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20/00949/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00949/B Applicant : Mr Richard Robinson Proposal : Installation of replacement windows, front door, roof and installation of rooflights Site Address : 1 Cannells Lane Ramsey Isle Of Man IM8 1JR
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.10.2020 __
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. The replacement windows would preserve the character and appearance of the Conservation Area due to the specific location of the property along a service lane and as such the proposed works comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 19th August 2020 o Drawing No.20 1432 01 o Drawing No.20 1432 02 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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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 When looking at the street as a whole, whilst it is within the Ramsey Conservation Area, there is a mix of styles of windows and uPVC/timber and some properties with stonework and traditional design mixed with car park areas and garages.
THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing windows in all the elevations, a new front door and the installation of six rooflights, three to each roof side.
2.2 The proposed windows will match the neighbouring property of 10 Water Street Ramsey, which are four paned glass with side opening to the front elevation and north elevation, with the rear elevation being a like for like replacement.
2.3 The proposed rooflights are to measure 780mm by 550mm and are to be central pivot "Velux" roof lights type GGL CK02.
2.4The proposed front door is to be four panelled with the upper two panels being glass, there is also a fan light which will be separated into three glass panels.
2.5 Also proposed is a replacement roof comprising of dark blue/grey natural roof slates.
PLANNING HISTORY 3.1 There are no previous planning applications identified on this site.
PLANNING POLICY 4.1 The site lies within an area zoned as Mix Use (Town Centre) on the Ramsey Local Plan, 1998, Map 2. The property is also within a Conservation area. 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 The application site is also within a Conservation Area and as such Environment Policy 35 is a crucial policy: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provision of Planning Policy Statement 1/01, policy CA/2, which states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
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
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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 considered the application and Do not Oppose but state, "Applicant to be advised that there may be a need for licences to place equipment and materials in the highway during works." (09.09.20).
5.2 Ramsey Town Commissioners have considered the proposal and have no objection (21.09.20).
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 Cannell's Lane and (ii) whether the windows preserve or enhance the character or appearance of the Windsor Road Conservation Area.
6.2 When looking at the streetscene and beyond into the neighbouring streets of Tower Street, Water Street and Parliament Street that there is a mix of styles of windows from the traditional sliding sash to casements to side opening windows.
6.3 Due to the age of the property it could be said that the original windows are not what is currently in the property whilst they do have a traditional feel to them and when looking at where the property is situated on a service lane, the property is to the rear of the main street which would be the main focal point of the Conservation Area.
6.4 As such whilst the proposed windows do not fit within Planning Circular 1/98, there is a mix of windows within the surrounding area and the proposed windows would be an acceptable exception to the Planning Circular due to the proposed windows matching the neighbouring property and together providing a more cohesive front elevation which would preserve the character and appearance of the Conservation Area due to the specific location of the property along a service lane.
CONCLUSION 7.1 For the above reasons whilst the proposal doesn't meet Planning Policy 1/98 the proposed windows would meet Environment Policy 35 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) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine:
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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 above 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: 23.10.2020
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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