Officer Planning Report

Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of 1 Ridgeway Street, a two storey semi detached property sited on the northern side of Ridgeway Road, Onchan.
2. The existing dwelling is finished in a painted render and has PVC framed windows throughout. The existing dwelling has a pitched roof with a dormer conversion. To the rear of the dwelling is a long garden with a garage sited at the end. The dwelling also has a garden to the front bounded by a concrete wall to the footpath and highway.
3. Ridgeway Road has a mix of properties with different designs with residential development occurring on the southern side of the road.

The Proposal

1. The planning application seeks the approval for the installation of replacement windows and doors.
2. Proposed is the replacement of the existing windows with white UPVC framed windows to match the opening method of the existing.
3. The existing double pane front door is to be replaced with Irish/oak white door and frame with a single upper light door with a decorative pattern and two mouldings to the bottom section in replace of the bottom section glazing.

Planning History

1. The application site has been the subject of five previous planning applications, all of which are considered specifically relevant to the assessment of this current planning application:

PA 02/02492/B: Installation of replacement dormer to front elevation. This previous planning application was permitted.

PA 00/02184/B: Installation of UPVC door to replace existing. This previous planning application was permitted.

Application No.:	12/00975/B
Applicant:	Mr Ian Timothy Murray
Proposal:	Installation of replacement windows and doors
Site Address:	1 Ridgeway Road Onchan Isle Of Man IM3 1HT

PA 98/01438/B: Alterations and extensions to dwellings including detached garage at No 1, 1 & 3, Ridgeway Road, Onchan. This previous planning application was permitted.

PA 97/01467/B: Extension to rear of dwelling to replace existing outlet, 1 Ridgeway Road, Onchan. This previous planning application was permitted.

PA 97/01880/B: Extension to rear of dwelling to replace existing outlet, 1 Ridgeway Road, Onchan. This previous planning application was refused on review.

Planning Policy

1. In terms of local plan policy, the application site is predominantly residential under the Onchan Local Plan Order 2000 Map No. 1. There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan local Plan that is considered specifically material to the assessment of planning application:

Policy O/RES/P/21 states:

"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

1. The planning application complies with Conditions a, b and c of Schedule 1, Class 24 of the Town and Country Planning (Permitted Development) Order 2012 for the installation of replacement windows and doors. However, in terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant 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;

• (g) does not affect adversely the amenity of local residents or the character of the locality;

Representations

1. Onchan District Commissioners have no objections to the current planning application.

Assessment

1. The proposed replacement windows constitute permitted development under the provisions of the Town and Country Planning (Permitted Development) Order 2012.

1. The level and scale of development proposed is relatively modest and the proposed window replacements are considered to be fairly modest and not obtrusive given that they are to replicate what exists.

1. Overall the proposal contained within this current planning application accords to

the Town and Country Planning (Permitted Development) Order 2012 Schedule 1, Class 24 and General Policy 2 of the Isle of Man Strategic Plan 2007.

Recommendation

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

Party Status

1. The local authority, Onchan District Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 10.08.2012

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 for the installation of replacement windows and doors relates to drawing number 12/32/01 and A3 photocopy detailing the proposed front door all date stamped 3rd July 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: 13.8.12

Determining officer (delete as appropriate)

Signed: _________________________ 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