Planning Officer Report Recommendation

Application No.: 09/01342/B Applicant: Mr Michael Norton Bell Proposal: Material change of two approved windows from timber to white uPVC Site Address: West Quay Ramsey Isle Of Man IM8 1DL ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: no objection. Consultee : Mr P S Harrison Notes: no objection.

Officer's Report

SITE The site represents the curtilage of 23 West Quay, Ramsey, which is a two storey terraced property which is located on the southern side of West Quay and north of Parliament Street.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of 'mixed use (town centre)' under the Ramsey Local Plan Order 1998. The site is not within a Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 - Planning Circular 2/99;
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

General

Policy 2: "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 previous planning application is considered relevant in the assessment and determination of this application:-

Conversion of existing shop into a residential dwelling - 08/02342/B - APPROVED Demolish existing shop and flat over and erection of replacement dwelling - 05/01858/B - APPROVED

Proposal

The application seeks approval for the material change of two approved windows from timber to white UPVC. Both windows to be retained as sliding sash.

Reprsentations

The Ramsey Commissioners:- "No Objection" The Authority has received no privately written representations objecting to the application.

Assessment

The proposal would be a minor material change from timber to UPVC to the two ground floor windows of the property which is neither within a Conservation Area nor a Registered Building.

Overall, it is considered the proposal would not have an adverse impact upon the visual appearance of the property nor have an adverse impact upon the appearance of the street scene.

Recommendation

In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to General Policy 2 of the Isle of Man Strategic Plan (June 2007).

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Remarks

Ramsey Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.09.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal

• : 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 material change of two approved windows from timber to white uPVC as proposed in the submitted documents and drawings SM08/178/2 and SM08/178/3 all received on 12th August 2009.

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 : Signed : Senior Planning Officer