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PLANNING OFFICER REPORT AND RECOMMENDATIONS 14/00412/GB Mrs Karin McArdle Installation of a replacement window (in association with 14/00413/CON) Mysore Cottages 37 Waterloo Road Ramsey Isle Of Man IMS IDX Application No.: Applicant: Proposal: Site Address: Case Officer; Photo Taken : Site Visit: Expected Decision Level: Of^cer Delegation Mr Trevor Wilson Officer's Report THE APPLICATION SITE The application site is 37 Mysore Cottage, a single storey, stone terraced cottage consisting of four individual cottages sited on the northern side of Waterloo Road, in Ramsey. The terrace is currently Registered RBIO 1. The surrounding area is characterised by mainly residential dwellings in the form of terrace housing and flats. 2. THE PROPOSAL This application seeks Registered Building Consent for the installation of replacement window components to the front elevation stone mullioned window to number 37 Mysore Cottage. (RB No. 10 in association with 14/00412/GB). 3. PLANNING HISTORY Relevant planning history. NIL 4. PLANNING POLICY As the Ramsey Youth Club is a Registered Building, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) is also considered to be relevant to determining this application. 5. Strategic Policy 4 states: "Proposals for development must: Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; (a) 14/00412/GB Page 1 of 5 19 June 2014

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protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and not cause or lead unacceptable environmental pollution or disturbance." Environment Policy 32 states: "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." Environment Policy 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred," (b) (c) "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered buiiding applications are: The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)." "RB/5: Alterations and Extensions In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered buiiding consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposais on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative effect upon the building's special interest as a result of several minor works which may individually seem of little consequence." "Category a) REGISTERED BUILDINGS If the original windows are still in place they should preferably be repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originais in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify relaxation. 19 June 2014 14/00412/GB Page 2 of 5

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Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent. Planning Approval and Registered Building Consent ARE ALWAYS required." REPRESENTATIONS Ramsey Town Commissioners - no objection. 6. ASSESSMENT This application seeks Registered Building Consent for the installation of replacement glazed casements to the existing stone mullioned window located to the front elevation (RB No. 10 in association with 14/00412/GB). The existing window sections currently in-place are not original as these would have consisted of glazed panels housed directly into the stonework via rebates/channels in the same manner as ecclesiastical leaded lights. Judging by their style, these windows were most possibly replaced in the 1930's or possibly later judging by the type of frames used. These windows currently consist of a mixture of timber framed fixed casements to the upper section of the window and fixed and opening metal framed 'Crittal' style windows to the lower section. In assessing the condition of the windows it is noted that whilst there is evidence of corrosion within the Crittal metal frames, the extent of this corrosion is not as extensive as that in other properties within the terrace. Likewise the timber framed upper casements do not readily display any sign s of extensive decay that would warrant their replacement. Taking current policy recommendations into consideration the windows should either be replaced in accordance with the original style of window first fitted or refurbished where ever possible. Only in the event of refurbishment not being economically feasible should replacement windows be considered and only then with an appropriate matching window to that currently fitted. Furthermore, there is the issue of maintaining the existing uniformity of the windows to the terrace which are all currently the same throughout, including the colour. However, a neighbouring property has recently been given permission to replace their windows with an appropriate modern equivalent to the original Crittal design. This was on the basis that their frame section dimensions did not exceed those currently in place and that in all other respects the windows were to be on a like for like basts, including their opening methods and colour. Given that whilst the windows to number 37 are not currently in an advanced stage of decay, their judicious replacement at this stage, in conjunction with those of a neighbouring property should ensure the integrity of the terrace. In meeting these criteria the proposed window components are considered an enhancement to the character of the Registered Building. 7. 8. In conclusion; the works are considered to respect the character of the Registered Building and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 which are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and windows policy 1/98. RECOMMENDATION 9. Permit. 19 June 2014 14/00412/GB Page 3 of 5

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PARTY STATUS 10. The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) (N02) Order 2013, (Article 6(4)(e) considered "interested persons" and as such should be afforded party status. Recommendation Recommended Decision: Permitted Date of Recommendation: 27.05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approvai N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with article 14 of the Town and Country Planning (Development C 2. The replacement windows hereby approved shall be painted to match the existing in the adjoining properties and shall be retained as such. Reason: To ensure the continuity of the colour scheme throughout the front elevation of the terrace. This approval relates to the following information all date stamped 3rd April 2014; Location Plan 119-02-100 Site Plan 119-02-200 Elevations Existing & proposed 119-02-300 Existing Floor Plans 119-02-300A Proposed Window details & front elevation 119-02-610 Site Photographs- Window 119-02-650 19 June 2014 14/00412/GB Page 4 of 5

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I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer, I Decision Made : Date: Determining officer (delete as appropriate) Signed :.......................... Chris Balmer Senior Planning Officer Signed :........................... Sarah Corlett Senior Planning Officer Signed :...... Jennifer Chano Signed :.............. Michael Gallagher Director of Planning and Building Control Head of Development Management 19 June 2014 14/00412/GB Page 5 of 5

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Reasons for Poficy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent. Planning Approval and Registered Building Consent ARE ALWAYS required.” REPRESENTATIONS Ramsey Town Commissioners - no objection. 6. ASSESSMENT This application seeks Registered Building Consent for the instajiafion of replacement glazed casements to the existing stone mullioned window located to/tne front elevation (RB No. 10 in association with 14/00412/GB). The existing window sections currently in-place are not original as^hese would have consisted of glazed panels housed directly into the stonework via rebates/channels in the same manner as ecclesiastical leaded lights. Judging by their style, th^ windows were most possibly replaced in the 1930's or possibly later judging by the ^e of frames used. These windows currently consist of a mixture of timber framed fixed^sements to the upper section of the window and fixed and opening metal framed 'Critt^style windows to the lower section. In assessing the condition of the windows it is note^hat whilst there is evidence of corrosion within the Crittal metal frames, the extent of thi^orrosion is not as extensive as that in other properties within the terrace. Likewise the hmber framed upper casements do not readily display any sign s of extensive decay that would warrant their replacement. Taking current policy recommendations^to consideration the windows should either be replaced in accordance with the originaL^le of window first fitted or refurbished where ever possible, Only in the event of r^rbishment not being economically feasible should replacement windows be considere(^nd only then with an appropriate matching window to that currently fitted, Furthermore,^ere is the issue of maintaining the existing uniformity of the windows to the terrace whicl^re all currently the same throughout, including the colour. However, a neighbouring proDerty has recently been given permission to replace their windows with an appropriate i/odern equivalent to the original Crittal design. This was on the basis that their frame sectic^ dimensions did not exceed those currently in place and that in all other respects the win^ws were to be on a like for like basis, including their opening methods and colour. / Given that whilst the widows to number 37 are not currently in an advanced stage of decay, their judicious replacement at this stage, in conjunction with those of a neighbouring property should ensure the ir^grity of the terrace. In meeting these criteria the proposed window components are considered an enhancement to the character of the Registered Building. 7. In conclusion; the works are considered to respect the character of the Registered Building and in doing so, comply with the relevant planning policies from the Isle of Man Strategic Plan 2007 which are Strategic Policy 4, General Policy 2, Environment Policies 32 and 34 and Policies RB/3 and RB/5 Special Planning Considerations from Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and windows policy 1/98. 8. RECOMMENDATION 9. Permit. 14/00412/GB Page 3 of 5 19 lune 2014

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PARTY STATUS The local authority, Ramsey Town Commissioners, is by virtue of the Town and 10. Country Planning (Development Procedure) (N02) Order 2013, (Article 6(4)(e) considered "interested persons" and as such should be afforded party status. The replacement windows hereby approved shall be painted to match the existing in the adjoining properties and shall be retained as such. Reason: To ensure the continuity of the colour scheme throughout the front elevation of the terrace. Recommendation Recommended Decision: Date of Recommendation: 27.05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to This approval relates to the following information all date stamped 3rd April 2014; Location Plan 119-02-100 Site Plan 119-02-200 Elevations Existing _ proposed 119-02-300 Existing Floor Plans 119-02-300A Proposed Window details & front elevation 119-02-610 Site Photographs- Window 119-02-650 19 June 2014 14/00412/GB Page 4 of 5