Planning Officer Report Recommendation

Case Officer: Miss Melissa McKnight Photo Taken: 15.11.2012 Site Visit: 15.11.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of Harbourside, a traditional three storey end terraced dwelling sited on the eastern side of East Quay, Ramsey. The Old Custom House adjoins the application site to north elevation whilst the Harbour Bistro sits adjacent of the application site to the south.

1. The existing dwelling is finished in a painted render and has recently had UPVC framed sliding sash and top opening casements installed which is one element subject of this planning application. The dwelling is built directly on the footpath and adjacent highway. To the rear of the property is a two storey annex and rear yard bounded by a high rise wall to a rear lane.

1. The surrounding area is characterised by a mix of uses including residential, industrial with the Mezeron and a number public houses and independent businesses.

The Proposal

1. The retrospective planning application seeks the approval for the installation of replacement windows and rendering works.

1. The existing timber framed sliding sash windows to the front and south side elevation have been replaced with white UPVC framed double glazed sliding sash whilst the rear annex and rear elevation windows have been replaced with UPVC framed top opening casements.

1. The existing render is to be removed and replaced with new plain sand/cement render with a smooth finish and painted.

Planning History

1. The application site has not been the subject of any previous planning applications.

Planning Policy

Application No.:	12/01416/B
Applicant:	Mr John & Mr Michael Richmond
Proposal:	Installation of replacement windows and rendering works (retrospective)
Site Address:	Harbourside
East Quay
Ramsey
Isle Of Man
IM8 1BA

1. In terms of local plan policy, the application site is within an area designated as Mixed Use within the Ramsey Conservation Area under the Ramsey Local Plan Order 1998. Map No. 2 (South). The application site also falls within the Sulby Flood Zone which has a flood return period of 200 years. There are two policies within Planning Circular 2/99, the written statement that accompanies the Local Plan, considered specifically material to the assessment of this planning application:

Policy R/E/P6 states:

"There will be a general presumption in favour of retention of traditional uniform frontages on all pre-1920's buildings by:

a) retention of traditional doors and windows (size, style, glazing, pattern and section); b) retention of chimney stacks and pots; c) retention of railings and front courts/gardens; d) discouraging demolition; e) discouraging the introduction of dormer windows; f) encouragement of uniform planting schemes; g) the retention of specialist detailing such as pediments and balconies,"

Policy R/TC/P5 states:

"The area north west of Neptune Street shall be used for harbour related purposes only. There will be a presumption in favour of rehabilitation/redevelopment of warehouses and the cement silo to allow for through traffic from Quayside delivery to on Island redistribution in conjunction with a revised Traffic Management Scheme. This shall however, be subject to the retention of the existing frontages of the Brookdale Engineering and Mezeron buildings, with the prohibition of portacabins and other temporary buildings."

1. 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:

• (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 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."

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."

10. In terms of 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.

Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction."

Representations

1. At the time of writing there have been no written representations made regarding the planning application.

Assessment

1. The main issues to consider in the assessment of the current planning application are the impacts on the Street Scene of East Quay and Ramsey Conservation Area.

1. Early images of Harbourside show that the property was in a need for repair with the timber framed windows rotten and an unkempt render finished to the property. As the property is within Ramsey Conservation it is imperative that any works to the building ensure that the appearance of the Conservation Area is either preserved or enhanced.

1. At present the front elevation, southern elevation and part of the rear annex has been re-rendered. The re-rendering of the property improves the appearance of Harbourside, as a result significantly enhancing the character and quality of the Conservation Area and therefore the development is deemed acceptable and complies with the provisions set out in Environment Policy 35.

1. With regards to the replacing of the windows, 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. This states that replacement windows must have the same method of opening and the same pattern and section of glazing bars and frame sections as the originals. Images if Harbourside before development has taken place, show timber framed sliding sash windows in place with no glazing bar pattern throughout. Although the windows on the front elevation have the same opening method as the original complying with policy, the installation

of the top opening windows on the southern side elevation of the rear annex and eastern rear elevation would not replicate the original opening method. The ground floor window is not readily visible from a public thoroughfare; the first floor window and rear elevation windows are partially visible. However, a site visit to the area detailed that there are a mix of casement windows within the vicinity and given that the side annex and rear windows are not wholly visible from a main public thoroughfare, the proposal is not judged to cause a detriment to the Conservation Area with the replacement windows providing a significant improvement to what was existing.

1. Environment Policy 10 states that any proposed development in an area where there is potential risk of flooding must undergo a flood risk assessment and details of proposed mitigation measures must accompany any application for permission. Given the level and scale of the proposed development within this application is considered relatively modest and is therefore judged not to have an adverse impact on the Flood Risk Zone or increase the chances of flooding in the area.

1. Overall it is concluded that the planning application accords to the provisions of General Policy 2, Environment Policy 10 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 – The Alteration and Replacement of Windows.

RECOMMENDATION

1. It is recommended that the planning application be permitted.

PARTY STATUS

1. 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: 26.11.2012 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 re-rendering 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 and re-rendering works relates to drawing number SM12/293/1 date stamped 22nd October 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 : 29-11-12

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