Officer Report Recommendation

Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The site is the footprint of an existing dwelling situated on the corner of Main Road (A3) and Station Road (A10) in the heart of Ballaugh village. The property is a three storey property with the top floor partly contained within the roofspace, heavy string courses between floors and on the first and second floors vertically proportioned windows which have plastic-framed casements installed. The building is situated very close to the street with a low wall and metal railings atop. The ground floor windows are large horizontally proportioned apertures which have large square fixed lights within them and the windows on the southern elevation facing the junction has two small opening lights at the bottom of the window. The property is a semi-detached dwelling, the property alongside and to the north east is similar in height, detailing and finish and has plastic framed casement windows installed.

The Proposal

1. Proposed is the replacement of the ground floor windows, subdividing each aperture into six lights, the lower outside two of which will open, hinged at the top. The windows will be framed in white plastic.

Planning Status And Policy

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as Residential.

1. As such, General Policy 2 of the Strategic Plan is applicable in this case which, inter alia requires that the proposed development is sympathetic to the surrounding area. In addition Planning Circular 1/98 states:

"BUILDINGS ERECTED BEFORE 1921 AND NOT FALLING WITHIN CATEGORIES a OR b WHICH HAVE LARGELY RETAINED THEIR ORIGINAL CHARACTER

In an individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows MUST

Application No.:	11/01312/B
Applicant:	Mrs Louise Russell
Proposal:	Installation of replacement ground floor windows
Site Address:	Brookfield Main Road Ballaugh Isle Of Man IM7 5EQ

HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.

Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction."

Planning History

1. Planning permission was granted for the replacement of the existing windows under PA 99/1726. Since then permission has been granted for the conversion of the dwelling and shop to two dwellings (PA 01/02151) and subsequently permission has been granted for the use of part of the dwelling as a beauty room (PA 11/0119) and a shed was refused (PA 11/0600) and is the subject of a current appeal.

Representations

1. There are no representations on file at the time of writing.

Assessment

1. The existing windows are not traditional and the proposed form of glazing will be more interesting and no less traditional than the existing.

1. As such the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Ballaugh Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 21.10.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 replacement of windows as shown in drawings 0058, 0058A and 0058B received on 21st September, 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 25/10/11

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jannie Jennifer Chance Development Control Manager