Officer Report Recommendation

Case Officer: Mr A Holmes Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a dwelling located on Main Road, Ballaugh.

The Proposal

1. The proposal comprises the installation of replacement windows within the front elevation of the building. The proposed replacement windows are uPVC sliding sash.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these is specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is located within a wider area of land that is designated as predominantly residential use.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;

Application No.:	12/00412/B
Applicant:	Mr Francis Masserick
Proposal:	Installation of replacement windows to front elevation
Site Address:	The White House Main Road Ballaugh Isle Of Man IM7 5EG

• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

1. Planning Circular 1/98 sets out policy on the alteration and replacement of windows. In terms of the type of building contained within the application site the policy states that on principal elevations whatever the material used in their construction the windows must have the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.

REPRESENTATIONS

1. Ballaugh Parish Commissioners have no objections to the planning application.

ASSESSMENT

1. The windows proposed by the planning application accord with the provisions of Planning Circular 1/98 and are therefore concluded to be unobjectionable.
2. The proposal is not considered to affect any other obvious material planning consideration.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Ballaugh Parish Commissioners.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	20.04.2012

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 approval relates to drawing no. 12/13/01 date stamped the 16th March 2012.

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

Decision Made : Permitted Date : 25-4-12

Determining officer (delete as appropriate)

Signed : S. Shaw Anthony Holmes Senior Planning Officer

Signed : S. Shaw Michael Gallagher Director of Planning and Building Control

Signed : S. Shaw Jennifer Chance Development Control Manager