Officer Report and Recommendation

Case Officer: Mr Jamie Leadbeater Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a detached two storey pre 1921 dwelling, situated on the edge of Smeale Road in the Andreas countryside. The nearest properties to the buildings on the application site are 17.5 metres to the north and 73 metres to the south. No properties are located within a 70 metre radius to the east or west of the application site.

1. The dwelling was connected to a traditional single storey outbuilding via a more modern infill development comprising a single garage and kitchen area until recently when approval was granted to demolish the infill. The dwelling and barn are constructed from Manx stone and painted a cream colour. The pitched slate roof on the dwelling has been recently repaired. Timber framed windows are incorporated on the front elevation and east-facing side elevation which have top-hung outward-opening casements, with the exception of the first floor window on the side elevation which has a fixed pane. The rear elevation windows and door are not clearly visible due to on-going demolition work of a kitchen area and garage approved in previous planning application 12/00225/F, however, one timber framed side-hung casement window is visible on the corner of the rear elevation nearest the road.

The Proposal

1. The proposal comprises the following works to be carried-out to the dwelling as part of its refurbishment:

• the smooth rendering and painting of external elevation walls;
• installation of replacement timber door to front and rear elevations;
• bricking-up of window on east-facing side elevation and rendering over;
• Installation of two replacement side-hung outward-opening timber framed casement windows on rear elevation;
• Installation of a replacement side-hung outward-opening timber framed casement window at ground floor level on east-facing side elevation; and,
• Installation of replacement fixed-pane timber framed window at first floor level on the east-facing side elevation.

Application No.:	12/00497/B
Applicant:	Mrs Marion Lawrence
Proposal:	Alterations and installation of replacement windows and doors
Site Address:	Ivy Cottage
Smeale Road
Andreas
Isle Of Man
IM7 4JA

Planning History

1. 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:

12/00225/F - Demolition of existing garage and kitchen extension – Approved by Planning Committee.

Planning Policy

1. In terms of land use designation under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982 the application site is designated as an existing dwelling within the open countryside.

1. There are no policies within Isle of Man Strategic Plan 2007 that specific relevance to this application; given the minor scale of the proposed development and the sites location outside of planned land-use zones. Subsequently, the proposal should be assessed against its impact on the countryside and the existing character of the dwelling.

1. Planning Circular 1/98 "The alteration and replacement of windows' incorporates category c) policy, which refers to 'buildings erected before 1921 but are not a Registered Building or do not fall into a conservation area, which largely retain their original character' that states:

"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 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".

Representations

1. No representations were received within the statutory consultation time period.

Assessment

1. The proposed smooth rendering to the external walls will cover the existing exposed Manx stone. Whilst this is likely to detract from the character of the walls' finish, there are many examples of buildings like this on the island that have undergone these works to refurbish similar aged properties and subsequently it is felt that it would be unreasonable to refuse this application based upon the rendering works. Furthermore, in the context of the surrounding opening countryside, it is not considered the rendering works would adversely affect its character.

1. The proposed replacement doors differ very little from the existing door design and subsequently are considered to enhance the dwelling’s appearance whilst not compromising its character.

1. The replacement windows retain the same opening-methods for each window and retain the same construction material, which do not differ from the existing glazing bar patterns and subsequently are considered to enhance the dwelling appearance whilst not compromising its character.

1. Overall, the level of development is modest, and on balance, will enhance the appearance of the dwelling without causing unreasonable demonstrable harm to the character of the dwelling and surrounding countryside. As such, the proposal is considered to be acceptable and comply with the provisions of the policy for category c) buildings in Planning Circular 1/98.

Recommendation

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

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Andreas Parish Commissioners are, 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.

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 smooth rendering of external walls, installation of replacement timber framed windows on east-facing side elevation and rear elevation, installation of replacement door in rear elevation and the blocking-up bathroom window on east-facing side

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	14.05.2012

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 : 11-5-12

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