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Application No.: 16/01370/B Applicant: Pringle Law Limited Proposal: Replacement shopfront and front and rear windows Site Address: 28 Parliament Street Ramsey Isle of Man IM8 1AW Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of 28 Parliament Street, Ramsey; a three storey mid terrace building, located on the north side of Parliament Street. The ground floor of this property was until very recently used as a hairdresser's salon. - 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
2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the replacement shop front and front and rear windows. The existing shop front is a modern single glazed shop front and door within an aluminium frame. The existing windows to the front elevation at first and second floors are a mixture of top and bottom opening timber and uPVC windows. The windows to the rear elevation
at first and second floors are timber framed sliding sash windows.
2.2 The proposals to the front elevation include the replacement of the existing shop front with a similar aluminium framed (colour Anthracite) with the existing tiles below the frame and above the public footpath being replaced to match the same colour as the frame. The windows at first and second floor are proposed to be uPVC sliding sash wood grain anthracite in colour. The rear windows would be uPVC top opening casement windows with glazed panelled windows.
3.0 PLANNING HISTORY - 3.1 The application site has been the subject of the following previous planning applications which are considered relevant in the determination of this submission: - 3.2 Installation of illuminated signage above shop front and on shop front window - 16/01381/DPENDING CONSIDERATION - 3.3 Change of use from retail to office use - 16/01118/C - APPROVED - 3.4 Change of use of existing second floor office to domestic ironing service centre - 05/00060/C
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3.5 Change of use of flat to offices/workshop in connection with shop on ground and basement floors - 99/00971/C - APPROVED - 4.0 PLANNING STATUS AND POLICY
4.1 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. - 4.2 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."
4.3 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 4.4 Planning Circular 1/98 also contains advice about the replacement of windows: "BUILDINGS IN CONSERVATION AREAS 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."
5.1 Ramsey Town Commissioners. No objection (06.01.2017) - 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 shop front is not original but a more modern design. The new proposal would be of a similar design with the inclusion of colour coordinated titles below the shop front, which would be beneficial to the appearance. Overall it is considered the proposal would preserve the Conservation Area, being a slight improvement of the existing shop front. - 6.4 Whilst it would generally be preferred to replace all the windows with timber sliding sash windows within Conservation Areas, it has generally been accepted to allow uPVC windows, as long as the replacements have the same original opening method i.e. sliding sash. Accordingly, replacing the windows to the front elevation is considered to be appropriate and it is considered the
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proposal would enhance the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan.
6.5 The windows to the rear elevation would not conform to EP35, given the proposals would replace existing sliding sash windows with top opening casement windows. However, these windows are no publically viewable from either Parliament Street or West Quay and therefore the Conservation Area would be unaffected by the proposals. - 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. - 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:
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: 10.01.2017 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 drawings reference numbers 01, 03 and 04 REV A all received on 13th December 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.
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Signed : S CORLETT Sarah Corlett Senior Planning Officer
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