Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 21.02.2012 Site Visit: 21.02.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of a retail unit on Market Hill in Ramsey. The property on the site is currently used as a hairdresser's and is located on a corner where Market Hill and Bourne Place converge.

1. The application property is a two storey building built before 1921. It has two sections to the front elevation as the front wall of the property replicates the curve in the road in front of it. The south-facing frontage faces Market Hill, whilst the west-facing frontage faces Parliament Square. The front elevation walling sits approximately 1 metre back from the edge of the highway with a concrete pavement in between.

1. The front elevation of the property has a smooth render finish with Georgian style windows on the first floor. The ground floor has a black timber framed shop front on the west-facing front elevation and two large three segment windows on the south-facing front elevation constructed from back painted timber framing. No windows on the ground floor open.

The Proposal

1. Proposed is the replacement of existing windows to shop frontage on ground floor. The existing black painted timber framed widows are to be replaced with black coloured UPVC framed windows.

Planning History

1. The application site and surrounding sites have been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

10/00453/B – Installation of replacement windows – Refused. 98/00135/GB - Alterations to replace damaged curved glass to shop front – Refused. 91/01045/B – Replacement of windows – Refused.

Application No.:	12/00177/B
Applicant:	Mrs Norma Homer
Proposal:	Installation of replacement windows to shop front
Site Address:	4 Market Hill Ramsey Isle Of Man IM8 1JT

Planning Policy

1. The application site falls within a parcel of land designated for Town Centre Mixed-Uses, and is located within the Ramsey Conservation Area, on the Ramsey Local Plan 1998 South Map. The accompanying written statement, Planning Circular 2/99, does not include any planning policies that are considered specifically material to the assessment of this current planning application.

1. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. 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;

Environment Policy 35 states:

"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".

1. Planning Circular 1/98, The alteration and replacement of windows, the policy for 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 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".

Representations

1. No representations were made within the statutory consultation time period.

Assessment

1. The proposal attempts to replicate the existing framework appearance of the windows, albeit using a different material. The proposed glazing bar pattern is predominantly the same as the existing however, two top-hung, outward-opening casement's will replace a single existing one, and positioned more centrally on the front elevation and opposed to the existing single casement. Although, the glazing pattern therefore does not replicate the existing, it is considered the proposal enhances the appearance and character of the application property and wider conservation area, and therefore will not have an adverse impact on public visual amenity.

1. Overall, it is considered the benefits of the proposal outweigh the requirements stated in the relevant policy in Planning Circular 1/98, whilst the proposal still conforms to the

essence of General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007 and is therefore considered acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 09.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the installation of replacement windows to shop front at ground level in the building known as 4 Market Hill, Ramsey, shown in drawing no. 12/898/1 and 12/898/2, received on 06 February 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 9/3/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager