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18/01292/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01292/B Applicant : Heron & Brearley Ltd Proposal : Installation of replacement upper floor windows to front elevation Site Address : Royal George Hotel 10 - 12 Market Place East Ramsey Isle of Man IM8 1JY
Planning Officer: Mr Owen Gore Photo Taken : 28.02.2019 Site Visit : 28.02.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.03.2019 __
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.
C 2. The development, hereby approved, relates to Drawing '1828 - RG - 200 - Proposed Front Elevation' and the details within the Rehau Heritage Window System uPVC Frames Technical Specification, both date-stamped as having been received 11 December 2018, only. The new window frames, hereby approved, shall match the original windows in terms of their opening style, glazing pattern, frame dimensions and use of window horns.
Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.
Plans/Drawings/Information:
This planning permission/decision relates to the following plans and documents: -
1828 - RG - 101 - Location Plan 1828 - RG - 100 - A - Existing Front Elevation 1828 - RG - 200 - Proposed Front Elevation Rehau Heritage Window System uPVC Frames Technical Specification Date-stamped as having been received 11 December 2018 __
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18/01292/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site is The Royal George Hotel, which is a pub on Market Place East in Ramsey town centre.
1.2 The street facing elevation of the building is split into three elements; a projecting two storey element with an east-west pitched roof that forms the southern part of the building; a central three storey element that also has an east-west pitched roof; and the northernmost element, which is three storeys and has a forward facing gable.
THE PROPOSAL 2.1 The proposal is to replace the front (west) facing, timber windows on the first and second floors of the property. The replacements will be with modern, double glazed, uPVC sliding sash windows.
PLANNING POLICY 3.1 The application site is designated as Mixed use 'Town Centre' under the Ramsey Local Plan 1998 Map 2 (south). The application site is within the Ramsey Conservation Area.
3.2 The Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application.
3.3 The relevant extracts from General Policy 2 state: '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; (d) does not affect adversely public views of the sea; (e) does not affect adversely the amenity of local residents or the character of the locality'.
3.4 Environment 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'.
3.5 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 reads: '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 original method of opening, whatever the material used in the construction'.
PLANNING HISTORY
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18/01292/B Page 3 of 4
4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 21 December 2018.
5.2 Ramsey Town Commissioners have commented on this application and stated that they do not object, in the letter dated 18 January 2019.
ASSESSMENT 6.1 The proposal is to replace a total of 14 windows on the front elevation that serve the first and second floors. The replacements will be with modern, double glazed, uPVC sliding sash windows.
6.2 It appears that the only original windows are the two first floor windows on the projecting two storey element that forms the southern part of the building and the three first floor windows the northernmost element, which is three storeys and has a forward facing gable. The first floor windows on the central, three storey element have timber casement openings and the second floor windows are a non-opening fixed glazing panel. The second floor windows on the northernmost element appear to be fixed panels that are split with the glazing bar.
6.3 The original windows are 50/50 split and the frames have narrow profiles; and all of the more modern timber replacement windows have narrow profiles, to match the originals.
6.4 The agent has shown the proposed windows being modern, double glazed, uPVC with sliding sash openings and as the frames having the matching profiles as the existing, original windows.
CONCLUSION 7.1 The proposed works would preserve the appearance of the building and Conservation Area, and it is therefore concluded that the application meets General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan, and Planning Circular 1/98.
8.0 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. __
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18/01292/B Page 4 of 4
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 01.04.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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