Planning Officer Report Recommendation

Application No.: 09/00351/B Applicant: Mr Gordon Dickens Proposal: Installation of replacement windows Site Address: Hillcrest Windsor Mount Ramsey Isle Of Man IM8 3EA ### Considerations Case Officer : Mr Gary Barr Photo Taken: 07.04.2009 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: No objection

Officer's Report

The Site

The site represents the curtilage of Hillcrest, Windsor Mount in Ramsey. This three storey mid terrace property is located south of the junction of Windsor Road and Windsor Mount and faces north east onto the Bowling Green in Ramsey.

The Proposal

This application seeks approval for the replacement of the existing windows to the first and second floor windows on the front elevation together with the second floor windows to the rear with uPVC white sliding sash windows with glazing bars.

Planning Status

The application site is located within an area of "Predominately Residential Use" identified on the Ramsey North Local Plan, which was adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, the following policy is considered relevant - 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;
• (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

There are no previous planning applications to be considered relevant in the assessment and determination of this application.

Representations

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

Assessment

After a visit to the site, it is concluded that the proposed alterations would be acceptable as it respects the application site and surroundings in terms of the form and design. The proposed design would be in-keeping with the existing building and the neighbouring properties with the introduction of additional windows with glazing bars would give the property a more uniformed appearance. The retention of sliding sash windows would also ensure that the character of the locality is preserved.

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 Ramsey Town Commissioners

Recommended Decision: Permitted

Date of Recommendation: 15.04.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

• C: Conditions for approval
• N: Notes attached to conditions
• R: Reasons for refusal
• O: 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, Window Detail Sheets and Photograph Sheets x2 all received on 2nd March, 2009.

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: 24/04/09 Signed: __________________________ Senior Planning Officer