Planning Officer Report

Planning Officer Report And Recommendations {{table:17332}} Case Officer : Miss Laura Davy Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Officer's Report

Introduction

1. This application seeks approval for the installation of replacement windows in a primary school. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Arbory School, Main Road, Ballabeg which is a single storey primary school situated on the outskirts of Ballabeg Village. The primary school is adjacent to the residential area of Ballabeg.

1. The building is fairly traditional in appearance and is mainly of stone construction.

The Proposal

1. The application seeks approval for the installation of replacement windows in the side and rear elevations. The replacement windows would be powder coated aluminium sliding sash and would not have glazing bars. The top sash would be fixed with the bottom sliding.

Planning History

1. There have been a number of previous planning applications for the school, none of which are considered specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is in an area zoned as "Primary School" identified on the Arbory and East Rushen Local Plan 1999. It is appropriate to consider Planning Circular 1/98 in the assessment of the current application.

1. Planning Circular 1/98 Buildings in a rural setting

In an individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable or the existing windows are not the originals, the preference will be for replacement windows on the said principal elevations, to have the same method of opening as the originals. Whatever the material

used in their construction, the windows must have the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows.

Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction.

Consultations

1. Highways Division has not commented
2. Arbory Commissioners have not commented
3. The owner/occupier of School Cottage, Main Road, Ballabeg objects on the grounds that that the proposed replacement frames should be the same design as the existing and should be of timber construction to comply with planning regulations for a building of this age and not modern aluminium powder coated as applied for.

Assessment

1. The proposed windows would have the original method of opening and glazing sections. The proposed development would comply with Planning Circular 1/98 in that it would have the original method of opening and glazing sections.
2. The owner/occupier of School Cottage objects on the grounds of the proposed materials. Planning Circular 1/98 does not state that the replacement windows should be of timber construction or that they should be constructed in the original material.
3. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Arbory Commissioners 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.
2. The owner/occupier of School Cottage is, by virtue of the Town and Country Planning (Development Procedure) Order 2006, paragraph 2 (1) (a), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 16.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

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 permission relates to the installation of replacement windows as shown in drawings 01, 02 and 03 received 8th February 2012.

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: 16/3/12

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