20 May 2010 · Delegated - Senior Planning Officer
Flat, 2, Market Hill, Ramsey, Isle Of Man, IM8 1jt
The site is a two-storey mid-terrace retail building at 2 Market Hill, Ramsey, within the Ramsey Conservation Area and zoned Mixed Use Town Centre in the Ramsey Local Plan 1998. The proposal sought to replace the existing timber sliding sash windows on the first floor front elevation with uPVC casement style windows.
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The officer considered Environment Policy 35, which permits only development that preserves or enhances the character or appearance of Conservation Areas and protects special features.
Environment Policy 35
Policy ENV35 requires that within Conservation Areas, only development which preserves or enhances the character or appearance of the Area is permitted, protecting special features. The officer tested the window replacement against this, finding the change from sliding sash to casement style would harm rather than preserve or enhance the Ramsey Conservation Area's character. Planning Circular 1/98 was also applied, requiring visible replacement windows to match originals in opening method, glazing bars, and frame sections; the proposal failed this specific test.
no objection to the proposal
Ramsey Town Commissioners have no objection to the installation of replacement windows at 2 Market Hill, Ramsey.
Ramsey Town Commissioners
No Objectionhave no objection to the proposal
The original application for installation of replacement uPVC casement windows to the first floor front elevation of a two-storey mid-terrace retail property was refused by the Senior Planning Officer on 18 May 2010 due to failure to preserve or enhance the character of the Ramsey Conservation Area, contrary to Environment Policy 35 and Planning Circular 1/98. The appellant argued the windows would improve appearance, reduce maintenance, be eco-friendly, and match visually from ground level, noting mixed building styles nearby and support from Ramsey Town Commissioners. The inspector, after written representations and a site visit on 9 August 2010, found the proposed top-hung casement style differed from existing sliding sash windows, harming the Conservation Area's character despite some inconsistency in council enforcement of materials. The inspector recommended dismissal on 23 August 2010, which was accepted by the Deputy Minister on 15 September 2010, with the final decision issued on 21 September 2010 advising consultation with the Conservation Officer.
Precedent Value
Demonstrates strict enforcement of window opening style (sliding sash vs casement) in Conservation Areas under Policy EP35 and Circular 1/98, prioritising design over materials or practical benefits; applicants should propose matching opening mechanisms and consult conservation officers early.
Inspector: John S Turner
