**Document:** Officer Planning Report **Application:** 10/00453/B — Installation of replacement windows **Decision:** Refused **Decision Date:** 2010-05-20 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35937-lezayre-2-market-hill-windows-replacement/documents/1348583 --- # Officer Planning Report **Application No.:** 10/00453/B **Applicant:** Mr Michele Tramontana **Proposal:** Installation of replacement windows **Site Address:** 2 Market Hill Ramsey Isle Of Man IM8 1JT ### Considerations Case Officer : Miss Laura Davy **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: no objection. ### Officer's Report ### The Site The application site represents the curtilage of 2 Market Hill, Ramsey. The existing property is a two storey mid terrace, currently used for retail. It is within an area zoned as "Mixed Use Town Centre" identified on the Ramsey Local Plan 1998. It is also within the Ramsey Conservation Area. ### The Proposal Proposed is the installation of replacement windows to the first floor front elevation. The existing windows are timber sliding sash, the proposed windows would be u PVC casement style windows. ### Planning History The previous applications are not considered material in the assessment of the current application. ### Development Plan Policies The application site is within an area zoned as "Mixed Use Town Centre" identified on the Ramsey Local Plan 1998. It is also within the Ramsey Conservation Area. It is therefore appropriate to assess the proposed development in light of Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98. ### Consultations Ramsey Commissioners have no objection Highways Division have made no comment ## Assessment Given the nature of the proposal, it is appropriate to consider Environment Policy 35, which 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." Having assessed the proposed development against the above policy, it is considered that the proposal would not preserve or enhance the property; rather it would result in the loss of the special features which contribute to the character and quality of the environment. It is also relevant to consider Planning Circular 1/98, which refers to the alteration or replacement of windows. "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." The proposed development does not propose the same method of opening, or design. It is considered that the proposal would not enhance or preserve the character and appearance of the property, and it is not considered to be an unacceptable form of development within a Conservation Area. The installation of replacement sliding sash is considered to be more acceptable for this property. For the above reasons the application is considered unacceptable, and is recommended for refusal. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Refused Date of Recommendation: 11.05.2010 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 R 1. The windows proposed to be installed to the front elevation of the property, having casement openings as opposed to sliding sash, would fail to preserve or enhance the character of the Ramsey Conservation Area, contrary to Environmental Policy 35 of the Isle of Man Strategic Plan 2007. I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer. Decision Made : Refused Date : Signed : Senior Planning Officer --- *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/35937-lezayre-2-market-hill-windows-replacement/documents/1348583*