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 is the residential curtilage of 'Virginia Barn' a two storey, single rural stone dwelling within its own land situated on the northern side of Mount Rule Road, Braddan between the Strang and Crosby. The site can be partly seen from the highway and has a stone wall with a hedge top bounding the property from the highway.

The Proposal

1. The proposal comprises the installation of replacement windows and doors on the whole dwelling.

Planning History

1. The application site has been the subject of a number of previous planning applications, three of which are considered specifically material to this current planning application:

PA 10/01498/B: Alterations and erection of extension to dwelling house. This previous planning application was permitted.

PA 09/00472/B: Alterations and extensions to dwelling (comprising amendments to PA 06/00811B). This previous planning application was permitted.

PA 06/00811/B: Demolition of existing detached garage and erection of a two storey extension, erection of a replacement attached double garage, installation of replacement windows and entrance gate. This previous planning application was permitted.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within open space (agricultural) under the Braddan Parish District 1991. There are no policies with Planning Circular 6/91, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.

Application No.:	11/01675/B
Applicant:	Mr Martin Walters
Proposal:	Installation of replacement windows and doors
Site Address:	Virginia Barn Mount Rule Douglas Isle Of Man IM4 4HW

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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;
• (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."

1. Planning Circular 1/98: Other buildings erected before 1921 (Part 8 Category d):

"Replacement windows should preferably be the same or as similar to the originals in the pattern of glazing bars. However, provided that the glazing pattern is retaine, a more relaxed approach will be taken to the replacement of windows in such properties"

REPRESENTATIONS

1. Braddan Parish Commissioners have no objections to the planning application.

ASSESSMENT

1. The planning application seeks approval to removal of the existing hardwood sliding sash windows and solid oak doors to light oak woodgrain effect sliding sash windows to match the existing on the garage window to match the sliding sash. The proposal also comprises the installation of solid oak woodgrain doors. The applicant has made this application due to the weather causing the existing wooden fittings to swell and seize.

1. It is considered that the overall level of development contained within the proposal is relatively modest and does not cause harm to the enjoyment to the dwelling and surrounding area. There will be no change to the external appearance of the building as the proposed development is only a material change and the windows and doors replicate the style of the existing. The proposed development does not cause harm to highway safety nor does it affect public or private amenity. The proposal is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 (Part 8 Category d).

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, Braddan 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 drawing title Location Plan, Ste Plan and drawing mubers A1, A2, A3 and A4 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: 12 January 2012

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