Planning Officer Report

Planning Officer Report And Recommendations {{table:20525}} {{table:20524}}

Officer's Report

1.0 The Application Site

1.1 The application forms the residential curtilage of Craigwell, Cronk Road, Port St. Mary which is part of a pair of two semi-detached properties, located on the western side of the Cronk Road and south of Port St Mary Primary School.

2.0 Proposal

2.1 The application seeks approval for the installation of a replacement window to dormer.

3.0 Department Policies

3.1 The application site is within an area recognised as being an area of "existing residential", under the Isle of Man Development Plan Order 1982 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area (proposed Conservation under the Modified Draft Area Plan for the South); nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

3.2 Due to the site being within a predominantly residential area and due to the proposal the following policies are relevant in the determination of the application:-

"General Policy 2: 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;
• (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."

4.0 Planning History

4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

5.0 Representations

5.1 Port St Mary Commissioners:- "No objection"

5.2 The Planning Authority has received no privately written representations objecting to the proposal.

6.0 Assessment

6.1 The proposed windows would replace the existing windows of similar style and size. The windows form part of a flat roof dormer to the front elevation which was not a original part when the dwelling was constructed, but a later addition. Whilst the dormer does not added to the character or appearance of the property, it is a current feature and the window proposed would replace the existing which would seem to be in a poor state of repair. Therefore, it is considered the proposal would be beneficial to the visual amenities of the property and the street scene.

7.0 Recommendation

7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 Party Status

8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Port St Mary Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.07.2012

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 approval relates to the installation of a replacement window to dormer as proposed in the submitted documents which are date-stamped 1st June 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 : 10/7/12

Determining officer (delete as appropriate)

Signed : G. H. M. Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager