Revised Planning Report Recommendation 23 Nov 2009

Planning Report And Recommendations {{table:487548}} ### Considerations {{table:487546}} ### Written Representations ### Consultations {{table:487547}}

Officer's Report

The Site

The application site represents 25 Castlemona Avenue, Douglas. The property is a three storey terraced unit.

The Proposal

The applicant seeks to replace seven windows and one door. Two windows will be replaced on the front elevation, 3 on the rear, and two windows and one door on the gable elevation. The applicant proposes 'Rehau Tritec 60mm system' in the colour white.

Planning Status

The application site is located within 'Predominantly Residential Use' in the Ramsey Local Plan Order 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2.

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

The property has had no previous planning applications submitted which are considered to be relevant to this proposal:

Assessment

The application site is located within a 'Predominantly Residential Area' in the Douglas Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of the Isle of Man Strategic Plan 2007).

Given that the planning application proposes to replace windows similar to the existing, it is considered that the proposed development is acceptable. It is judged that the proposed windows/door will not have a detrimental impact upon the character of the property with the current windows being in poor condition. The applicant has confirmed in their additional plans that the external masonry leaf surrounding the windows will not be altered in any way. The proposed square windows will go behind the arched external masonry leaf. A condition shall be attached for the development to relate to the additional plans received on 9th November 2009.

Representations

Douglas Corporation has raised no objection to the proposed development

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:

Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.11.2009

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 submitted Drawing Nos. 1, 2 and 3 received on 4th September, 2009 and the additional drawings received on the 9th November, 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 : 23/11/09 Signed : Senior Planning Officer