Officer Planning Report

Planning Report And Recommendations {{table:262460}} ### Considerations {{table:262457}} ### Written Representations ### Consultations {{table:262458}} {{table:262459}}

Officer's Report

Site

The site represents the existing residential curtilage of Bali Hai, May Hill, Ramsey, located on the eastern side of May Hill and north of Beaumont Road. The property is a large traditional three storey detached property.

Proposal

The application seeks approval for the installation of replacement windows to the northern (side) and western (front) elevations. The existing timber sliding sash windows are to be replaced with uPVC sliding sash windows.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of ‘predominately residential use’ under the Ramsey Local Plan Order 1998. The site is not within a Conservation Area.

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

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

"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;
• (l) 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 previous planning applications are considered relevant in the assessment and determination of this application: Amendment to approved rear porch and installation of uPVC tilt and turn windows to north and south elevations - 03/01539/B – APPROVED Amendment to approved conservatory - 03/00529/B – APPROVED

Erection of conservatory and porch, installation of uPVC windows to replace existing and erection of rear garage - 01/01530/B - Split decision (uPVC casement windows refused).

Representations

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

Assessment

The property is neither within a Conservation Area nor a Registered Building. However, the property is a very attractive building and is considered any scheme should be in keeping with the property to ensure the quality and character of the property is retained.

The existing windows are timber sliding sash windows which are the traditional and potential the original windows of this property. The proposal would replace these windows with uPVC sliding sash windows, replicating the design and method of opening as existing.

Whilst timber windows would be preferred than uPVC, the method of opening and design of window is the main consideration in this case.

Given the proposal would be replicating the design and method of opening, it is considered the quality and character of the property will be retained and therefore the proposals would be acceptable to the visual amenities of the property and that of the street scene.

Recommendation

Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and consequently the application is recommended for a approval.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be 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: 11.02.2011

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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 as proposed in the submitted documents and drawings 4329-1, 4329-2 and 4329-3 all received on 10th January 2011.

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

Decision Made: Permitted Date: 21/2/11

Signed: _________________________ Senior Planning Officer

11 February 2011 11/00031/B Page 4 of 4