Officer Planning Report

Planning Report And Recommendations {{table:530883}} ### Considerations {{table:530881}} ### Written Representations ### Consultations {{table:530882}}

Officer's Report

The Site

The site represents the residential curtilage of an existing property, Ballacubbon, which lies to the south east of the junction of the Grenaby Road (B40) and the Ronague Road (B42). The property is a stone-faced house of some age with casement windows of various sizes and styles. The house faces into the site with only the single storey, rear, rendered part of the property which is easily visible from the main road.

Planning Status

The site lies within an area of Open Space and an Area of High Landscape or Coastal Value and Scenic Significance on the Arbory and East Rushen Local Plan. The context of the side has changed in recent times through the erection of an estate of 21 dwellings to the south, now known as Ballacubbon Close.

Planning History

Various applications have been submitted in respect of this property, including alterations to the property itself and the erection of two further dwellings in the rear garden - all of which were permitted.

The Proposal

Proposed here is the replacement of the existing windows with plastic-framed woodgrain effect casement windows, generally following the proportions of the existing windows although in some cases a pair of top opening casements will be replaced by one side hung casement with fixed light alongside and a glazing bar fitted to replicate the existing transom. Also in some cases the top right and bottom left in a pair of windows are to open, which, with the doubling up of framed width of the opening lights, may lead to an unbalanced appearance.

Representations

Arbory Parish Commissioners indicate that they have no objections to the application.

Assessment

The property faces south and its frontage is not visible by the public either from the B42 Ronague Road or the B40 Grenaby Road. as such, whilst the glazing pattern could be improved, this would not be appreciable by the passing public. Planning Circular 1/98 makes a distinction between windows which are visible by the public and those which are not so in this case, the proposal is considered acceptable.

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: 18.06.2008

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 replacement of the existing windows as shown and described in the plans and information all received on 13th May, 2008.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date :

Signed :

Mrs F Mullen Senior Planning Officer