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The application site is the curtilage of Meadowside Cottage, Main Road, Greeba which is a two storey detached, traditional cottage situated to the south western side of Peel Road/Main Road.
The application seeks approval for the installation of replacement windows in the front and side elevations. The replacement windows would be Golden Oak uPVC casements with internal Georgian bars. One of the first floor windows in the front elevation would be top hung and opening out, the remaining windows in the front elevation would be fixed. The windows in the side elevations would be top hung and opening out.
The following previous planning application is considered to be specifically material in the assessment of the current application: PA 93/00262/B Replacement of windows with double-glazing units The above application was permitted
The application site is within an "Area of High Landscape or Coastal Value and Scenic Significance" identified on the 1982 Development Plan. It is appropriate to consider Environment Policy 2 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98.
Highways Division has not commented
German Commissioners have not commented
Given the nature of the application, it is appropriate to consider Environment Policy 2 of the Strategic Plan, which states:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
It is also appropriate to consider Planning Circular 1/98 which states:
"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 the existing windows are not the originals, the preference will be for the replacement windows on the said principal 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.
Windows nor 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."
The existing windows in the front and side elevations are fixed casements. The application seeks approval for the installation of replacement windows in the front and side elevations, the existing windows are timber casements, the replacement windows would be Golden Oak uPVC casements.
The existing windows are not the originals, and do not have the same method of opening as the originals. One of the windows at first floor level in the front elevation would be top hung opening outward casement the other replacements in the front elevation would be fixed non opening units.
The replacement windows would have similar glazing sections as the existing windows.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 18.03.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 installation of replacement windows to front and side elevations as shown in drawings Location 01, Detail 02, Elevations 03, Elevations 04 and Photographs received 16th February 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 18.03.2011
Signed : Senior Planning Officer
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