**Document:** DEC Officers Report **Application:** 14/01285/GB — Installation of replacement windows and door (in association with 14/01286/CON) **Decision:** Permitted **Decision Date:** 2015-02-12 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/19145-lezayre-12-albion-terrace-windows-replacement/documents/1003296 --- # DEC Officers Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### 1.0 The Application Site 1.1 The application forms the residential curtilage of 10 Albion Terrace, Ramsey, which part of a row of three storey terraced properties located on the northern side of Lezayre Road and west of Parliament Square. #### 2. The Proposal 2.1 The application seeks permission for the installation of replacement windows and door (in association with 14/01286/CON), to the frontage of the property. #### 3.0 Planning History 3.1 There are no previous applications considered of material relevance to the determination of this current application. #### 4.0 Planning Policy 4.1 The site is identified as 'Predominantly Residential' on Map No.2 (South) of the Ramsey Local Plan 1998. 4.2 As 12 Albion Terrace is a Registered Building (RB 151) and the application seeks replacement of the windows, the relevant planning policies from the Isle of Man Strategic Plan 2007 are Strategic Policy 4, General Policy 2, and Environment Policies 32, and 34. These should be read in conjunction with Policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category a) REGISTERED BUILDINGS of Planning Circular Windows Policy 1/98. Strategic Policy 4 states: 'Proposals for development must: - (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; - (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and - (c) not cause or lead unacceptable environmental pollution or disturbance.' ### General Policy 2 states: "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 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." ### Environment Policy 34 states: 'In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.' ### Policy RB/3 General Criteria applied in considering Registered Building Applications states: "General criteria applied in considering registered building applications The issues that are generally relevant to the consideration of all registered building applications are:- - The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context; The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register; The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings). Policy RB/5 - Alterations and Extensions states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. "Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. "Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon the building's special interest as a result of several minor works which may individually seem of little consequence." "Category a) REGISTERED BUILDINGS "If the original windows are still in place they should preferably be repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify relaxation. "Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent. "Planning Approval and Registered Building Consent ARE ALWAYS required." ### 5.0 Representations 5.1 Ramsey Town Commissioners has considered the application and 'have no objections hereto' (19.11.2014). ## 6.0 Assessment 6.1 The application seeks permission for the installation of replacement windows and door (in association with 14/01286/CON), to the frontage of the property. 6.2 The key issue in the consideration of this application is whether the alterations to this Registered Building would detrimentally affect its character as a building of special architectural or historic interest. 6.3 The windows currently in place are simple white uPVC casements with a replacement painted timber door. These are clearly not the originals and cannot be considered to be architecturally or historically accurate facsimiles of the original windows. 6.4 The original ground floor window to the right hand side of the entrance door found elsewhere in the terrace, should be a double sash with each sash sub-divided into four equal portrait format panes, with slimmer side lights. That proposed is a fair approximation of the original windows in painted timber in the sliding sash format with the correct layout of glazing bars. 6.5 The original entrance door found elsewhere in the terrace, have a semi-circular fan light sub-divided into six via glazing bars with a central semi-circular 'hub'. The entrance door is a solid, four panelled door with the panels formed in bolection moulding. The side timber pilasters either side of the door are topped with a cornincing. That proposed is a fair approximation of this. 6.6 The original first floor 'French Doors', found elsewhere in the terrace have a top light and with the glazing to the doors split into three portrait panes with similar slim side lights as found in the ground floor windows. The windows proposed are fair approximations of these. 6.7 The original second floor terrace windows are relatively simple sliding sash windows sub-divided onto a 'six-over-six' format via the arrangement of glazing bars. The windows here proposed are a fair approximation of those windows. 6.8 In conclusion, this application seeks to remove previously installed inappropriate PVC windows and replace them with facsimiles of the original painted timber windows (and front door) in terms of method of opening, materials and detailed design. In so doing, this application is considered to enhance the fabric of the Registered Building and thereby to comply with part (a) of Strategic Policy 4 and part (c) of General Policy 2, Environment Policies 32, and 34 and Policies RB/3 and RB/5 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category a) REGISTERED BUILDINGS of Planning Circular Windows Policy 1/98. ## 7.0 Recommendation 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. ## 8.0 Interested Person Status 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, or any other person in whose interest the land becomes vested, as their comments have been deemed material and Ramsey Town Commissioners in whose district the land the subject of the application sits. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 03.02.2015 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals 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. N 1. The applicant should be aware that a condition requiring the provision of additional plans has been added to the Registered Building Consent issued on this same property. As such, and even though Planning Approval has been granted, works cannot commence on the site until the condition attached to PA 14/01286/CON has been discharged by the Department. This approval relates to Drawing Number SM14/353/1 entitled 'Planning Drawing' date stamped 11 November 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 11/2/15 ### Determining officer (delete as appropriate) Signed: _________________________ Chris Balmer Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Sarah Corlett Senior Planning Officer Signed: _________________________ Jennifer Chance Head of Development Management --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/19145-lezayre-12-albion-terrace-windows-replacement/documents/1003296*