Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of 'Kerrowchord' a two storey semi-detached which adjoins Greeba Cottage on Peel Road, Greeba, German. The site sits on the northern side of the A1 and has on-site parking with available garage space and has a garden to the rear of the dwelling.

The Proposal

1. The proposal comprises the installation of replacement windows.

Planning History

1. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within a woodland area in an area of high landscape value and scenic significance under the 1982 Isle of Man development Order.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application.

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;

Application No.:	11/01609/B
Applicant:	Kevin Spicer
Proposal:	Installation of replacement windows
Site Address:	Kerrowchord Main Road Greeba Isle Of Man IM4 3LD

• (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."

Environment Policy 2 states:

"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:

a) the development would not harm the character and quality of the landscape; or b) the location for the development is essential."

Environment Policy 3 states:

"Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public or conservation value"

Representations

1. At the time of writing there have been no written representations regarding this planning application.

Assessment

1. The planning application seeks approval for the replacement of the existing white timber framed single glazed windows with new white UPVC double glazed windows for the whole of the dwelling. The existing windows on the front of the dwelling with the porch are sliding sash, the windows on the building with the garage are side, top hung. To the rear of the property the windows there are a mix of sliding sash and side top hung. The west side elevation windows are side hung and the east side elevation are side and top hung. The proposed windows for the dwelling are to be predominately top hung with five side hung UPVC to replace the retrospective windows. The windows are to be exact swaps in terms of design, just from white timber to white UPVC. There are no changes in the size of the window specifications.

1. It is considered that level of development contained within the proposal is relatively modest and does not have an adverse impact on adjacent property or the character and quality of the landscape nor does the proposal harm the woodland area. In this instance the proposed replacement of windows replicates the existing same style of windows and it is judged that the proposal improves the character of the dwelling and the surrounding area. This proposed development is considered not to cause any impacts to highway safety or public and private

amenity and cause no undue harm to neighbouring properties. It is judged that this planning application is in accordance with General Policy 2, Environment Policy 2 and 3 of the Isle of Man Strategic Plan 2007.

1. The proposal is not considered to affect any other obvious material planning consideration.

RECOMMENDATION

1. It is recommended that the planning application be permitted.

PARTY STATUS

1. The local authority is, German Parish Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 06.01.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

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 approval relates to drawings labelled Location Plan, Site Plan, Front Elevation Photograph, Rear East Elevation and Side Elevation, Rear Elevation 2, Adjoining Property 'Greeba Cottage' Window Style, Front Elevation, Rear Elevation, Section Size, Same as Kerrowchord and Typical Window Design at Kerrowchord date stamped 18th November 2011.

This approval relates to drawings Manx Glass _ Glazing Limited Page 1, and 2 (dated Wed 02 Nov 2011) and Manx Glass _ Glazing Limited Page 1, and 2 (dated Mon 31 Oct 2011) date stamped 5th December 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date: 11/1/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager