard of construction, a fire risk, and cause an adverse visual impact to the rear yard/area.
Material Planning matters which need to be considered regarding this application include:-
As the property is within a Conservation Area, extra consideration must be taken to ensure the structure will be appropriate and will be in keeping with the architecture of the property and that of the Conservation Area. If this structure was visual from the public highway I would consider the appearance to be out of keeping with the Conservation Area. However the structure is within a rear yard and therefore cannot be seen from a public highway and therefore I do not consider able to refuse the application on these grounds.
Whilst the Commissioners and the objector have made comments on the poor construction and possible fire risks, I am unable to consider these comments as these points would be covered by any subsequent Building Regulations application, which the structure would be required to adhere to.
The photographs submitted by the owner/resident of 5-7 Market Hill show the structure but also areas of the yard which are covered by polythene sheeting. I would agree the polythene sheeting does have an adverse impact to the detriment of the neighbouring amenity, however that is not is what or can be considered under this application, particularly as it cannot be classed as development. The structure itself is not idea, however I do not consider when viewed from the neighbouring properties or from the rear yard it would not cause a significant impact to the detriment of the neighbouring amenity to warrant a refusal on these grounds.
For these reasons the structure would seem acceptable in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Ramsey Commissioners Highways Division 5-7 Market Hill, Ramsey
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 submitted documents and drawings 576/01 and 576/02 all received on 26th September 2006.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 8/12/06
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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