Officer Planning Report Recommendation

Planning Report And Recommendations {{table:198755}} ### Considerations {{table:198752}} ### Written Representations ### Consultations {{table:198753}} {{table:198754}}

Officer's Report

The Site

The application site represents the curtilage of Ellan Vannin, Main Road, Ballaugh. The property is an existing two storey terrace dwelling which faces onto the A3 and is to the east of the Ballaugh Bridge.

Planning Status

The application site is located within an area of existing "Residential Use" under the Isle of Man Development Plan, 1982. 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 have been no previous planning applications relating to this property.

The Proposal

This proposed application seeks approval for the installation of uPVC double glazed windows to the front, side and rear elevations of the property.

Representations

The Department of Transport Highways Division have not commented on the proposal. Ballaugh Parish Commissioners have no objection to the proposal.

Assessment

The application site is located within an area of existing residential use under the Isle of Man Development Plan, 1982. Given the nature of the proposed development it is therefore appropriate to assess the proposal against General Policy 2 of the Isle of Man Strategic Plan, 2007.

The existing windows, whilst being of timber construction, have a casement type opening and as such do not replicate the method of opening of the original windows which would have been sliding sash. Given that this is the existing situation, and the property is not located within a Conservation Area and is not Registered, it is considered that the installation of uPVC casement windows would be acceptable, provided that these have a centrally located horizontal glazing bar as proposed.

Recommendation

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 Ballaugh Parish Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

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 installation of replacement windows and doors as shown by the plans and information Location Plan 1844/1, the windows specification 1844/2, and photos x 6, submitted and date stamped 26th September, 2008.

C 3. The approved windows to the front and side elevations must have a 50:50 horizontal split.

Decision Made : ... Committee Meeting Date : ...

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : 17/11/08

Signed : ... Acting Senior Planning Officer