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 dwelling originally built before 1921 on Clenagh Road in Sulby, Lezayre. It is set approximately 5 metres back from the highway in a woodland area. The original part of the dwelling is constructed from painted Manx stone and has a pitched slate roof with chimney stacks at either end. A modern traditional-looking porch with a smooth render finish and pitched roof is present on the front elevation, whilst a single storey extension flat roof extension is present on the north-facing side elevation and a two storey flat roof extension present on the rear elevation. The property comprises of timber framed top-hung outward-opening casement windows on all elevations.

The Proposal

1. Proposed is the installation of replacement windows and doors on all elevations, and the replacement of an existing window with a door on the rear elevation of the modern side extension, that faces away from the public highway. The proposed replacement windows will be constructed from uPVC frames and have 50/50 proportion top-hung outward-opening casements.

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:

10/01616/B - Conversion of existing outbuilding into a dwelling – Approved.

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 being with an Area of Private Woodland or Parkland.

Application No.:	12/00781/B
Applicant:	Brian Corner
Proposal:	Installation of replacement windows and doors and replace existing window with door
Site Address:	Clenagh Veg
Clenagh Road
Sulby
Isle Of Man
IM7 3AB

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 3 states:

"Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value".

1. Planning Circular 1/98 'The alteration and replacement of windows' includes a policy for category d) properties which are characterised by not falling within a Conservation Area, not being Registered, and not largely retaining its original character. The policy states:

"Replacement windows should preferably be the same as or similar to the original 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. No representations were received in the statutory consultation time period.

Assessment

1. The proposed replacement windows retain the same top-hung outward opening casement window design as the existing, which are not the original windows, however the proportion of the opening sections are much larger than the existing. Despite this, given the requirements of the above mentioned policy set out in Planning Circular 1/98, all proposed replacement windows accord with this policy.

1. The proposed creation of a door in the existing window aperture will not be visible from the public highway given its proposed location on the rear elevation of the property, and subsequently it is not considered this proposal would be adverse to public amenity. Given, the level of development and the fact this proposal would not alter the original part of the dwelling, it is not considered to be detrimental to the overall character of the property.

1. The proposal will not involve any lopping or removal of existing trees within the designated woodland area and as such the proposal would comply with Environment Policy 3 in the Isle of Man Strategic Plan 2007.

1. Overall, the level of development is modest and is not detrimental to the character of the application property. As such, the proposal complies with the relevant provisions in Environment Policy 3 in the Isle of Man Strategic Plan 2007 and the provisions of the policy for category d) buildings in Planning Circular 1/98 and therefore 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, Lezayre 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 29.06.2012

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 the installation of replacement windows and doors, and the creation of a new doorway from an existing window on the rear elevation of side extension, as shown in drawing no. 12/24/01 and 12/24/02, both received on 30th May 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: [Handwritten Signature] Anthony Holmes Senior Planning Officer

Signed: [Handwritten Signature] Sarah Corlett Senior Planning Officer

Signed: [Handwritten Signature] Michael Gallagher Director of Planning and Building Control Development Control Manager