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                                                 16/00962/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00962/B Applicant : Rosa's Pantry Limited Proposal : Installation of replacement shop front (retrospective) Site Address : 23 Parliament Street Ramsey Isle of Man IM8 1AS

Case Officer : Mr Chris Balmer Photo Taken : 05.10.2016 Site Visit : 05.10.2016 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the curtilage of 23 Parliament Street, Ramsey; a two storey end terrace building, located on a corner plot with Parliament Street to the north and Cannell's Lane to the west. The ground floor of this property was until very recently used as a fishmonger's shop as it had been for a number of decades. It is understood the first floor of the property is not used for residential or retail uses.

1.2 The property is located along Parliament Street which accommodates the main retail area for Ramsey. The area is characterised by a number of different retail uses, shops, cafes, restaurants, bakeries, hardware shops, estate agents and takeaways etc.

1.3 There is no off-street parking associated with this site, as is the case with the majority of properties along Parliament Street. Parking is provided by on-street parking along Parliament Street as well as parking on the Quay side and a number of public car parks nearby.

2.0 THE PROPOSAL 2.1 The application seeks approval for the installation of replacement shop front (retrospective). The proposal would replace the existing timber shop front, including the door all on a 'like for like' basis which includes the replication of the existing sliding sash windows in timber also.

3.0 PLANNING STATUS AND POLICY 3.1 In terms of local plan policy, the application site is in an area designated as Town Centre Mixed Use under the Ramsey Local Plan Order 1998 Map No. 2 (South). The application site is within the Ramsey Conservation Area.

3.2 The Strategic Plan contains a policy which seeks the preservation or enhancement of property within a Conservation Area (EP 35). This 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."

3.3 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man.

3.4 Planning Circular 1/98 also contains advice about the replacement of windows: "BUILDINGS IN CONSERVATION AREAS

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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."

4.0 PLANNING HISTORY 4.1 This property has been the subject of the following previous applications:

4.2 Conversion of existing retail unit to additionally provide the sale of hot food and drink for consumption on and off the premises, creation of an indoor seating area and installation of an external flue - 16/00573/B - APPROVED

4.3 Extension to fishmongers preparation room - 97/01715/B - APPROVED

5.0 REPRESENTATIONS 5.1 Highway Services do not object (02.09.2016). 5.2 Ramsey Town Commissioners. No objection (5.1.16)

6.0 ASSESSMENT 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property.

6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within Conservation Areas will only be permitted if they 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.

6.3 The existing timber shop front which includes one sliding sash window with three panelled windows within, is rather unique features to the street scene. The proposal would be finished in a hardwood albeit the design would be made up of two large sliding sash windows rather than the single one. The applicant where asked whether the existing could be replicated in terms of its method of opening and have advised : "The original window is just 1 that slides up and down, with 3 panes. Steven Walmsley who made the window said it is not possible to fit a window installed 40 odd years ago with the same weight system so it has to be two. This is as like for like as is available in 2016. They are experts in old windows and have just fitted ones for ShaktiMan Across the road."

6.4 Overall, whilst it is accepted that the proposed method of opening is not entirely the same, it is considered given the overall appearance would not be so dissimilar, the windows would be constructed of hardwood and they would still retain the sliding sash openings, the proposal would preserve the character and appearance of the Conservation Area and the individual property. Accordingly, the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

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8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, 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) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 06.10.2016

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.

This approval relates to the submitted documents and drawings all received on 15th August 2016.

I can confirm that this decision has been made by the Interim Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 07.10.2016

Determining officer

Signed : J CHANCE

Jennifer Chance

Interim Director of Planning and Building Control

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Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.