Officer Planning Report Recommendation

Planning Report And Recommendations {{table:474939}} ### Considerations {{table:474936}} ### Written Representations ### Consultations {{table:474937}} {{table:474938}}

Officer's Report

The Site

The site represents the curtilage of an existing detached cottage situated on the southern side of the main A7 highway between Colby and Ballafesson, at The Level. The property is a traditional cottage with bay window to the right of the main front door. To the east of the application property is a detached store building, to the west is "Stone house", a semi-detached property and to each side of the rear garden are Lindisfarne and Pineview - two detached properties.

Planning Status

The site lies within an area designated on the Arbory and East Rushen Local Plan as Existing Residential.

Planning History

Planning permission has been sought for the following developments on this site:

PA 08/2015 - demolition of existing dwelling and erection of two semi-detached dwellings with associated parking - refused and currently the subject of an appeal

PA 09/0195 - installation of replacement windows - pending confirmation of officer’s recommendation for approval

The Proposal

Proposed now is the removal of the existing shop window and its replacement with a new window with unspecified opening style. This has already been the subject of an application, PA 09/0195 provided that the window is sliding sash and with a note that six pane glazing bar pattern to continue the glazing patter of the existing windows. Also proposed in this application is the installation of dwarf boundary walling at the front of the site, which would comply with the provisions of the Town and Country Planning (Permitted Development) Order 2005 and the installation of patio doors in the side of the rear elevation.

The window changes have already been approved under PA 09/0195 and the walling complies with the provisions of the Town and Country Planning (Permitted Development) Order 2005.

Representations

Rushen Parish Commissioners indicate that the application is partly retrospective and have no objection to the installation of sliding sashes on the front elevation but would object to casements therein.

Department of Transport Highways and Traffic Division indicate that they have no objection to the application.

Assessment

The works are no objectionable and have either already been approved or may be undertaken under the provisions of the Town and Country Planning (Permitted Development) Order 2005. The conditions of PA 09/0195 in respect of the sliding sash windows should be re-iterated in any approval notice.

Party Status

The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.04.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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 permission relates to the erection of walling and replacement of windows as shown and described in information and plan received on 3rd March, 2009.

C 3. Nothwithstanding condition 2 above, all windows in the front elevation must be sliding sash, irrespective of frame material.

NOTE: The applicant is encouraged to consider the installation of windows which replicate the original six pane pattern of the windows with external glazing bars.

I confirm that this decision accords with Government Circular No 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 : 7.36409

Signed : Senior Planning Officer