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The site is the residential curtilage of Ballakewin, a dwelling situated on the western side of the Ballamodha A3 road to the south of the B41 Grenaby Road and the road to Silverdale. The property is a partly traditional cottage with eaves level pitched roofed dormers providing the windows on the first floor alongside the road. The ground floor windows are a mixture of single lights and top hung top opening casements. The dormer windows are currently sliding sashes with timber frames. The southern part of the house is taller with its ridge running at right angles to the road and with a large horizontally proportioned window at first floor level looking onto the road and three vertically proportioned windows in the ground floor - two with fixed single lights and one with a top third horizontal glazing bar.
The property sits right alongside the road.
The site lies within an area of High Landscape Value and Scenic Significance on the Town and Country Planning (Development Plan) Order 1982 and within an area of Incised Slopes on the Landscape Character Assessment included within the draft Southern Area Plan published in 2011 where the following advice is available:
"The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, it
numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities." Comments on key views include "Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views".
In both plans the site lies within an area which is not designated for development.
Proposed is the replacement of the dormer windows with plastic framed casement windows, top hung and top opening, largely matching the style and appearance of the existing although not the method of opening.
The provisions of Planning Circular 1/98 are applicable in this case. This subdivides the advice into a number of categories depending upon the type of property concerned. There are two types of pre-1921 rural dwelling - those which have largely retained their original character and those which have not. In the first category the advice is that original windows should be retained and repaired. Failing this, replacement windows must have the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. The preference is for windows which are readily visible in principal elevations should have the same method of opening as the originals.
Properties which have not retained their original character should have replacement windows which are the same or similar to the originals, however, a more relaxed approach will be taken to the replacement of windows in this type of property.
The existing property has retained some of its original character but does not have a traditional arrangement of windows in terms of a central door with ground floor windows either side and the central ground floor window is slimmer than those on each side. This detracts from the character of the property although it is not obvious that the ground floor windows have ever been anything other than the form which they currently take in terms of aperture size and proportion.
Various applications have been considered for this site, mainly for outbuildings and none of which is relevant in the consideration of this application.
Malew Parish Commissioners indicate that they do not oppose the application.
Due to the mixture of styles and proportions of the property, it is considered that it is not appropriate to consider it under the "those which have largely retained their original character" category. As such, the proposed replacement windows comply with the provisions of this circular and are considered acceptable.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
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 permission relates to the replacement of windows as shown in the drawings and information received on 8th April, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made: Permitted Date: 23/5/11
Signed: [Signature] Senior Planning Officer
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