Officer Planning Report Recommendation

Application No.: 09/00113/B Applicant: Mrs Maud Reed Proposal: Installation of replacement windows to front elevation Site Address: Waterloo Road Ramsey Isle Of Man IM8 1DT ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Acting Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: No objection

Officer's Report

The Site

The application site represents the curtilage 29 Waterloo Road in Ramsey. This three storey mid terrace property is bordered to the north by Mysore Close and to the south Waterloo Road.

The Proposal

This application seeks approval for the replacement of the existing wooden sliding sash windows with glazing bars on the front elevation, with uPVC top opening casements and tilt and turn windows with Georgian Bar.

Planning Status

The application site is located within an area of "Predominantly Residential Use" on the Ramsey South Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, General Policy 2 is considered relevant and 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;
• (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."

Planning History

The following planning application should be considered relevant in the assessment and determination of this application:

Case - PA 89/00871/B Erection of garage - Permitted

Representations

The Department of Transport Highways Division have not commented on the proposal. The Ramsey Commissioners have no objection with the proposal.

Assessment

It is concluded that the proposed application does respect the site and surroundings in terms of form and design. The proposed alterations would be acceptable due to the Georgian Design being retained, as such; the appearance would be in-keeping with the existing property and terrace in which it is situated.

The property is not located within the Ramsey Conservation Area so the change of opening method (from sliding sash to tilt and turn) is regarded to be acceptable and would have no adverse impact on the visual amenities of the locality or the character of the street scene.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

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:

The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 05.03.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal 0 : 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 submitted Location Plan, Photograph and Windows Detail Sheet all received on 26th January, 2009.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : Signed : Acting Senior Planning Officer