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15/01103/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/01103/B Applicant : Ms Lenni Lewis Proposal : Installation of replacement windows and doors to front and rear elevations Site Address : 18 Parliament Street Ramsey Isle Of Man IM8 1AP
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit : 12.11.2015 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site represents the curtilage of 18 Parliament Street, Ramsey, which is a three storey terraced property, located on northern side of Parliament Street and northwest of the Court House Building.
2.0 THE PROPOSAL
2.1 This application seeks approval for installation of replacement windows and doors to front and rear elevations.
2.2 The current windows are softwood and the proposal is to replace them with hardwood windows in same style as existing at first, second and attic floors on the front elevation. Replace entrance door and frame with double glazed units and replace the window pane to the bottom left of ground floor and to change the softwood window and door frames on the rear elevation with double glazed UPVC units. All are proposed to match the existing in style and colour.
3.0 PLANNING HISTORY
3.1 There are number of previous applications at this property; o Alterations to create new front entrance and first floor apartment - 10/01332/B - APPROVED o Change of use of existing retail areas to ground and first floor to form estate agency and other office facilities - 05/01873/C - APPROVED o Alterations to shop and upstairs flat including the extension of shop to the first floor - 01/01939/B - APPROVED o Installation of replacement windows and door to front elevation and windows to rear elevation - 01/01264/B - APPROVED o Erection of 2 projecting gallows signs - 87/00493/D - APPROVED o Erection of two illuminated signs - 86/01330/D - APPROVED o Installation of window blind with advertisement display - 86/01274/D - REFUSED o Internal alterations and installation of rear doorway - 86/00951/B - APPROVED o Approval in principle to erect building to form first floor private flat and ground floor garage and entrance - 86/00115/A - APPROVED
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15/01103/B
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4.0 PLANNING STATUS
4.1 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, but not a Registered Building. The following policies are therefore considered relevant in the consideration of this application: o Ramsey local Plan 1998 - Planning Circular 2/99; and o The Isle of Man Strategic Plan (20th June 2007) - General Policy 2
4.2 Due to the zoning of the site the following policy is 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: (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; (g) does not affect adversely the amenity of local residents or the character of the locality;
4.3 As the site is in Ramsey Conservation Area it is appropriate to consider Environment Policy 35 which states "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development
4.4 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) 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."
5.0 REPRESENTATIONS
5.1 DOI Highways have indicated there are no Highways Implications. 19.10.2015.
5.2 Ramsey Commissioners have no objection to the proposal. 11.11.2015.
6.0 ASSESSMENT
6.1 Given that the application site is within a Conservation Area, it is relevant to assess the impacts of the proposal on the existing appearance of the building and character and quality of the Conservation Area.
6.2 Environment Policy 35 states that development within a Conservation Area will only be permitted if the development would preserve or enhance the character or appearance of the area. Therefore it is important that the proposed new windows and entrance are an improvement over the existing - or at least preserve the character and quality of the area as well as the building itself.
6.3 The existing windows are traditional sliding sash timber-framed units. Planning Circular 1/98
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15/01103/B
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6.4 Given that the planning application proposes to replace existing windows on a like for like basis, with hardwood on the front elevation, it is considered that the proposed development is acceptable. While the proposed entrance door is to be UPVC , this considered to be harmless within the overall façade of the building. Therefore the proposed windows or entrance door will not have a detrimental impact upon the character of the property or the surrounding area and would satisfactorily preserve the appearance of the Conservation Area.
6.5 In respect of the rear elevation the proposal is to use install upvc windows, as this is considered to be the rear of the building the use of uPVC is unobjectionable in itself and the proposed replacement units would match the opening methods and glazing bars of the existing and would satisfactorily preserve the appearance of the Conservation Area.
6.6 The replacement of the window pane is considered to be acceptable would tie in with the character and appearance of the building and therefore would satisfactorily preserve the appearance of the Conservation Area.
6.7 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) or Environment Policy 35 of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION
7.1 It is recommended that the application be approved.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 07.12.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to Site and Location Plan, Drg No 02 and 1010 P all date stamped as received on 1 October 2015.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 07.12.2015
Determining officer
Signed : M GALLAGHER
Michael Gallagher
Director of Planning and Building Control
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