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Application No.: 24/01274/CON Applicant: Ramsey Town Commissioners Proposal: Registered building consent for replacement timber windows on east elevation - RB 79 (in association with 24/91273/GB) Site Address: Court House Parliament Street Ramsey Isle Of Man IM8 1AR Technical Officer: Tom Sinden Recommended Decision: Permitted Date of Recommendation: 20.12.2024 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
The proposals meet the tests of Sections 16 and 18 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policies 32 and 35 of the Strategic Plan 2016, as the nature of the replacement windows would result in the character of the Registered Building and Conservation Area being preserved. It is therefore judged that the application is acceptable.
This decision relates to drawing 24 1862 01, together with the other information submitted on 11.11.2024.
_________________________________________________________________ Interested Person Status None
1.0 THE SITE - 1.1 The site is Ramsey Courthouse - registered building number 79. The building dates from 1798 and is a well-preserved example of the work of renowned architect George Steuart whose other works included the Castle Mona and Red Pier Complex in Douglas. In addition to the special architectural interest noted above, the building has special historic interest as a result of its contribution to the civic and social history of Ramsey and the north of the island. The site also sits within the Ramsey Conservation Area.
2.0 THE PROPOSAL - 2.1 This application for registered building consent proposes to install four replacement double glazed timber framed windows on the east elevation of the building in a like for like manner in terms of material, opening method and pattern of glazing bars.
3.0 PLANNING POLICY. - 3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 General Policy 2: 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:
Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
Environment Policy 32: 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 35: 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.
3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
POLICY RB/5 - ALTERATIONS AND EXTENSIONS: 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.
4.0 PLANNING HISTORY - 4.1 There are 12 previous applications (a combination of planning and registered building consent) on the property, none of which are judged pertinent to the very focussed and modest nature of this application.
5.0 REPRESENTATIONS - 5.1 Manx National Heritage (MNH) were consulted on 12.11.2024. At the time of writing this report (20.12.2024), no representation has been received, and as such it is assumed that the consultee has no comments to make. - 5.2 Ramsey Town Commissioners were consulted on 12.11.2024. At the time of writing this report (20.12.2024), no comment has been received. However, given that the Commissioners are the owners of the building and the applicant for the application, it is judged reasonable to assume that they do not object to the proposals.
6.0 ASSESSMENT Statutory Test - 6.1 Section 16 of the Act requires that when considering whether to grant registered building consent, the Department must "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." In this instance, the application proposes to replace four windows on the building's east (side) elevation with timber framed double glazed units in a like for like material, form and opening method. Following a site visit it is apparent that the existing windows are not historic, and likely to date from the mid-to-late 20th century. As the replacement windows are proposed to match the material, glazing bar pattern and opening method of the existing windows, I judge that the proposals would preserve the building's special interest in accordance with the statutory test. Policy Tests - 6.2 The application proposes to replace four windows on the building's east (side) elevation with timber framed double glazed units in a like for like style. Prior to the application being
submitted, the case officer visited the property together with representatives from Ramsey Commissioners. The windows appear to date from the mid-20th century, and it was apparent that the windows had been the subject of various repairs during their lifetime, and were now in need of wholesale replacement. As the material, form and style are proposed to match the existing units, it is judged that the building's special interest and the special character of the conservation area are being preserved.
7.0 CONCLUSION - 7.1 It is judged that the proposals meet the tests of Sections 16 and 18 of the Town and Country Planning Act 1999, and the tests of Strategic Policy 4 and Environment Policies 32 and 35 of the Strategic Plan 2016, as the nature of the replacement windows would result in the character of the Registered Building and Conservation Area being preserved. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013 (As Amended), the following are automatically interested persons:
8.2 In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. - 8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status as per section 3.2.4 of the Operational Policy.
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made: Permitted Date: 23.12.2024 Determining officer
Signed : A MORGAN Abigail Morgan Acting Head of Development Management
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