13 July 2022 · Delegated - Principal Planner Chris Balmer
Harbour Bistro, Shipdesign House, East Quay, Ramsey, Isle Of Man, IM8 1ba
The proposal seeks retrospective permission for installing like-for-like uPVC sliding sash windows on the front elevation, uPVC top-hung casement windows on the porch and south elevation, and uPVC windows on the northwest and north elevations of Harbour Bistro at Shipdesign House, East Quay, Ramsey.
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The officer applied the statutory test for Conservation Areas under Section 18(4) of the Town and Country Planning Act 1999, determining that the like-for-like replacement windows 'would preserve the …
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design; not adversely affect townscape character or locality amenity. Officer assessed that like-for-like windows preserved building design and area character, fully complying.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. Replacement windows were like-for-like, passing the statutory test and preserving/enhancing character.
Strategic Policy 4
Proposals must protect or enhance Conservation Areas. Like-for-like replacements met this by preserving character.
Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas, Planning Policy Statement 1/01
Reiterates ENV35 requirements for Conservation Areas. Proposal complied as windows preserved character.
Planning Circular 1/98, The Alteration and Replacement of Windows
For Conservation Area buildings, visible windows must match original opening method, glazing bars, and frame sections. Proposal's uPVC sliding sash and top-hung casements were like-for-like, complying fully.
no significant negative impact upon highway safety, network functionality and/or parking
Highway Services Division has no objection to the retrospective window installation, Ramsey Town Commissioners initially requested deferral but later confirmed no objection, and Manx National Heritage expressed disappointment over the retrospective nature and visual impact without formal objection.
Key concern: retrospective installation of windows with broad borders causing loss of glazing area and unfortunate visual effect in Ramsey conservation area
Highway Services Division
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised the there may be need for highway licences for equipment and materials to be placed on the highway during the proposed works.
Ramsey Town Commissioners
No Commentrequest that you defer any decision on the above application until such time as the Commissioners have had the opportunity to fully consider the plans.; The Board meet on Wednesday 15th June, 2022, following which I will contact you again.
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
Manx National Heritage
No ObjectionIt is disappointing to see this retrospective application to regularise the installation, without permission, of new windows on this prominent building within the Ramsey conservation area.; The new windows have broad borders around the frames in order to facilitate their insertion into openings of varying size, with consequent loss of glazing area: the visual effect is unfortunate.; Retrospective applications for this kind of development appear to be all too common, suggesting that closer regulation is needed
