16/00541/BRefused

1 July 2016 · Delegated - Senior Planning Officer Sarah Corlett

Installation of replacement windows

Ramsey Regeneration Market Hill Site, Market Hill, Ramsey, Isle Of Man, IM8 1jt

Received13 May 2016

Validated23 May 2016

Decided1 Jul 2016

49 days

Received13 May 2016

Validated23 May 2016

Decided1 Jul 2016

49 days

Why was this refused?

conservation area character
window opening method mismatch
street scene uniformity
precedent of refused similar scheme nearby
compliance with Planning Circular 1/98

The site is Flat 1A Market Hill, Ramsey, part of a three-storey Victorian corner building with ground floor retail and upper floor residential uses, featuring decorative mouldings and a strong street scene of sliding sash windows.

Refusal Reasons

✗As the method of opening of the proposed windows would not replicate the method of opening of the original windows, the proposal fails to accord with the provisions of Planning Circular 1/98 - The Alteration and Replacement of Windows. Furthermore, the proposed windows do not either preserve or enhance the character and appearance of the existing building or the Conservation Area in general, as such the proposal fails to accord with the provisions of Environment Policy 35 of the Isle of Man Strategic Plan 2007.

Documents (6)

Officer Report Decision Notice Application Form

Decision Notice

Officer Report

Highways Comment

Consultation 1

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Decision & Reasoning

Refused1 July 2016

The officer assessed the proposal against Environment Policy 35, requiring development in Conservation Areas to preserve or enhance character, and Planning Circular 1/98, mandating that visible replac…

Policies Assessed (3)

GP2

General Policy 2

Requires development not to adversely affect townscape character, local amenity, or locality character. Not directly tested in assessment, which focused on conservation-specific policies.

ENV35

Environment Policy 35

Permits only development in Conservation Areas that preserves or enhances character and protects special features. Officer found proposed casement windows failed to preserve or enhance the Ramsey Conservation Area or building appearance due to mismatched style from existing sash windows, harming uniformity in street scene.

PC1/98

Planning Circular 1/98, The Alteration and Replacement of Windows

For Conservation Area buildings, visible replacements must match original opening method (sliding sash), glazing bars, and frame sections; repair preferred if possible. Proposal's top-hung casement deviated from sliding sash opening, failing Category b requirements for public thoroughfare visibility; sliding sash uPVC would comply.

Public Comments (2)

SupportRamsey Commissioners(parish)

no objection but request the new windows should reflect the same overall design as the existing (24/06/16)

SupportHighways Services(statutory consultee)

no objection (16/06/16)

Consultation Responses

Ramsey Town Commissioners had no objection but observed that new windows should reflect the overall design of existing windows; DOI Highways Division stated no highways interest.

Ramsey Town Commissioners

Conditional No Objection

whilst they had no objection to the proposal, they made the following observation: - The new windows should reflect the overall design of the existing windows

Conditions requested: The new windows should reflect the overall design of the existing windows

Department of Infrastructure (DOI) Highways Division

No Objection

No Highways Interest; NHI on 14-06-2016