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Application No.: 10/00142/B Applicant: Mr Steven Crowe Proposal: Installation of replacement windows to front elevation Site Address: Hesperar Terrace Lezayre Road Ramsey Isle Of Man IM8 2LX ### Considerations Case Officer : Ms Henrietta Hopkins Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes : Consultee: Clerk To The Commissioners Notes :
The application site represents the property 2 Hesperar Terrace, Lezayre. The property is a terraced located in an established residential area.
The applicant proposes to replace the existing windows in the front elevation of the property. The windows in the first floor will be replaced with white upvc framed, double glazed casement windows to be fitted with top hung opening lights to the bottom panes. The existing ground floor bay window are to be fitted with white upvc framed, double glazed casement window units. The front window is to be a fixed window. Both side windows are to be fitted with top hung opening lights to the bottom panes.
The application site is located within an area identified as 'Predominantly Residential' in the Ramsey Local Plan. The Isle of Man Strategic Plan contains a policy which is considered specifically material to the determination of the application - General Policy 2.
General Policy 2 states the following:
"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 adversely affect 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 the 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. Planning Circular 1/98 states the following for buildings not within a conservation area but were erected before 1921:
"In an individual building, or group of buildings, whose principal elevations are readily visible through a public thoroughfare, if the original windows are in place, it maybe 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 principle elevations to have the same method of opening as the originals. 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."
There has been one recent planning application submitted which is considered relevant in the determination of the application:
06/01841/B - Installation of replacement windows, replacement and additional door on rear elevation, removal of chimney stacks and creation of off road parking space in rear yard - Permitted (16th February 2007).
REPRESENTATIONS
There have been no written representations received.
The application site is located within a 'Predominantly Residential Area' in the Ramsey Local Plan. Given the nature of the proposed development it is considered appropriate to assess the proposed development against the policies identified earlier within the report (i.e. General Policy 2 of the Isle of Man Strategic Plan 2007).
The proposal is to replace the existing windows on the property. The property is not a Registered Building nor is it located within a Conservation Area. The proposed windows will have the same proportions as the existing windows and that of neighbouring properties. It is therefore considered
26 March 2010
10/00142/B
that the replacement windows will not have a detrimental impact on the property or surrounding area. RECOMMENDATION It is recommended that the application be approved subject to conditions. PARTY STATUS
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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 26.03.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted Drawing No. 10 0647/1 received on 5th February 2010.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made: Permitted Date: 29/3/10 Signed: __________________________ Senior Planning Officer
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