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Case Officer: Mr Trevor Wilson Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
Strategic Policy 4 states: "Proposals for development must:
| Application No.: | 14/00413/CON |
| Applicant: | Mrs Karin McArdle |
| Proposal: | Registered Building consent for the installation of a replacement window (in association with 14/00412/GB) Registered Building Nos. 10 |
| Site Address: | Mysore Cottages 37 Waterloo Road Ramsey Isle Of Man IM8 1DX |
Environment Policy 32 states: "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 34 states: "In the maintenance, alteration or extensions of pre-1920 buildings, the use of traditional materials will be preferred." "Planning Policy Statement 1/01 RB/3: General Criteria Applied in Considering Registered Building Applications The issues that are generally relevant to the consideration of all registered building applications are:
The importance of the building, its intrinsic architectural and historic interest and rarity, relative to the Island as a whole and within the local context;
The particular physical features of the building (which may include its design, plan, materials or location) which justify its inclusion in the register; descriptions annexed to the entry in the register may draw attention to features of particular interest or value, but they are not exhaustive and other features of importance, (e.g. Interiors, murals, hidden fireplaces) may come to light after the building's entry in the register;
The building's setting and its contribution to the local scene, which may be very important, e.g. Where it forms an element in a group, park, garden or other townscape or landscape, or where it shares particular architectural forms or details with other buildings nearby (including other registered buildings)." "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 effect upon the building's special interest as a result of several minor works which may individually seem of little consequence." "Category a) REGISTERED BUILDINGS
If the original windows are still in place they should preferably be repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify relaxation.
Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent.
Planning Approval and Registered Building Consent ARE ALWAYS required."
The existing window sections currently in-place are not original as these would have consisted of glazed panels housed directly into the stonework via rebates/channels in the same manner as ecclesiastical leaded lights. Judging by their style, these windows were most possibly replaced in the 1930's or possibly later judging by the type of frames used. These windows currently consist of a mixture of timber framed fixed casements to the upper section of the window and fixed and opening metal framed 'Crittal' style windows to the lower section. In assessing the condition of the windows it is noted that whilst there is evidence of corrosion within the Crittal metal frames, the extent of this corrosion is not as extensive as that in other properties within the terrace. Likewise the timber framed upper casements do not readily display any sign s of extensive decay that would warrant their replacement. Taking current policy recommendations into consideration the windows should either be replaced in accordance with the original style of window first fitted or refurbished where ever possible. Only in the event of refurbishment not being economically feasible should replacement windows be considered and only then with an appropriate matching window to that currently fitted. Furthermore, there is the issue of maintaining the existing uniformity of the windows to the terrace which are all currently the same throughout, including the colour. However, a neighbouring property has recently been given permission to replace their windows with an appropriate modern equivalent to the original Crittal design. This was on the basis that their frame section dimensions did not exceed those currently in place and that in all other respects the windows were to be on a like for like basis, including their opening methods and colour. Given that whilst the windows to number 37 are not currently in an advanced stage of decay, their judicious replacement at this stage, in conjunction with those of a neighbouring property should ensure the integrity of the terrace. In meeting these criteria the proposed window components are considered an enhancement to the character of the Registered Building.
Recommended Decision: Permitted
Date of 27.05.2014
Recommendation:
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.
C 2. The replacement windows hereby approved shall be painted to match the existing in the adjoining properties and shall be retained as such.
Reason: To ensure the continuity of the colour scheme throughout the front elevation of the terrace.
This approval relates to This approval relates to the following information all date stamped 3rd April 2014; Location Plan 119-02-100 Site Plan 119-02-200 Elevations Existing \& proposed 119-02-300 Existing Floor Plans 119-02-300A Proposed Window details \& front elevation 119-02-610 Site Photographs- Window 119-02-650
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made: Permitted Date: ..................................
Determining officer (delete as appropriate)
Signed : ................................................. Signed: ................................................. Signed: ................................................. Sister ................................................. Sister ................................................. Sister ................................................. Sister
Chris Balmer Senior Planning Officer
Signed : ................................................. Signed: ................................................. Signed: ................................................. Sister ................................................. Sister
Michael Gallagher Director of Planning and Building Control
Signed : ................................................. Signed: ................................................. Sister ................................................. Sister
Jennifer Chance Head of Development Management
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If the original windows are still in place they should preferably be repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify relaxation.
Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent.
Planning Approval and Registered Building Consent ARE ALWAYS required."
The existing window sections currently in-place are not original as these would have consisted of glazed panels housed directly into the stonework via rebates/channels in the same manner as ecclesiastical leaded lights. Judging by their style, these windows were most possibly replaced in the 1930's or possibly later judging by the type of frames used. These windows currently consist of a mixture of timber framed fixed casements to the upper section of the window and fixed and opening metal framed 'Crittal' style windows to the lower section. In assessing the condition of the windows it is noted that whilst there is evidence of corrosion within the Crittal metal frames, the extent of this corrosion is not as extensive as that in other properties within the terrace. Likewise the timber framed upper casements do not readily display any sign s of extensive decay that would warrant their replacement. Taking current policy recommendations into consideration the windows should either be replaced in accordance with the original style of window first fitted or refurbished where ever possible. Only in the event of refurbishment not being economically feasible should replacement windows be considered and only then with an appropriate matching window to that currently fitted. Furthermore, there is the issue of maintaining the existing uniformity of the windows to the terrace which are all currently the same throughout, including the colour. However, a neighbouring property has recently been given permission to replace their windows with an appropriate modern equivalent to the original Crittal design. This was on the basis that their frame section dimensions did not exceed those currently in place and that in all other respects the windows were to be on a like for like basis, including their opening methods and colour. Given that whilst the windows to number 37 are not currently in an advanced stage of decay, their judicious replacement at this stage, in conjunction with those of a neighbouring property should ensure the integrity of the terrace. In meeting these criteria the proposed window components are considered an enhancement to the character of the Registered Building.
The replacement windows hereby approved shall be painted to match the existing in the adjoining properties and shall be retained as such.
Reason: To ensure the continuity of the colour scheme throughout the front elevation of the terrace.
Recommendation Recommended Decision: Permitted Date of Recommendation: 27.05.2014
Conditions and Notes for Approval / Reasons and Notes for Refusal
C1.
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.
This approval relates to
18 June 2014 14/00413/CON Page 4 of 5
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