152878

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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00350/B Applicant : Mr Andrew Roberts Proposal : Installation of replacement first floor windows to front elevation Site Address : 6 Mona Street Ramsey Isle of Man IM8 1BD

Case Officer : Mr Jason Singleton Photo Taken : 24.05.2017 Site Visit : 24.05.2017 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the curtilage of a semi-detached property no.6 Mona Street located to the south east of Mona Street. The surrounding properties are two storey in height with pitched roofs and portrait style windows, there is a mix of traditionally timber sliding sash or Upvc sliding sash (no's;6, 9,10, 13, 14, 15, Harbourside, ) Only no's 6, 8,11,12 feature Upvc casement windows. There is a slight mixture of design and finishes to the properties giving a sense of individuality and character to the appearance of the streetscene of Mona Street and the surrounding streets.

THE PROPOSAL 2.1 Proposed is the replacement of first floor windows on the front elevation of the property. The existing windows are timber framed sliding sash and it is proposed to replace these with top hung uPVC casement windows. The proposed windows would feature a 50/50 split in their proportions with the top half opening outwards being hinged at the top. This 50/50 split is to reflect the proportions of the existing timber widows. The proposal would see a total of 5 windows contained to the first floor being replaced.

PLANNING HISTORY 3.1 05/01336/B - Installation of uPVC top hung casement windows to front elevation to replace existing. Approved.

3.2 84/00921/B - Conversion of offices with living accommodation over to 2 flats and a maisonette. Approved.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is predominantly 'Mixed Use", under the Ramsey Local Plan. The site is within the Ramsey Conservation Area.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically relevant to the assessment of this current planning application:

4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;

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4.4 Environmental Policy 35 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."

4.5 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) Buildings in Conservation Areas states:

"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."

REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objection (received on 28.04.17).

5.2 Highway Services comment the proposal will have no highway implications (received 28.04.17).

ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of 6, Mona Street and (ii) whether the windows preserve or enhance the character or appearance of the Ramsey Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.

6.2 The existing windows on the property are a mix of timber and uPVC, varying in opening sizes between the two floors with different methods of opening and materials. The existing windows on the first floor are timber sliding sash and on the ground floor are Upvc casement windows with a top hinged quarter light. The windows reveals are of a uniform appearance on the front elevation and of equal size installed with a continuous rhythm.

6.3 From the site visit to this section of the Ramsey Conservation Area it is quite interesting in terms of its architectural approaches. The neighbouring houses and opposite are all semi-detached and two storeys high, but vary in architectural approach and use of materials. The context here is very different and there is a mix of window styles and designs on the front elevations of the properties along Mona Street and the adjoining streets. The use of Upvc framed windows is a common appearance.

6.4 The proposed replacement windows, whilst of a different material and method of opening would add a uniformed appearance to the property but the proposals are not strictly in accordance with the policy. Whilst consideration has to be given to the existing windows and the sizes of the window proportions, the policy dictates the replacements should "MUST HAVE THE SAME method of opening as the originals".

6.5 Having spoken to the conservation officer, he is of the opinion, the current windows may have been the originals on the upper floors, and traditionally they would have been sliding sash from looking at the proportions of the portrait windows. It is unfortunate the ground floor windows are Upvc casement, like those witnessed at no's 8,11,12. It is to be noted no's 8 & 12 have never received permission for their replacements to Upvc; no'6 was approved at appeal despite the officer at the time recommending refusal.

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6.6 In this instance it is felt the replacement windows should replicate the method of opening of the first floor window but with uPVC material providing a modern version of sliding sash style of windows with horns on the lower sash would be preferred for this location. This would be seen to enhance the property's appearance by being in keeping with the traditional type of window opening in its appearance as seen within the surrounding conservation area.

6.7 In considering the above on balance, taking into consideration the existing windows and, the planning history of the streetscene, it is concluded the proposal is considered to have a detrimental impact on the property and does not seek to preserve or enhance the character of the streetscene or that of this part of Ramsey Conservation Area.

RECOMMENDATION 7.1 Overall, the application is recommended for refusal as Mona Street is an attractive and architecturally interesting street which retains most of its original sliding sashes; Whilst there are, nearby, examples of Upvc-framed, casement windows, these are not successful in terms of appearance; further inappropriate windows as now proposed would not preserve or enhance the appearance of the Conservation Area.

INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: (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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Refused Date of Recommendation: 30.05.2017

R 1. Mona Street is an attractive and architecturally interesting street which retains many of its original sliding sashes. Whilst there are, nearby, examples of uPVC-framed, casement windows, these are not successful in terms of appearance; further inappropriate windows as now proposed would not preserve or enhance the appearance of the Conservation Area.

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 : Refused

Date: 31.05.2017

Determining officer

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Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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