Planning Officer Report Recommendations

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 Ballaterson Farmhouse and neighbouring holiday cottages on the western side of Ballaterson Beg highway in the Ballaugh countryside. The two storey farmhouse was originally built before 1921 but has since had a single storey flat roofed sunroom attached to it where the west-facing rear elevation and south-facing side elevation. The sunroom faces an enclosed yard area that is overlooked by the holiday cottages. Furthermore modern additions to the farmhouse include white uPVC casement windows.

The Proposal

1. The proposal comprises the following works to be carried out on the three elevations of the sunroom attached to the farmhouse:

• Installation of a replacement uPVC framed glass door on the north-facing elevation;
• Installation of replacement fixed-pane uPVC framed windows on south-facing elevation;
• Installation of replacement uPVC top-hung outward-opening casement windows on north-facing elevation;
• Installation of two sets of bi-folding doors to replace existing windows on west-facing elevation; and,
• Installation of replacement fixed-pane uPVC framed windows to adjoin bi-folding doors on west-facing elevation.

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:

99/00807/B - Installation of uPVC windows to replace existing to farmhouse and holiday cottages -

Approved.

Application No.:	12/00751/B
Applicant:	Mrs Maralene Carrol
Proposal:	Installation of new door set and replacement windows within existing sun room
Site Address:	Ballaterson Beg Farmhouse
Ballaterson Beg
Ballaugh
Isle Of Man
IM7 5BN

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 within an area of land which is not designated for a particular purpose and within an Area of High landscape or Coastal Value & Scenic Significance.

1. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.

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".

1. Planning Circular 1/98 'The alteration and replacement of windows' includes the following policy that is considered materially relevant to this application given the location, designations and planning history of the application property:

Policy for Category d) states:

"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 approach will be taken to the replacement of windows in such properties".

Representations

1. Ballaugh Parish Commissioners have no objection to the proposal.

Assessment

1. The west-facing elevation within the sunroom that is proposed to be altered by replacing windows with two sets of bi-folding doors is not readily visible from the public highway and subsequently the proposal is not considered to adversely affect public amenity. Furthermore, it is not considered that it would adversely detract from the character of the dwelling.

1. The replacement windows on the south-facing elevation of the sunroom would not retain top-hung outward opening casements; however, given that the extension is more modern than the main part of the dwelling, it is not considered this proposal will be of significant detriment to the character of the overall dwelling.

1. Whilst the existing door is characteristic of a traditional rural dwelling and the replacement is of a more modern design, its location on the north-facing elevation will not be readily visible from the public highway and subsequently would not be adverse to public amenity.

1. Given the enclosed nature of the site, the sunroom will not be readily visible on the Ballaugh landscape and consequently the proposal is not considered to adversely affect the surrounding Area of High Landscape or Coastal Value & Scenic Significance.

1. Overall, whilst the replacement window proposals do not comply with the requirements of the relevant policy in Planning Circular 1/98 it is not considered the proposal will be detrimental to the character of the farmhouse. However, the proposal complies with the provisions in Environment Policy 2 which is considered to be of greater importance given the location of the application site in an area of the Island known for its high landscape value and scenic significance and therefore the proposal is considered acceptable.

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, Ballaugh 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 installation of patio doors to replace existing windows in sunroom, and the installation ~~replacement~~ replacement windows and door in sunroom, shown in drawing numbers 12/924/1 and 12/924/2, both received on 18th May 2012.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	22.06.2012

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 : 2-7-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sonowell Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager