Officer Planning Report

Planning Report And Recommendations {{table:262550}} ## Considerations {{table:262547}} ## Written Representations ## Consultations {{table:262548}} {{table:262549}}

Officer's Report

Site

The site represents the curtilage of 10 Parliament Street, Ramsey, which is part of a row of three storey terraced properties which are located on the northern side of Parliament Street and northeast of the Court House. The site is also adjacent to the public footpath 'Old Post Office Lane' which runs along the eastern boundary of the site.

Proposal

The application seeks approval for the installation of replacement windows. There are a total of six windows to be replaced (one side window, and 5 rear windows). All existing timber sliding sash and casement windows are to be replaced with uPVC sliding sash windows.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of 'Mixed Use", under the Ramsey Local Plan. The site is within Ramsey Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 – Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policies are relevant for consideration:-

"General

Policy 2: 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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 adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

"Environment

Policy 35: 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."

Planning History

The previous planning application is considered relevant in the assessment and determination of this application:

Installation of replacement windows - 09/01456/B - APPROVED

Representations

The Ramsey Commissioners:

"No Objection"

The Planning Authority has received no privately written representations objecting to the proposal.

Assessment

As the site is within a Conservation Area Environment Policy 35 is relevant for consideration. This policy states that development will only be permitted which would preserve or enhance the character or appearance of the Area. As indicated within the proposal section of this report, current the first and second floor windows differ from one another in the method of opening, which does not add to the character of the property.

Generally, sliding sash windows are considered to be the preferred method of opening for replacement windows in most properties of this type, within Conservation Areas.

The Conservation Officers has been consulted and considers whilst timber sliding sash windows would be preferred, the use of uPVC is acceptable, especially given the proposals would be sliding sash windows.

The existing rear timber windows whilst sliding sash, have a mixture of glazing patters. The proposal would result in one uniformed pattern which arguable would enhance the appearance of the property.

It is therefore considered the installation of uPVC sliding sash windows would be appropriate and would preserve and enhance the appearance of the Conservation Area, complying with Environment Policy 35.

Recommendation

In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 11.02.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the installation of replacement windows as proposed in the submitted documents which are date-stamped 10th January 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : 11.02.2011 11 February 2011 11/00025/B Page 3 of 4

Signed: OMAMEE Senior Planning Officer

11 February 2011

Signed: OMAMEE Senior Planning Officer

11 February 2011