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19/00639/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00639/B Applicant : Heron & Brearley Ltd Proposal : Installation of replacement windows to front elevation Site Address : Stanley Hotel West Quay Ramsey Isle Of Man IM8 1DW
Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.07.2019 __
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.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 30th May 2019: o Drawing No. 1923-ST-100 o Drawing No.1923 - ST-101 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the curtilage of The Stanley Hotel, West Quay, Ramsey, which is a large attached property, location on the corner of East Street and West Quay.
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19/00639/B Page 2 of 3
1.2 The Stanley Hotel has a range of styles on it with the front two elevations being casement windows, the side elevation having one casement and one sliding sash with glazing bars, and the rear having uPVC side opening windows.
THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing timber top hung windows with new uPVC sliding sash windows.
PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY 4.1 The site lies within an area zoned as Mixed Use on The Ramsey Local Plan Order 1998. The property is also situated within a conservation area. Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35 and Planning Circular 1/98.
4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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;
4.4 Environment Policy 35 which 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 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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 considered the proposal and have no objection (28.06.19).
ASSESSMENT 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 The Stanley Hotel and (ii) whether the windows preserve or enhance the character or appearance of the Ramsey Conservation Area.
6.2 The current windows within the property are timber top hung and are probably not the original windows due to the windows within the surrounding area being a mixture of sliding sash and sliding sash with glazing bars, as such the change to uPVC sliding sash windows would enhance the overall character of the property and preserve the character of the Ramsey Conservation Area.
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19/00639/B Page 3 of 3
6.3 The windows policy states that there is no preference in the material used in windows within a Conservation Area as such the proposed uPVC windows are recognised as an acceptable alternative to timber. The proposal is deemed acceptable in accordance with the policies that seek to preserve the character and appearance of the property and is not considered to have an adverse impact on the character or appearance of the Conservation Area.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), 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) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 01.08.2019
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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