Officer Planning Report Duplicate

Considerations {{table:159546}} {{table:159547}} {{table:159548}} {{table:159549}} ### Written Representations ### Consultations

Officer's Report

The Application Site

The application site Silver Star Takeaway, 1 Waterloo Road, Ramsey is part of a row of two storey terraced property (end terrace) locate don a corner plot, with Chapel Street to the northwest of the site and Albert Street to the southwest.

Planning Policy

The application site is within an area of "mixed 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 also within the Ramsey Conservation Area.

• Environment Policy 35 of the Isle of Man Strategic Plan

Proposal

The application proposes the relocation of existing kitchen extraction duct. The proposed new duct would have a total height of 1 metre, measured from roof level.

Representations

Ramsey Commissioners:- No objection

We have received no privately written representations objecting to the application.

Assessment / Recommendation

As the site is within a Conservation Area Environment Policy 35 of the Isle of Man Strategic Plan 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.

The Conservation Officer and I both have concerns that the proposed vertical kitchen extract ducting would have a detrimental visual impact upon the Conservation Area due to the height of the duct, which would project above the top of the roof ridge. The property is within a prominent location along the street scene and within a Conservation area, and therefore the proposal would be highly visible when looking at the site from Albert Street, Chapel Lane and Parsonage Road.

I therefore consider the proposal would be contrary to Environment Policy 35, as the proposal would have an adverse impact upon the visual amenities of the street scene and that of the Conservation Area and for these reasons the proposal would ~~seem~~ inappropriate in this location and therefore my recommendation is for a refusal.

Party Status

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

Recommendation

Recommended Decision: Refused

Date of Recommendation: 17.07.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

R 1. The proposed extract duct ~~would be contrary to Environment Policy 35 as set out within~~ the Isle of Man Strategic Plan, as the proposal would have an adverse impact upon the visual amenities of the street scene and that of the Conservation Area. ~~as such the proposal~~