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The application site represents the residential curtilage of 38 Bowring Road, Ramsey.
The dwelling is located on the eastern side of the road within a group of houses which lie between the junctions with Windsor Road to the south and Coburg Road to the north. The house is two storeys tall and is attached to other properties on both sides, although they are different styles, so they do not appear as a uniform terrace.
Proposed is the replacement of the existing timber bay windows on the front elevation with upvc bay windows.
There are two bays on the front elevation, which flank the front door. They measure approximately 1.85 metres wide and 700mm deep. The existing windows are casements, which have frame sections and glazing bars that sub divide the bay windows into smaller sections.
With the exception of the inner sides of the bay windows, most of the proposed windows would not have inner frame sections or glazing bars. The windows on the front would be a fixed non-opening style and the remaining windows would be casements, with the outer bay windows having a similar appearance to the existing.
There are no previous planning applications which are considered relevant in the assessment and determination of this application.
The application site is located within an area designated as Predominantly Residential Use on the Ramsey Local Plan Order 1998, Map No. 1 (North). The site is not located within a Conservation Area.
The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2. In addition to this, Planning Circular 1/98 for the Alteration and Replacement of Windows contains the following policy, which is considered material to the assessment of this current planning application:
"Category d) OTHER BUILDINGS ERECTED BEFORE 1921
Replacement windows should preferably be the same as or similar to the originals in the pattern of the glazing bars. However, provided that the glazing pattern is retained, a more relaxed approach will be taken to the replacement of windows in such properties."
Ramsey Town Commissioners have no objection to the proposal.
No written responses have been received from the general public.
General Policy 2 from the Strategic Plan and Policy 8 from Planning Circular 1/98 allow replacement windows in pre-1921 dwellings outside of Conservation Areas, so long as the development does not adversely affect the character of the dwelling or the character of the surrounding area in general.
The character of the dwelling:
Due to the location, size and overall form of the dwelling, it is considered that it is likely to be older than 1921, so planning permission will be needed for replacement windows. However, none of the existing windows on the front elevation are considered to be the originals. In addition to this, the projecting bay windows and the canopy over are later additions to the original property.
The replacement windows to the street would be different to the existing, as they would not have inner frame sections or glazing bars. This proposed development would therefore alter the overall appearance of the dwelling.
Given that the existing bay windows are not deemed to be original features of the dwelling, it is considered that although the proposed windows would differ from the existing, the proposal would not be changing actual original features, so would be acceptable.
The character of the surrounding area in general:
Bowring Road is known as a historical area within Ramsey, although it is not a Conservation Area. Dwellings along Bowring Road differ in size and design, so there is no overall uniformity. In addition to this, no. 38 is set back from the front of the dwellings on either side, so they do not even share a building line.
For these reasons it is considered that the impact on the surrounding area would be minimal and not detrimental to the overall character.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
It is considered that the following parties, who submitted comments, should be afforded interested party status:
Ramsey Town Commissioners
Recommended Decision: Permitted
Date of Recommendation: 03.06.2011
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 approval relates to the installation of replacement bay windows to the front elevation, as shown in drawing numbers PLAN REF:1 and PLAN REF:4, date stamped 28 April 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made: Permitted Date: 13 June 2011
Signed: _________________________ Jennifer Chance Senior Planning Officer Delete as appropriate
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
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