13 May 2020 · Delegated - Principal Planner Sarah Corlett
3, Parliament Street, Ramsey, Isle Of Man, IM8 1af
The proposal involved replacing five existing timber sliding sash windows on the front elevation (with 50/50 split on ground/first floors and 70/30 on second floor) and five original timber paned windows plus a rear ground floor door on the rear elevation with uPVC sliding sash windows and a black uPVC door.
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The officer emphasized that Planning Circular 1/98 requires original windows to be repaired if possible, or if repair is impractical (which must be demonstrated), replacements must match originals in …
Strategic Policy 4
Requires proposals to protect or enhance fabric and setting of Registered Buildings. Officer assessed that uPVC replacements fail to protect the fabric, causing detrimental impact.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting a Registered Building's special architectural or historic interest. Proposal fails as it harms character through material change and loss of features.
RB/3 General Criteria Applied in Considering Registered Building Applications
Considers building's importance, physical features justifying registration (e.g. timber sashes), and setting in terrace. Proposal ignores these by using non-matching uPVC.
RB/5 Alterations and Extensions
Presumption against alterations affecting special character unless justified with full impact assessment. Applicant provided no justification or condition details, failing requirements.
do not object
no highways interest
DEFA Conservation Officer strongly recommends refusal due to harm from UPVC windows to the registered building's significance; Isle of Man Natural History and Antiquarian Society objects on heritage grounds; Highways and Ramsey Town Commissioners have no objection.
Key concern: Replacement of timber sash windows with UPVC would cause harm to the significance of the registered building
DEFA Conservation Officer
ObjectionI therefore strongly recommend the application is refused.; The replacement of the windows (and one door) with UPVC would cause harm to the significance of this registered building; UPVC as a material is not traditional and cannot replace the appearance or detail of timber.
Isle of Man Natural History and Antiquarian Society
ObjectionThe Isle of Man Natural History and Antiquarian Society OBJECTS to this application; UPVC should not be permitted in Registered Buildings and certainly not in a terrace of them.
Isle of Man Natural History and Antiquarian Society
ObjectionIt is unclear what the applicants consider the original windows to be. The Society would suggest they are likely to have been eight over eight on the ground floor, six over six on the first and three over six on the second similar to other properties in the Registered Terrace.; There is no onus on the Planning Authority to approve such a significant material change in an architecturally important property.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal
The original application for registered building consent (20/00114/CON) and planning permission (20/00113/GB) to replace timber windows and a rear door with uPVC at 3 Auckland Terrace, part of Registered Building 152, was refused by delegated officer decision on grounds of failure to demonstrate repair impracticability and harmful impact from modern materials contrary to policies. The appellants argued existing windows are irreparable due to water damage and vandalism, cited prior uPVC approvals in the terrace, and claimed the proposal respects the site's character. The Council defended the refusal emphasizing policy requirements for repair or like-for-like timber replacements, noting prior approvals predated current policies, and harm from uPVC. Third party IOM Natural History & Antiquarian Society objected on heritage grounds. The inspector found no evidence of exceptional circumstances to depart from strict policy requiring timber replacements, concluded uPVC would harm the terrace's character, and recommended dismissal of both appeals.
Precedent Value
Strict policy adherence post-1998 prioritizes timber repairs/replacements in registered buildings regardless of prior uPVC allowances; applicants must provide robust evidence of condition and explore timber options first to overcome presumption against non-traditional materials.
Inspector: Michael Hurley BA Dip TP
