Planning Officer Report

Case Officer: Miss Melissa McKnight<br/> Photo Taken: 20.11.2012<br/> Site Visit: 20.11.2012<br/> Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of 3 Dale Street, a traditional two storey mid terraced dwelling sited on the northern side of Dale Street, Ramsey. The application site is adjoined by No 1 Dale street on the western elevation and No. 5 Dale Street on the eastern elevation. The application site overlooks St Pauls Church and the western end of the Sure Strike Bowling Alley to the south.
2. The existing dwelling is finished in a painted render and has brown UPVC top opening windows throughout. The dwelling is built directly on the footpath and adjacent highway.
3. 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. This planning application seeks the approval for the installation of replacement windows, door and top-light, removal of canopy and re-rendering to front elevation.
2. The existing windows to the front elevation are to be replaced with brown UPVC sliding sash windows.
3. The new render would be a painted sand/cement render which will have a traditional smooth 'rubbed up' finish. An element of the existing render has already been removed.
4. The existing door and canopy would be replaced with a single door with top light and no canopy. The existing door canopy has already been removed.

Planning History

1. The application site has been the subject of one previous planning application in 1998 that was approved for the conversion of offices to retail unit including No. 2 Market Street and No. 1 Dale Street.

Application No.:	12/01444/B
Applicant:	Mr Myles Hardman & Mrs Claire Hardman
Proposal:	Installation of replacement windows, door and top-light, removal of canopy and re-rendering to front elevation
Site Address:	Marina House 3 Dale Street Ramsey Isle Of Man IM8 1JY

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised the Town Centre 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 is one policy within Planning Circular 2/99, the written statement that accompanies the Local Plan, considered specifically relevant 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,"

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically relevant 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."

1. 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. Ramsey Town Commissioners have no objection to the current 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 Dale Street and the Ramsey Conservation Area.

1. The re-rendering of the property and installation of sliding sash windows would inevitably improve the appearance of No. 3 Dale Street, consequently significantly enhancing the character and quality of the Conservation Area and therefore the development is deemed acceptable.

1. The removal of the canopy and installation of a replacement door with a top light is not considered to deter from the area given that No. 1 and No. 5 Dale street do not have door canopies and therefore this element of the proposal is not judged to be out of keeping and cause a subsequent adverse impact on the character and quality of the Conservation Area with the proposal complying 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. At present the application site property has top opening brown UPVC casements which would not have been the original windows. The

installation of sliding sash windows would reinstate the original windows and would also be in keeping with the other properties of Dale Street. Therefore, the proposal complies with the provisions set out in Planning Circular 1/98.

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 Policy R/E/P6 states of the Ramsey Local Plan Order 1998 and 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 is, 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: 21.12.2012 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 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, door and toplight, removal of canopy and re-rendering to front elevation relates to drawing titled MH1, MH2, MH3 and MH4 all date stamped 26th 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 : 28/12/12

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager