Officer Planning Report Recommendation

Application No.: 10/01414/B Applicant: Mr John Kenninsh Proposal: Installation of replacement windows and creation of a doorway to rear elevation Site Address: Lily Cottage Main Road Ballaugh Isle Of Man IM7 5EF ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Ballaugh Parish Commissioners Notes :

Officer's Report

Site

The site represents the curtilage of Lily Cottage, Main Road, Ballaugh, which is part of a row of two storey terraced properties (end terrace) located on the southern side of the Main Road and east of Ballaugh Bridge.

PROPOSAL The application seeks approval for the installation of replacement windows and creation of a doorway to rear elevation.

Department Policies

The site is zoned under the Isle of Man Development Plan Order 1982 as being "white land"; the site is neither within a Conservation Area, but is within an area zoned as High Landscape Value or Costal Value and Scenic Significance.

• Isle of Man Strategic Plan 20th June 2007
• Isle of Man Development Plan Order 1982

Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-

"General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

• (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9, and 10);
• (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11);
• (c) previously development land which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment;
• (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14);
• (e) location-dependent development in connection with the working of minerals or the provision of necessary services;
• (f) building and engineering operations which are essential for the conduct of agriculture or forestry;
• (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and
• (h) buildings or works required for interpretation of the countryside, its wildlife or heritage."

Planning History

There are no previous planning applications which are considered relevant in the assessment and determination of this application.

Reprsentations

Ballaugh Parish Commissioners have not commented Highways Division have not commented.

Assessment

The existing windows which are proposed to be replaced are timber sliding sash windows, which also have a vertical glazing bar within the lower and upper window.

The property is a Manx traditional two storey property, with three first floor windows, over a ground floor central doorway with a window either side.

The proposal would result in the installation of uPVC sliding sash windows to the front and rear elevations. Whilst the Planning Authority would prefer the use of timber as existing, the site is not within a Conservation Area, nor is the property a Registered Building.

The applicants however, are proposing uPVC sliding sash windows to the front and rear elevations of the dwelling and are proposing to install windows to match the existing detailing of the existing windows (vertical bars).

The front elevation is the most prominent elevation from the street scene and the proposals would have no adverse impacts upon character and quality of the existing property or the visual amenities of the street scene.

All other alterations are considered appropriate. For these reasons it is considered the scheme would be acceptable and would not have a detrimental impact upon the visual amenities of the area, nor upon the property itself.

Recommendation

It is recommended the application be approved.

PARTY STATUS It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ballaugh Parish 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: 03.11.2010 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 and creation of a doorway to rear elevation as proposed in the submitted documents and drawings REF 1, REF 2, REF 3 and REF 4 all received on 27th September 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................