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16/01275/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01275/CON Applicant : Ms Lilian Jones Proposal : Replacement of existing windows and door with UPVC - RB 139 (in connection with PA 16/01274/GB) Site Address : Flat 3 Thurwood Place 26 West Quay Ramsey Isle Of Man IM8 1DJ
Case Officer : Mr Jason Singleton Photo Taken : 13.12.2016 Site Visit : 13.12.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of 26 West Quay, Ramsey. The property is a registered building No.139. The building is 4 stories and is used as residential accommodation. The application is for flat 3 which occupies the entire second floor. The application site forms part of the Registered Building No. 139.
1.2 The building was a former warehouse and is characterised by a Manx stone finish with red brick headers above each window and door. The windows feature at regularly intervals both vertically and horizontally with Georgian bar glazing. 1.3 The current windows within the building are all of a regular width and height with brickwork header course above. The windows are all slightly different in their material construction whether it is Upvc or timber. This variation is reflected by the different ownerships across the floors. All the windows feature georgian bar glazing whether internally mounted or externally affixed.
THE PROPOSAL 2.1 Proposed is the replacement of windows on the second floor. There are a total of 12 windows and a patio door to be replaced. Each window and the door has Georgian bar glazing, internally affixed. The proposed windows are top hinged and open outwards. This application is read in conjunction with PA/ 16/01274/GB.
PLANNING HISTORY 06/00253/GB - Installation of uPVC windows replace existing to front and side elevations on first floor (In conjunction with 06/00384 CON)
06/00384/CON - Registered Building Consent for the installation of uPVC windows to replace existing to front and side elevations on first floor (In conjunction with 06/00253 GB)
05/00741/B - Installation of uPVC casement windows to replace existing on front elevation (In association with 05/01568CON)
05/01568/CON - Application for registered building consent for the installation of uPVC casement windows to replace existing on front elevation (In association with approved application 05/00741B
99/00847/GB - Installation of uPVC windows to replace existing, Appartment 4, Thurwood Place, 26 West Quay, Ramsey.
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98/01944/GB - Installation of uPVC windows to replace existing, Thurwood Place, 26 West Quay, Ramsey.
97/01054/GB - Installation of replacement windows to dwelling, 4 Thurwood Place, 26 West Quay, Ramsey.
92/00451/C - Change of use of builders yard/store/garage to vehicle sales area, 25A West Quay, Ramsey.
92/00363/B - Conversion of garage area to storage and office space to retail outlet, 26 West Quay, Ramsey.
91/01220/B - Conversion of existing warehouse to 4 self-contained flats & provision of ground floor office space, 26 West Quay, Ramsey.
91/00232/A - Approval in principle for change of use of warehouse buildings into 4 self-contained flats with integral parking, 26 West Quay, Ramsey.
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the site lies within an area designated on the Ramsey Local Plan of 1999 as "Town Centre" and just outside Ramsey's Conservation Area. Policy R/TC/P6 West Quay states the West Quay area is allocated for mixed use, with a presumption in favour of rehabilitation and conversion (as against demolition) of the warehouse buildings.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application.
4.3 Strategic Policy 4 states: "Proposals for development must: (a) 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;"
4.4 Planning Circular 1/98 category a) Registered Buildings If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows must be the same as the originals 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 a relaxation.
4.5 Environment Policy 32 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.
4.6 "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 building applications are: 1. 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; 2. 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; 3. 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)."
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4.7 Planning Policy Statement 1/01 RB/5 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 building 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 proposals 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 affect upon the building's special interest as a result of several minor works which may individually seem of little consequence.
REPRESENTATIONS 5.1 There are no representations on the current application.
ASSESMENT 6.1 The fundamental issue to consider in the assessment of this current planning application are whether the replacement of the existing windows would preserve or enhance the appearance or character of the property.
6.2 The proposed windows would replicate the opening style of the existing windows, which were understood to be installed as part of the residential conversion of the warehouse. Planning Circular 1/98 allows a change in material subject to the method of opening remaining the same, as is the case with this proposal. Furthermore, given the history of replacement windows within the building utilising Upvc the acceptability of the use of this material has already been established and that refusal would be difficult to sustain. When looking at the building it is the georgian bar glazing that is a prominent feature, on the upper floors it is difficult to differentiate between the material and whether the glazing bars are internal or externally mounted. As there is a mix, it is considered the proposal to be inkeeping with the remaining building and seeks to preserve the character of the property.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated
In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated
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as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.12.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This approval relates to drawings referenced 001, 002, 003 and 004, date stamped received on 15th November 2016
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 21.12.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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