Planning Officer Report Recommendation

Application No.: 10/00332/B Applicant: Mr Deborah V Taubman Proposal: Installation of replacement window to rear elevation Site Address: Chibbyr Y Woirrey Tower Road Ramsey Isle Of Man IM8 2EA ### Considerations Case Officer : Mr Chris Balmer Photo Taken: 19/04/10 Site Visit: 19/04/10 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: no objection

Officer's Report

The Site

The application site represents the residential curtilage of Chibbyr Y Woirrey, Tower Road, Ramsey which is a two storey attached property, located on the western side of Tower Road.

Planning Status

The application site is within an area recognised as being an area of 'predominately residential use", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 - Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site the following policy is relevant for consideration:- "General Policy 2: 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Planning History

The following application should be considered in the assessment and determination of this application:-

Installation of additional and replacement roof lights - 99/00361/B - APPROVED Erection of utility room \& double garage - 91/01254/B - APPROVED

The Proposal

This application seeks approval for the installation of replacement window to rear elevation. The existing timber and uPVC windows will be replaced by uPVC casement windows.

Representations

The Authority has received no other privately written representations objecting to the application.

Assessment

The proposal would replace the two existing windows, which do not match, with the proposed casements windows. The proposals are to the rear elevation and would only be apparent from the rear open space (Mayfield).

Ideally, the windows would be windows with a 50:50 split separated by a horizontal bar, but the proposal would have a horizontal bar at 1 / 3 split, similar to the existing first floor window. However, given the existing do not match; the timber window is of poor state of repair; as the windows would be within the rear elevation (not impact upon street scene) and as the properties to the north and south are modern properties; it is not considered the proposals would have any adverse impact upon the visual appearance of the area or property.

Recommendation

For these reasons the proposals are considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation Recommended Decision: Permitted Date of Recommendation: 23.04.2010 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 window to rear elevation as proposed in the submitted documents which are date-stamped 10th March 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 17/05/10 Signed : Senior Planning Officer