Officer Planning Report

Planning Report And Recommendations {{table:128247}} {{table:128248}} {{table:128249}} {{table:128250}} ### Considerations {{table:128251}} ### Written Representations ### Consultations

Officer's Report

Description Of Application Site

The application site is Flat 2 of a four storey residential property on the West Quay in Ramsey.
The building is a Registered Building.
To the west of the application site is a side road off West Quay.

Proposal

The proposal is the installation of uPVC windows to replace the existing to front and side elevations.

Relevant Planning History

05/01568/CON - Application for registered building consent for the installation of uPVC casement windows to replace existing on front elevation (In association with approved application 05/00741B), Flat 3 Thurwood Place – consent granted 27.10.2005
05/00741/GB - Installation of uPVC casement windows to replace existing on front elevation (In association with 05/01568CON), Flat 3 Thurwood – permission granted 08.06.2005
99/00847/GB - Installation of uPVC windows to replace existing, Appartment 4 Thurwood Place – permission granted 05.10.1999

Development Plan Policies

Isle of Man Planning Scheme (Development Plan) Order 1982
Planning Circular 1/98
Planning Policy Statement 1/01 – Conservation of the Historic Environment.
Isle of Man Strategic Plan (Modified Draft) 2004; EP36; EP38

Statutory Consultation Responses

Ramsey Town Commissioners – No comments received
Highways Division of DoT – No comments received

Public Responses

Press notice for the planning application was posted on 23.2.06. While, the application for the Registered Building Consent was posted on 16.3.06
No public comments were received in respect of the planning application.
However, the Isle of Man Victorian Society has provided comments in respect of the Registered Building Consent application. There comments are as follows:
Here we have an application to install uPVC windows in a Registered Building which is contrary to the Department's own window replacement policy.
We recall several years ago an application to replace windows in this building with uPVC and that was refused. We are surprised to not from this application that approval has been given for the top floor flat to have replacements. We do not recall this application but obviously we could have missed it. How it was approved when it was so obviously contrary to the Departments policy we cannot say.
However all other floors have timber windows and that's how it should stay if the Department is to maintain it policies and credibility. We object to these proposals on the grounds that the use of uPVC for window replacement in a Registered Building is contrary to the Department's Window replacement policy.

Issues

This is a joint report for two planning application which are seeking planning permission and Registered Building Consent for the installation of uPVC replacement windows in the front and side elevations of a 1st floor apartment within a building on West Quay in Ramsey. The apartment is situated within a Registered Building and located within the Ramsey Conservation Area.
Section 16(3) of the Town and Country Planning Act 1999 states that "In considering whether to grant planning approval for development which affects a registered building or its setting, or whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or is setting or any features of special architectural or historic interest which it possesses".
The proposed windows replicate the opening style of the existing windows, which were understood to be installed as part of the residential conversion of the warehouse. Planning Circular 1/98 allows a change in material subject to the method of opening remaining the same, as is the case with this proposal. Furthermore, given that the 2nd and 3rd floor apartments above have already had uPVC windows installed through 05/741 & 99/847 I would suggest that the acceptability of the use of uPVC has already been established and that refusal would be difficult to sustain. I have discussed the proposal with Steve Moore, Conservation Officer, and we have concluded that the planning application is acceptable.

Steve Moore, Building Conservation Officer has advised that whilst this approach in a registered building would not normally be acceptable, the glazed bay is a later addition and the uPVC would unify the current scheme. Furthermore it is recognised that the flat 4 above had replacements installed some 3 – 4 years ago. He recommends that the application be approved but states that any approval should not be seen as a precedent for Registered Buildings or those in a Conservation Area.

Conclusion

I therefore recommend that planning permission and Registered Building consent be granted subject to condition attached in the schedule.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.05.2006

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 permission relates to the installation of uPVC windows to replace existing on the front and side elevations as shown in photos and window details date stamped 6th March 2006.

C 3. All replacement windows must have a frame profile and section which matches those of the existing windows.

C 4. All windows must be fitted with external glazing bars upon installation which match those of the existing windows, including in terms of width and profile.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made: Permitted Date: 15.05.2006

Signed: M. I. McCauley Director of Planning and Building Control

15 May 2006

Officer Planning Report

Source & Provenance