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21/01224/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01224/B Applicant : C E Richmond Limited Proposal : Installation of replacement windows, doors and meter box (retrospective) Site Address : 9 Mona Street Ramsey Isle Of Man IM8 1BD
Technical Officer: Mr Thomas Sinden Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.11.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
This application has been recommended for approval for the following reason. The proposal meets the tests of Section 18 of the Town and Country Planning Act 1999; Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, as well as Planning Policy Statement 1/01, as it will preserve and protect the character of the Conservation Area. In addition to the above, the proposals are judged to meet General Policy 2 as the character of the surrounding townscape is not being adversely affected. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to drawings SM21/560/1 and SM21/560/2, together with the supporting information received on 8.10.2021.
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Interested Person Status - Additional Persons
DoI's Flood Risk Management Division raise material considerations and should be afforded Interested Person Status. __
Officer’s Report
1.0 THE SITE 1.1 The site is 9 Mona Street, Ramsey, a four bay, two storey property within the Ramsey Conservation Area. The property has a slate pitched roof, rendered chimney stacks on both gables, a painted smooth render wall finish, sliding sash windows and a traditional solid panelled door with fanlight above.
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2.0 THE PROPOSAL 2.1 The application proposes to replace the existing front elevation single glazed timber sliding sash windows with UPVC framed double glazed sliding sash units. The existing timber panelled door is proposed to be replaced with a composite UPVC 6 panelled door with fanlight above in a style to match the existing. The application also seeks approval to replace two timber windows on Union Lane with UPVC framed doubled glazed casement units. Within the rear yard, not visible from outside the curtilage, the rear single door and window to the side are proposed to be replaced with UPVC units. On the property's rear outlet, again not visible from outside of the site, two roof lights are proposed. Finally, an electrical Meter Box is proposed to the right of the entrance door on the front elevation. All works within the application are retrospective.
3.0 PLANNING POLICY 3.1 The site is within the Town Centre Mixed Use Area on Map 2 of the Ramsey Local Plan 1998, and within the Ramsey Conservation Area. The site is in an area at high risk of tidal flooding.
3.2 TOWN AND COUNTRY PLANNING ACT 1999 S18 Designation of conservation areas (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.
3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
Environment Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
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.
3.4 PLANNING POLICY STATEMENT 1/01 POLICY CA/2 SPECIAL PLANNING CONSIDERATIONS 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.
3.5 Planning Circular 1/98 provides guidance on the replacement of windows and in Conservation Areas states that whatever the frame material, the method of opening on
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windows readily visible from a public thoroughfare should replicate the existing, where the original windows are in place.
4.0 PLANNING HISTORY 4.1 There are no previous applications for the property on the digital database.
5.0 REPRESENTATIONS 5.1 Department of Infrastructure Flood Risk Management Division have stated that there is no flood risk management interest in the application (17.10.2021).
5.2 The Department of Infrastructure Highways Division have stated that they do not oppose the application (22.10.2021).
6.0 ASSESSMENT 6.1 The pertinent issue to be assessed by this application is the impact of the proposed alterations on the character and appearance of the Conservation Area.
6.2 The proposed replacement windows are sliding sash units, and therefore follow the guidance in Planning Circular 1/98 as the method of opening is being replicated. The replacement windows on Union Lane and within the rear yard are not judged to be readily visible from a public thoroughfare, and as such the proposed units are deemed acceptable.
6.3 The two new roof lights on the property's rear outlet are not visible from any public vantage point around the site, and it is therefore judged that they do not adversely affect the character of the surrounding townscape, and that the character of the conservation area is being preserved.
6.4 The proposed replacement door and fanlight are in a like for like style to the existing. Whilst the materials are modern rather than the traditional materials preferred by Environment Policy 34, the replacement door and fanlight are judged to preserve the character of the conservation area and are therefore deemed acceptable.
6.5 The application also proposes to install an electrical meter box immediately to the right of the front door on the property's front elevation. Whilst the meter box is clearly visible, the box has been partly recessed, which does mitigate its impact. Whilst the meter box siting is not ideal, the renovation works to the property have improved the appearance of the locality, and it is therefore judged that the overall impact has been to preserve the character of the conservation area.
6.6 Whilst the site lies within an area at high risk of flooding, the nature of the development will not change the resilience or susceptibility of the site and surrounding area from flooding and as such, this is not considered to be a reason to refuse the application in this case.
7.0 CONCLUSION 7.1 It is judged that the proposal meets the tests of Section 18 of the Town and Country Planning Act 1999; Strategic policy 4 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, as well as Planning Policy Statement 1/01, as it will preserve the character of the Conservation Area. In addition to this, the proposals are judged to meet General Policy 2 as the character of the surrounding townscape is not being adversely affected. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf);
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(b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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.
Decision Made : Permitted
Date: 16.11.2021
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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