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Application No.: 09/01925/B Applicant: Mrs Jose Anne Mason Proposal: Installation of replacement windows to front elevation Site Address: - 10 Peel Street Ramsey Isle Of Man IM8 1JH ### Considerations Case Officer : Mr Chris Balmer Photo Taken: 08/01/10 Site Visit: 08/01/10 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: no objection.
SITE The site represents the curtilage of Peel Street, Ramsey, which is part of a row of three storey terraced properties which are located on the western side of Peel Street and south of the Court House.
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:
Due to the zoning of the site the following policy is relevant for consideration:- "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."
There following previous planning application are considered relevant in the assessment and determination of this application:-
Installation of replacement windows to rear - 08/00606/B - APPROVED
The application seeks approval for the installation of replacement windows. There are a total of eight windows proposed to be replaced to the front elevation, four at first floor and four and second floor. All windows are timber sliding sash windows all with vertical bar within.
The first floor windows are proposed to be replaced with uPVC top opening casement height windows with the vertical bar being 3 / 4 split, whilst the second floor windows would be uPVC top opening casement windows with the vertical bar being 50/50 split.
The Ramsey Commissioners:- "No Objection" The Planning Authority has received no privately written representations objecting to the proposal.
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 are timber sliding sash windows.
In some situations within Parliament Street the Planning Authority has allowed uPVC top opening casement windows when the existing windows where of poor form in design and appearance. This was considered appropriate as in some situations top opening casement windows whilst not preferred, would be an enhancement to the conservation area given the adverse visual impacts of the existing windows.
In this case the proposal would remove the existing timber sliding sash windows which adds to the character of the property, street scene and the conservation area as a whole. Therefore the question is whether this proposal would protect or enhance the appearance of the conservation area. After visiting the area, studying the plans and discussing the application with the Conversation Office it is considered the proposal would not.
It is therefore considered given the existing window fenestration the installation of uPVC casement windows would be inappropriate and would not preserve the appearance of the Conservation Area, therefore contravening Environment Policy 35 of the Isle of Man Strategic Plan.
In conclusion, it is recommended that the planning application be refused on the planning policy grounds that the proposed development would be unacceptable to the Isle of Man Strategic Plan (June 2007).
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
Recommended Decision: Refused
Date of Recommendation: 13.01.2010
R 1. The proposed windows within the front elevation of the buildings do not have the same opening method and glazing pattern as the original windows. Given that these windows are publicly viewable the proposal fails to preserve or enhance the character or appearance of the Conservation Area. As such the proposed development is contrary to the provisions of Environment Policy 35 of the Isle of Man Strategic Plan 2007.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Refused Date : Signed : Senior Planning Officer
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