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25/90447/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90447/B Applicant : Phoenix Windows Proposal : Installation of replacement windows Site Address : Mollfort House 2 Water Street Ramsey Isle Of Man IM8 1JH
Principal Planning Officer: Belinda Fettis Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.09.2025 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Notwithstanding the drawings and written detail specification by Selecta Systems Ltd the windows shall include externally fitted vertical and horizontal bars to replicate the pattern of the existing external vertical and horizontal bars.
Reason: For clarity and to preserve the character of the property and its place within the Conservation Area.
This application has been recommended for approval for the following reason. The proposal would preserve the character of the property and so preserve the character of the Conservation Area meeting the Statutory test of Section 18(4) of the Town and Country Planning Act (1999). The proposal accords with Planning Policy Statement 1/01, Planning Circular 1/98, Strategic Policy 3 and 4, General Policy 2 and Environment Policy 35 and 42 of the Isle of Man Strategic Plan 2016, and the Design Guide.
Plans/Drawings/Information;
This decision relates to the following Plans and Details submitted on the 6th of May 2025 and 2nd of September 2025.
o Site Location Plan. o Window quote corresponding pictures. o Window specification by Selecta Systems Ltd.
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25/90447/B
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o Georgian bar details (02/09/2025). __
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal:
Ramsey Town Commissioners - no objection __
Officer’s Report
THE SITE 1.1. The application site relates to Mollfort House no. 2 Water Street in Ramsey. The 3 storey property occupies a corner plot at the junction of Water Street and Peel Street before Bourne Place.
1.2. Windows on the second and third floor are angular with 12 panes.
THE PROPOSAL 2.1. Planning approval is the installation of replacement windows timber windows with uPVC.
2.2. In support the applicant has submitted window specifications with corresponding quote numbered pictures. The front elevation windows are proposed with vertical and horizontal bars to mimic the existing 12 panel feature and include a top opener as with the existing. The rear elevation windows are proposed as like for like replacements with top openers.
PLANNING POLICY Site Specific 3.1. The application site is located within the Ramsey Conservation Area.
3.2. On the Ramsey Local Plan 1998 the site is within land designated as town centre "Mixed Use". In the Draft Area Plan for the North and West, on Proposals Map 4 the site is in an area designated as Town Centre Division, 'Parliament Street East'. However it must be noted that at the time of writing the draft area plan for the North and West is not formally adopted therefore the Ramsey Local Plan 1998 is the plan for which the proposal is assessed against.
3.3. Taking account of the above, within the adopted Isle of Man Strategic Plan 2016, the following policies are considered relevant in the determination of this application:
Strategic Plan 3.4. In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this planning application:
3.5. Strategic Policy 3 and Environment Policy 42 focus on the visual design of development and its impact upon the character and identity of its immediate locality.
3.6. Strategic Policy 4 states that development must protect or enhance the fabric and landscape quality of a Conservation Area.
3.7. General Policy 2 (b), (c) and (d) that require development to protect the site surroundings and to not adversely affect the character of the surrounding locality or the amenity of local residents.
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3.8. Environment Policy 34 states that in the maintenance, alteration or extension of pre- 1920 buildings, the use of traditional materials will be preferred.
3.9. Environment Policy 35 requires development to preserve or enhance the character or appearance of the area and to take into account in any decision, the special character of the area.
OTHER MATERIAL CONSIDERATIONS 4.1. Development in Conservation Areas must take into consideration the following.
4.2. Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."
4.3. Planning Circular 1/98 - 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 original method of opening, whatever the material used in the construction."
4.4. Legislation 4.4.1. Section 16(3) of the Town and Country Planning Act (1999) states, "In considering - (a) whether to grant planning approval for development which affects a registered building or its setting, or (b) whether to grant registered building consent for any works, the relevant Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses".
4.4.2. Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".
4.5. Design Guide (2021), Section 5 (Architectural Details), 5.2 (Windows and Doors).
Planning History Planning history exists but none is considered relevant in the assessment of this planning application.
REPRESENTATIONS 6.1. Copies of representations received can be viewed on the government's website. This report contains summaries only.
Local authority o Ramsey Town Commissioners - no objection (22.05.2025).
Statutory Bodies
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The following bodies were consulted on 08.05.2025 however as of the date this report was compiled (04.07.2025) no response has been received therefore it is assumed that there are no objections.
o Manx National Heritage - o Highway Services - o Registered Buildings - o Manx Utilities (Drainage & electricity) o DOI Flood management
ASSESSMENT 7.1. Taking account of the above observations the key consideration in deciding if the proposal is acceptable is whether the proposals would preserve or enhance the character of the building and therefore the Conservation Area.
7.2. The Statutory Test for development within a Conservation Area, Section 18(4) of the Town and Country Planning Act (1999), requires that special attention is paid to the preservation or enhancement of a Conservation Area.
7.2.1. In applying the Statutory test, because the windows on the front elevation would be in keeping with the existing style and character of the dwellinghouse and its' setting it would preserve the character of the property, therefore the proposal would preserve the Conservation Area and so meet the test.
7.2.2. In applying the Statutory test, because the windows on the rear are proposed replaced with the same, and are not visible, there would be no harm caused to the Conservation Area. This element of the proposal would have a neutral impact on the building and the Conservation Area and so meet the test.
7.3 Turning to the Strategic Plan and Policies;
7.3.1 In respect of the windows on the front elevation, because the detail replicates that which exists and this detail is consistent with others in the locality, the proposed windows will result in a neutral impact upon the building and the Conservation Area. It is disappointing to loose timber windows however the use of uPVC is common and has become acceptable.
7.3.2 In respect of the windows on the rear, these will have a neutral impact on the character of the building and so accord with the Strategic Plan.
CONCLUSION 9. The proposal will preserve the character of the dwellinghouse and so preserve the character of the Conservation Area meeting the Statutory test of Section 18(4) of the Town and Country Planning Act (1999). The proposal accords with Planning Policy Statement 1/01, Planning Circular 1/98, Strategic Policy 3 and 4, and General Policy 2 of the Isle of Man Strategic Plan 2016, and the Design Guide.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases);
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o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
It is recommended that the following organisations should NOT be given the Right to Appeal:
o Highways Services - No objection __
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 03.09.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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