**Document:** Planning Officer Report **Application:** 11/01367/B — Installation of replacement first floor windows **Decision:** Permitted **Decision Date:** 2011-11-15 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1675-lezayre-saddle-buildings-parliament-street-windows-replacement/documents/1256192 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] Case Officer : Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Officer Delegation ## Officer's Report ### The Site 1. The site is the curtilage of Saddle Buildings, currently occupied by Felton's Ironmonger's. The building fronts onto Parliament Street and backs onto Nightlife which in turn fronts onto Market Place. The building is two storey with considerable detailing on the upper floor - round headed sliding sash window set in pairs with a solid mullion between and each pair within a round headed inset from the face of the building which is inset with red decorative tiles. These are used again on a triangular peak on the top of each of the four projections which form the facade at first floor level. At ground floor the facade is plainer with tall single pane shop windows and signage which dissects the building between ground and first floor. ### The Proposal 2. Proposed is the replacement of three of the first floor round headed sliding sashes. From the outside they appear as round headed windows but the top light is actually square headed but within a round headed aperture with the top of the frame rounded to match, giving the impression that the top light is round in shape. 3. The new windows will match the existing other than being double glazed. ### Planning Policy 4. The site lies within an area designated on the Ramsey Local Plan of 1999 as Mixed Use. The site also lies within Ramsey's Conservation Area. The building was originally Registered as part of the Saddle Buildings to the rear (Nightlife) but was subsequently de-Registered. 5. As such, the relevant Strategic Plan policy is that relating to development within Conservation Areas: Environment Policy 35 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." 6. Planning Circular 1/98 is also relevant - The Replacement of Windows. This states, in respect of development within Conservation Areas, "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 originals, but not necessarily the original method of opening, whatever the material used in the construction." ### Planning History 7. Planning permission was sought for the replacement of the curved glass on the shopfront under PA 98/0135 and refused. Permission was also refused for reconstruction of the facade and roof under PA 91/1694. ### Representations 8. Ramsey Town Commissioners indicate that they do not oppose the application. ### Assessment 9. As the proposal is to replicate the manner of opening and appearance of the existing lights, the proposal is considered to accord with the provisions of Planning Circular 1/98 and EP 35. ### Conservation Officer'S Supplementary Report: 10. Policy CA/2 Special Planning Considerations from Planning Policy Statement 1/01 (Conservation of the Historic Environment) is also considered to be relevant. 11. The property is a two storey Victorian set of shops with decorative rendered and terracotta arched first floor windows. The existing first floor windows to the property are painted timber sliding sashes with arched heads set into the decorative masonry. Of note, is that externally, the windows are arched headed, whilst internally, the windows are square headed and sit up behind the external masonry arches. 12. Proposed is the replacement of three first floor arched sliding sash windows with painted timber sliding sash windows, replicating the existing windows with the minor exception of the top sash being fixed. These proposals are considered to respect the character of a building that makes a significant visual contribution to the character of the Conservation Area within which the property is located and is therefore considered to comply with Planning Policy EP35 and Planning Circular 1/98 and is therefore acceptable. ### Party Status 13. The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 10.11.2011 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This permission relates to the replacement of windows as shown in drawing 2011/35/01 received on 22nd September, 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. Decision Made : Permitted Date : 14 November 2011 Signed : Michael Gallagher Director of Planning and Building Control OR Signed : Jennifer Chance Development Control Manager --- *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/1675-lezayre-saddle-buildings-parliament-street-windows-replacement/documents/1256192*