**Document:** Officer Report Recommendation **Application:** 12/00189/B — Installation of replacement windows to first and second floors **Decision:** Permitted **Decision Date:** 2012-03-28 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2326-lezayre-9-east-street-windows-replacement/documents/1265965 --- # Officer Report Recommendation ### Officer's Report [Table omitted in markdown export] ### The Application Site 1. The application site is the curtilage of 9 East Street in Ramsey, a three storey traditional property on the western side of East Street, north of Parliament Street. To the north west of the application site is the Swing Bridge linking the town to Mooragh Promenade. No. 9 East Street adjoins the old Timm's Bistro to the northwest and office and residential units to the north elevation, which is sited on the corner of East Street and West Quay. 2. The existing building is finished in a white render with a traditional and decorative over hang to the ground floor window. The existing windows on 9 East Street are black framed timber sliding sash to the first and second floors with a beautiful triple set of sliding sash windows to the ground floor. The first floor windows have attractive and ornamental black over hangs which enhances the building. 3. The existing building comprises Penny Farthing, a furniture shop to the ground floor with apartments above. 9 East Street currently overlooks an area of open space. There is limited parking along East Street as there are double yellow line parking restrictions in place, also East Street is slightly narrow just allowing the passing of two average sized vehicles comfortably. ### The Proposal 4. Proposed is the replacement of existing sliding sash timber framed windows on the first and second floor level on the front elevation with timber framed doubled glazed sliding sash units. ### Planning History 5. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material the assessment of this planning application: PA 11/00510/B: Creation of two apartments from an existing single apartment. This previous planning application was permitted. 6. 14 – 15 East Quay adjoins 9 East Quay to the north west elevation and has been the subject of one previous planning application considered specifically material to the assessment of this planning application: PA 08/00138/B: Demolition of existing building and erection of a four storey replacement building to provide office and residential accommodation. This previous planning application was permitted and now comprises office and residential units. 7. 36 – 40 Parliament Street is directly facing 9 East Street and has been the subject of one previous planning application considered specifically material to the assessment of this planning application: PA 07/01679/B: Demolition of nos. 36 & 36A Parliament Street and construction of a 32 bedroom hotel with bar / restaurant at ground floor level. This previous planning application was permitted and is currently used as an area of open space. ### Planning Policy 8. In terms of local plan policy, the application site is within an area recognised as being mixed use under the Ramsey Local Plan Order 1998 Map No. 2 (south). The application site is within the Ramsey Conservation Area. There are no policies within the written statement that accompanies the Local Plan considered specifically material to the assessment of this planning application. The application site is within the Sulby River flood zone which has a flood return period of 200 years. 9. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application: #### 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: - (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; #### Environment Policy 10 states: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission." #### Environmental Policy 35 states: "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." 10. 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" ### Representations 11. At the time of writing there have been no written representations made regarding the planning application. ### Assessment 12. The main issues to consider in the assessment of this planning application are 1) The impacts of the replacement windows on the visual amenities of the locality of East Street, 2) The impacts of the proposed new windows on the existing dwelling and 3) The impacts on the proposal on the Conservation Area. 13. It is judged that the proposed replacement of windows will have a limited impact on the visual amenities of the locality of East Street. As the new proposed windows are just a change in glazing and not a change in material or opening method from the existing windows it is considered not to cause any undue impacts on private or public amenity and therefore judged to be an acceptable form of development for 9 East Street. 14. It is considered that the replacement of the timber sliding sash with timber double glazed sliding sash will enhance the building. Double glazing will provide a more sustainable environment to the first and second floors by reducing heat loss and improving energy consumption. Double glazed windows also provide an enhanced exterior of the appearance on buildings and therefore the proposed replacement from single glazed to double glazing is not considered to have a harmful impact on the existing appearance of 9 East Street. The installation of the double glazing has a very minimal impact on the existing building and the overall character of the building is retained. 16. In regards to the application site being within the Ramsey flood zone the application should be assessed against Environment Policy 10. The level and scale of the proposal is relatively modest and does not warrant the need for a Flood Risk Assessment as the level of the development will not increase flood risk on or off the site. The replacement of windows to the first and second floors of the existing building will not have an impact on the flood zone. 17. Planning Circular 1/98 – The Alteration and Replacement of Windows sets out the policy in respect of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. As the proposed windows do replicate the method of opening as the originals it is concluded that the planning application is accords to the provisions of Planning Circular 1/98. Overall it is concluded that the planning application is in accordance with General Policy 2, Environment 10 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and Planning Circular 1/98: The Alteration and Replacement of Windows (part 6 category b). ### Recommendation 18. It is recommended that the planning application be permitted. ### Party Status 19. The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status. ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 20.03.2012 --- ### 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 permitted shall commence before the expiration of four years from the date of this notice. **C 2.** This approval for the installation of replacement windows to the first and second floors relates to drawing titled The Traditional Elegance of Verticle Sliding Sash Wooden Windows and photograph showing the first and second floor of 9 East Street all date stamped 7th February 2012. --- I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 27.3-12 --- ### Determining officer (delete as appropriate) **Signed:** _________________________ **Anthony Holmes** **Senior Planning Officer** **Signed:** _________________________ **Michael Gallagher** **Director of Planning and Building Control** **Signed:** _________________________ **Sarah Corlett** **Senior Planning Officer** **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/2326-lezayre-9-east-street-windows-replacement/documents/1265965*