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Application No.: 10/00513/B Applicant: Hartford Homes Limited Proposal: Reinstate slate canopy and shop front windows to premises Site Address: - Royal Buildings - Royal Avenue / Main Road - Onchan - Isle Of Man - IM3 1LL --- ### Considerations Case Officer: Mrs Jade Craig Photo Taken: 13.05.2010 Site Visit: 13.05.2010 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee: Highways Division Notes: Consultee: Onchan Commissioners Notes:** Approve ---
The application site comprises the curtilage of the Royal Buildings, on the corner of Main Road and Royal Avenue, Onchan. The buildings are currently being refurbished into two shops or office units with duplex apartment over, which is part of the development of the adjacent site to erect a block of 25 apartments (PA 05/01027/B).
This proposal is to reinstate a slate canopy and windows to the corner shop front of Royal Buildings.
The following previous planning applications are considered relevant in the assessment and determination of this application;
of the new window in the former shop must form the subject of further discussion and approval by the Planning Committee prior to such windows being replaced. 03/00622/B - Permitted 28/08/03 Erection of a block of thirty apartments with car parking on vacant site incorporating the refurbishment of existing adjacent buildings. Condition 3 All opening windows must be sliding sash. 05/01027/B - Permitted 10/11/05 The erection of block of 25 apartments with parking to basement, and refurbishment of existing adjacent building to provide two shop or office units with duplex apartment over (conservation area) (amendments to approved 03/00622/B). Condition 5 Prior to the commencement of work specific details of the shop front/office façade to the Royal Buildings must be submitted and agreed by the Planning Authority. Condition satisfied by delegation 24/1/08. 07/00995/B - Permitted 28/08/07 Elevation revisions and new landscaping details relating to approved apartment block (PA's 03/00622B and 05/01027B). 10/00162/B - Permitted 14/05/10 Installation of replacement windows. Condition 3 The new windows must be in a pattern identical to the originals, in terms of opening, glazing pattern and framing material (i.e. painted timber, not stained). All details such as framing horns and any mouldings in the existing windows must be faithfully replicated.
In terms of local plan policy, the application site is located within an area designated as 'Mixed Use (Residential/Offices/Retail)' in the Onchan Local Plan Order 2000, Map 1. The site is located within Onchan Conservation Area.
In the Onchan Local Plan 2000, the Royal Buildings are included in a list of properties which have been suggested for consideration for Registration (see paragraph 7.5). Bearing this in mind, it is important to consider the following policy included in the Local Plan in the assessment of this current planning application;
O/CARB/P/1 7.7 WHERE DEVELOPMENT IS PROPOSED FOR ANY BUILDING WHICH IS IDENTIFIED AS WITHIN AN EXISTING OR PROPOSED CONSERVATION AREA OR WHERE THE BUILDING IS REGISTERED OR ON THE LIST OF BUILDINGS WHICH ARE CONSIDERED WORTHY OF CONSIDERATION FOR POSSIBLE REGISTRATION, SPECIAL ATTENTION WILL BE PAID TO THE DETAIL OF SUCH A PROPOSAL AND NO DEVELOPMENT WILL BE PERMITTED WHERE THIS IS DETRIMENTAL TO THE CHARACTER OR APPEARANCE OF THE BUILDING OR, IN THE CASE OF BUILDINGS WITHIN AN EXISTING OR PROPOSED CONSERVATION AREA, THE CHARACTER OR APPEARANCE OF THE AREA AS A WHOLE.
The Isle of Man Strategic Plan 2007 contains the following policy which is considered material to the assessment of this current planning application;
Environment Policy 35; Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
Planning Circular 1/98, The Alteration and Replacement of Windows, contains paragraphs which are considered material to the assessment of this current planning application;
If the original windows are still in place they should preferably be repaired. If 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 a relaxation.
Category b) BUILDINGS IN CONSERVATION AREAS
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.
Onchan District Commissioners have recommended that the application be approved.
The principal issue in assessing this application are whether the proposed windows and canopy comply with Environmental Policy 35 of the Isle of Man Strategic Plan 2007.
The building was designed by Armitage Rigby, a contemporary of Mackay Hugh Baillie Scott and it was built c.1904-1905. The existing windows to be replaced are metal framed and they are not the originals. A letter from The Friends of Onchan's Heritage date stamped 8th March 2010 informs that the metal windows frames were installed during the 1930's when the building was converted from a butcher's shop to Martin's Bank. The original windows were timber sliding sashes and these can be seen in a photograph of the building taken before it was converted into Martin's Bank.
The proposed windows are two sets of two single glazed timber sliding sashes. The drawing submitted with this planning application states that the new windows would match the original shop windows in the archive photograph. I consider that it is difficult to judge exactly what the original windows looked like from the archive photograph. Rather than being two pairs of two sliding sashes as is proposed with this current application, the original windows appear to have been two much larger sliding sashes, similar in style to those currently seen on a shop front which was formerly a butcher's at 7 East Street, Ramsey. The height of the base of the windows appeared to be lower in the archive photograph, but again it is difficult to be certain.
The submitted proposed drawing also shows that the fanlight over the door is to be replaced with a new single glazed timber framed fanlight. The existing fanlight has a similar glazing pattern to the metal windows of the bank, so they are likely to be of the same period. It is not possible to see what the original fanlight looked like in the archive photograph. The proposed replacement would be a simple style with a single glazing bar down the centre and this is not considered to be wholly inappropriate for this building. The existing timber panelled door would be retained and refurbished.
As the existing windows are not the originals and do not look like the originals, it is much less important to ensure that they are preserved or replaced on a like-for-like basis. The proposed windows would be more like the originals than the existing as they would be timber sliding sashes. The remaining existing windows in the building are painted timber sliding sashes which have recently
been given approval for replacement on a like-for-like basis. It is therefore considered that the proposed timber sliding sash windows would be an enhancement to the building and improve the appearance of this part of the Conservation Area, so the proposal complies with Environment Policy 35 from the Isle of Man Strategic Plan 2007.
The archive photograph taken prior to the conversion of the shop to a bank in the 1930's shows that there was originally a projecting slate canopy over the shop front. A letter from The Friends of Onchan's Heritage date stamped 8th March 2010 informs that the slate canopy was part of Armitage Rigby's design for the combined house and shop, although it is not known when the canopy was removed from the shop front.
The proposed drawings show that the canopy would be virtually identical to the original seen in the archive photograph. It would reflect the style of the main roof above, as it would address the corner with angular hipped sections. The canopy would be constructed with a timber frame and the roof covering would be natural slates. With regard to Environment Policy 35 in the Isle of Man Strategic Plan 2007, I consider that the reinstatement of the slate canopy would be an enhancement to the building and would add an interesting feature to this prominent corner in Onchan's Conservation Area.
As the building is located on a busy street corner with heavy traffic passing by, it is important to assess whether the proposed canopy would be set back far enough from the roads, so as not to cause an obstruction for high sided vehicles. The proposed canopy would project out from the building by 1 metre at its furthest point. From a site visit to the property, it was noticed that the pavement alongside the building on Main Road was significantly narrower than that on the corner or on Royal Avenue. The width of the pavement alongside the building on Main Road is 1.95 metres and at its narrowest point where the pavement begins to curve around the corner, the width is 1.85 metres, which is much wider than the 1 metre projection of the proposed canopy.
Overall, I consider that the proposals would be an improvement to the existing building and would enhance the character of Onchan Conservation Area. The application therefore complies with Environment Policy 35 in the Isle of Man Strategic Plan 2007.
For the above reasons this application is considered to be acceptable and is recommended for approval.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status;
Onchan District Commissioners.
Recommended Decision: Permitted
Date of Recommendation: 24.05.2010
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval is for the reinstatement of slate canopy and shop front windows, as shown in Site/Location Plan no. 11 and drawing no. 31, date stamped 12th April 2010.
The timber frames of the windows shall be painted (not stained).
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 25 May 2010
Signed : Senior Planning Officer
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