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Government Isling: Lila Vannin
Cornerstone Architects 79 Parliament Street Ramsey Isle Of Man IM8 1AQ
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr & Mrs Jeff Robertson, Ref 13/00659/B, for the Installation of two replacement windows of reduced size at 55 Waterloo Road Ramsey Isle Of Man IM8 1DZ subject to compliance with the following condition(s):
Date of Issue: 14th August 2013
Director of Planning and Building Control
This decision was made by the Development Control Manager in accordance with the authority delegated to her.
This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.
Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
The proposed development must not be commenced until either:
Whichever is the later.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]
13/00659/B
| Application No. : | 13 / 00659 / B | | :-- | :-- | | Applicant : | Mr & Mrs Jeff Robertson | | Proposal : | Installation of two replacement windows of reduced size | | Site Address : | 55 Waterloo Road | | | Ramsey | | | Isle Of Man | | | IM8 1DZ |
Case Officer : Mr Edmond Riley Photo Taken : 02.07.2013 Site Visit : 02.07.2013 Expected Decision Level : Officer Delegation
1.1 The application site is the curtilage of 55 Waterloo Road, Ramsey, which is a three storey end-terrace property situated to the southwestern side of the highway. On this side of Waterloo Road, which is the main A2, there are two terraces of three storey dwellings that sit end-to-end; number 55 sits at the southeastern end of the northern terrace. These traditionally-designed dwellings are rendered in various colours and exhibit a variety of window styles, but the majority are traditional in style - sliding sash, with and without glazing bars, are predominant. 1.2 To the rear of the application site is an unadopted lane, behind which is associated garaging and storage units, presumably for the dwellings of Waterloo Road. 1.3 Number 55 is rendered in an off-white / cream colour, while its windows opening styles are both casement and sliding sash. The application site is neither Registered, nor within Ramsey Conservation Area.
2.1 The application seeks approval for replacement of two windows to the rear of the property with windows of a smaller size than the existing. The window to the rear elevation would be reduced from 845 \mathrm{~mm} \times 1210 \mathrm{~mm} to 845 \mathrm{~mm} \times 860 \mathrm{~mm}, while the window to the side elevation (not visible from outside the dwelling) would be reduced from 1145 \mathrm{~mm} \times 1455 \mathrm{~mm} to 1145 \mathrm{~mm} \times 1270 \mathrm{~mm}. The window to the rear elevation would also be obscure glazed, as is the existing glazing in that window. Both these windows serve the kitchen to the application dwelling. 2.2 The finishing for the wall that would be required to fill the gap created by the installation of smaller windows than those existing would match that of the existing dwelling. The windows proposed are uPVC and casement opening.
3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
4.1 General Policy 2 of the Strategic Plan (adopted 2007) is an extensive policy, outlining the presumption in favour of development that complies with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan. The following parts of General Policy 2 are relevant to the determination of this planning application: '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: (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, and (g) does not affect adversely the amenity of local residents or the character of the locality'. 4.2 The application site is also within the Sulby Flood Zone, which has a 1 in 200 year return period.
5.1 Ramsey Town Commissioners have no objection.
6.1 The application seeks approval for the installation of replacement windows to the kitchen at the rear and side elevation. Only the window at the rear elevation, which is obscureglazed, is visible. The primary issue for consideration is the effect the new windows will have on the dwelling's appearance, notwithstanding the relative imperceptibility of the development proposed. 6.2 Both windows on the rear elevation are of identical size such that a change to one of these could give an impression of asymmetry; however, importantly, the widths are to remain the same. For this reason, the visual impact to the rear elevation is not considered overly negative. The proposed window to the rear elevation would be casement to replace the barred window currently in situ. The wall would be built up from below the window such that the top of the aperture would not be altered. Given that the window above is sliding sash, the existing 12 -panelled window in the existing aperture is not entirely complementary to the 4 -panelled sash above. As such, its replacement with a single-panelled casement is considered an aesthetic improvement on the existing. As both the existing and proposed glazing in this window is obscure, no issues regarding overlooking or privacy are raised. 6.3 In respect of the window in the side elevation that cannot be viewed publicly (even from the rear, unadopted lane) no change in the style of the window is proposed; the proposed straight swap of single-panelled casements is unobjectionable in principle. Two windows exist in this elevation and are of different dimensions and style to one another. As such, a change in dimension and style to one of these windows is not considered significant. As with the rear elevation, the wall would be built up from below the window such that the top of the aperture would not be altered. A reduction in height of the aperture by 185 mm is not considered likely to result in any significant harm to the appearance of the dwelling. 6.4 The proposal to finish the wall with render and coloured to match the existing dwelling is welcomed, as is the fact that the windows would be uPVC to match the existing window frames.
6.5 Given that the proposed development will take place on walls with limited public overlooking, and also are not bathrooms, no condition regarding obscure glazing is considered to be required were the application be approved. 6.6 The application is not considered to affect any other material planning consideration.
7.1 Ramsey Town Commissioners have no objection.
8.1 The local authority, Ramsey Town Commissioners, is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 05.08.2013 Recommendation:
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. The development hereby permitted shall not be carried out unless in full accordance with the following plan, received 3rd June 2013: 001, and as expanded upon by correspondence received from the agent, received 26th July 2013.
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 : 13/8/13
Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager
PA13/00659/B Mr & Mrs Jeff Robertson Installation of two replacement windows of reduced size, 55 Waterloo Road Ramsey Isle Of Man IM8 1DZ Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 05.06.2013, includes;
Dev Control Polygons: Reference Number: 13/00659/B Status: Pending Consideration Proposal: Installation of two replacement windows of reduced size
Flood Zones: Flood Zone Location: Sulby Return Period: 200 year
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