DEC Officer Report

Application No.: 19/01244/B Applicant: Fiona Shimwell Proposal: Installation of replacement windows Site Address: 2-3 Bourne Place Ramsey Isle Of Man IM8 1JW Planning and Enforcement Assistant: Mrs Vanessa Porter Photo Taken: 11.12.2019 Site Visit: 11.12.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 30.12.2019 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 6th November 2019:

• o Site/Location Plan
• o Drawings of the front elevation and rear elevation showing the proposed windows
• o Photos of the rear elevation windows to be changed _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the curtilage of 2-3 Bourne Place, Ramsey which is a two storey retail property which forms part of a row of two and three storey terraced properties situated just off the corner where Parliament Street meets Bourne Place meets Market Hill.

• THE PROPOSAL
• 2.1 The current planning application seeks approval to replace the five first floor timber windows to the front elevation all measuring 950mm x 1530mm with double side opening casement windows and too replace two windows to the rear, one timber sliding sash window measuring 1500mm x 1070mm and one timber top opening casement window measuring 1370mm x 920mm with top opening casement windows. PLANNING HISTORY
• 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY
• 4.1 The site lies within an area zoned as Mixed Use (Town Centre) on the Ramsey Local Plan Order 1998, Map No.2 South. The property is also within the Ramsey Conservation Area.

4.2 Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35 and Planning Circular 1/98. - 4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality;

4.4 Environment Policy 35 which 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'. - 4.5 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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 originals, but not necessarily the original method of opening, whatever the material used in the construction."

REPRESENTATIONS

5.1 Highway Services have No Highways Interest in this application (29.11.2019).

5.2 Ramsey Town Commissioners have considered the proposal and have no objection (23.12.19). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of the 2-3 Bourne Place and (ii) whether the windows preserve or enhance the character or appearance of the Ramsey Conservation Area.

6.2 The proposal of the window alteration to the first floor level of the front elevation will have a neutral effect on the Conservation Area. The proposal is a like for like replacement apart from in a black grain uPVC. The opening which is proposed is the same as what is currently in place which is in accordance with Planning Circular 1/98 and Environment Policy 35.

6.3 With regards to the two windows to the rear at first floor level, one of the windows can be seen from the rear if you are specifically hunting out the window the other one is not within an area which can be seen from a public vantage point as such the alterations of the windows from a) sliding sash and b) top opening casements to both top opening casements will not alter the Conservation Area. - 6.4 Whilst it is noted that the window which cannot be seen from a public vantage point has a glazing bar within the existing window the removal of the glazing bar will in the proposed window have no effect on the Conservation Area.

CONCLUSION

7.1 For the above reasons the proposal is considered to comply with General Policy 2, Environment Policy 35 and Planning Circular 1/98 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department
• of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

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.

Decision Made : Permitted Date: 31.12.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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