DEC Officer Report

Application No.: 20/01426/CON Applicant: Patricia Wild Options Proposal: Registered Building consent for the installation of replacement windows to front elevation (in association with 20/001425/GB) Registered Building Nos. 152 Site Address: 6 Auckland Terrace Parliament Street Ramsey Isle Of Man IM8 1AF Technical Officer: Mr Thomas Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.01.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• 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 are not to include sash horns.

Reason: To ensure that the replacement windows are in a Georgian style consistent with the building's special character.

This application has been recommended for approval for the following reason.

The proposal meets the tests of Section 16 of the Town and Country Planning Act 1999, Strategic Policy 4 and Environment Policy 32 of the Isle of Man Strategic Plan 2016, and Planning Policy Statement 1/01 as the building is being protected and the building fabric is being enhanced. The application is therefore judged to be acceptable.

Plans/Drawings/Information; The decision relates to the information received on 9th December 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is number 6 Auckland Terrace, a mid-terrace townhouse built between 1840 and 1851 in a late Georgian/early Victorian style with a slate pitched roof, chimney stacks on the party walls and a painted smooth render wall finish. The whole terrace is entered on the Register of Protected Buildings (RB 152). - 1.2 Historically, the windows will have been timber sliding sash with Georgian bars. Currently, the windows are UPVC framed double glazed tilt and turn units with mock Georgian bars internally expressed. The front door is painted timber in a traditional panelled style with an elegant surround and bowed arch fanlight above.

2.0 THE PROPOSAL - 2.1 The application proposes to replace the existing front facing double glazed UPVC tilt and turn windows with hardwood sliding sash windows.

- 3.0 PLANNING POLICY

3.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions

(3) In considering (b) whether to grant registered building consent for any works, the relevant 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.

3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;

Environment Policy 32: 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: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.

3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man

POLICY 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:-

• o 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;
• o 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;
• o 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).

POLICY 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.

- 4.0 PLANNING HISTORY

4.1 There are various applications on the property regarding signage, internal alterations and alterations to its use. However, none of these are judged relevant to the current proposals. - 5.0 REPRESENTATIONS

5.1 The Department of Infrastructure Highways Division have stated that they do not oppose the application. They add that a licence may be necessary for the positioning of equipment and materials in the highway (18.12.2020). - 6.0 ASSESSMENT

6.1 The issue here is whether the proposed replacement windows would affect detrimentally the building's special character.

6.2 The existing front elevation windows are clearly a departure from the historic style. The proposed replacement of these windows with painted hardwood sliding sash units is much more appropriate and sympathetic to the building's style and character. It is therefore judged that the proposals meet the tests of Section 16 of the Town and Country Planning Act 1999 together with Strategic Policy 4, Environment Policies 32 and 34 of the Strategic Plan 2016, and Planning Policy Statement 1/01, as the building's special interest is being enhanced and protected. The application is therefore judged to be acceptable. - 7.0 CONCLUSION

7.1 It is judged that the proposal meets the tests of Section 16 of the Town and Country Planning Act 1999, Strategic Policy 4 and Environment Policy 32 of the Isle of Man Strategic Plan 2016, and Planning Policy Statement 1/01 as the building is being protected and the building fabric is being enhanced. The application is therefore recommended for approval. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;

• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 11.01.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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