La Petite Colline Snaefell Road Agneash Isle Of Man IM4 7NR
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
13.03.2012
Site Visit:
13.03.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of a detached dwelling on Snaefell Road in Agneash Village, Lonan. The site overlooks Laxey Village from its front elevation due to its raised location on a hill.
The property is an extended and refurbished version of an older dwelling. It is a two storey dwelling with a pitched slate roof. A distinctive single storey extension exists on the front elevation that has a lean-to roof. A garage is attached to the main dwelling with living space above it. Windows are located along the width of the front elevation at both ground floor and first floor level. The window frames are all timber and painted brown, which predominantly have side-hung outward opening casements.
The Proposal
Proposed is the installation of replacement windows to front and rear elevations. The replacement windows are on the front elevation will have side-hung, outward opening casements. Two top-hung outward opening casement and one fixed pane window will be installed at ground floor level on the rear elevation. All windows will have white UPVC frames.
Planning History
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:
96/01497/B - Alterations and extension to provide additional living accommodation – Approved. 96/00382/B - Alterations and extensions to form additional living accommodation – Approved. 93/01304/B - Alterations and extensions – Approved. 91/00405/B - a) Conversion into single dwelling with extension & (b) carport –
Planning Policy
The application site is designated as an existing dwelling within an area of ‘open space’, and within an Area of Ecological Interest on the Laxey and Lonan Area Plan 2005 (Map no. 2). The accompanying written statement for the area plan contains one policy that is considered specifically material to the assessment of this current planning application:
L/OSNC/PR/3 – Areas of Ecological Interest
“In order to preserve those areas of interest to nature conservation within the study area, there will be a general presumption against any development which would have an adverse impact or effect thereon. This policy will apply to areas identified as of ecological interest on the plans and those which may be identified in the future as of such importance”.
The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. Although, the application site does not fall within a ‘zoned settlement’ in the Strategic Plan, as the application property is an established dwelling the following policy is considered to apply. 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:
(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;
(g) does not affect adversely the amenity of local residents or the character of the locality”.
Planning Circular 1/98 ‘The alteration and replacement of windows’ includes Category d) policy that relates to buildings erected before 1921 but does not retain its original character, fall within a Conservation Areas, and is not a Registered Building:
“Replacement windows should preferably be the same as or similar to the originals in the pattern of the glazing bars. However, provided that the glazing pattern is retained, a more relaxed will be taken to the replacement of windows in such properties”.
Representations
Lonan Parish Commissioners recommend that the application is approved.
Assessment
Taking into account the nature and extent of the proposal, it is not considered that it will impact on the ecology/nature conservation of the surrounding area and therefore is not considered a fundamental determining factor in reaching a recommendation for this application.
The proposed replacement windows on both the front and rear elevations are considered to retain or improve the glazing bar design of existing windows. Although
the material and colour of the proposed windows frames are different to the original, they are still regarded acceptable in accordance with the provision of the relevant policy in Planning Circular 1/98.
Whilst the proposed windows would result in the alteration in the application property's appearance and character due to variations in the design of windows on both the front and rear elevations; it is beyond the control of the Planning Authority, and consequently accept that individually the windows do not significantly adversely impact on the character surrounding area or public amenity.
Overall, the proposal complies with the provisions of General Policy 2 in the Isle of Man Strategic Plan 2007 and Category D policy in Planning Circular 1/98.
RECOMMENDATION
It is recommended that the planning application be approved.
PARTY STATUS
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Lonan Parish Commissioners is, 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: 30.03.2012 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 approval relates to the installation of replacement windows on the front and rear elevation as shown in drawing no. 01 and 02, received on 22 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 : 3.4.12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : Sonawitt Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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