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Application No.: 09/00195/R Applicant: Ravenhill Resources Ltd Proposal: Installation of replacement windows Site Address: Homefield The Level Colby Isle Of Man IM9 4AL ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Rushen Commissioners Notes: Comments received.
The site represents the curtilage of an existing dwelling, formerly a shop, situated on the southern side of the A7 Main Road at The Level. The property is a traditional Manx cottage which has at some time been used as a shop and which has a protruding bay on the front with shop window installed. This window is in the process of being replaced, hence the application is partially retrospective.
The site lies within an area designated as Residential on the Arbory and East Rushen Local Plan.
Recently, planning permission was sought for the redevelopment of the site for two dwellings - PA 08/2015 and was refused.
Now proposed is the replacement of the windows throughout the property: the windows on the front which are presently timber framed sliding sashes with six pane pattern in both top and bottom lights will be replaced with simple single pane above and single pane beneath sliding sashes, the shop window replaced with the same windows as in the remainder of the frontage. In the rear the windows are to be top hung casements. There is a discrepancy on the drawings which state that the front elevation windows are to be top hung casements where the application form states that they
will be sliding windows. Also proposed is the installation of a pair of doors in place of an existing side window and the installation of a door in the rear elevation.
rpc indicate that there is a discrepancy between the drawings and the annotation in that the drawings suggest casements and the application form suggests that they are to be sliding sash in the front. They also suggest that the glazing pattern - ie the six pane format should be replicated to maintain the character of the property.
The proposal should be judged against the provisions of Planning Circular 1/98 which suggests that where a property has retained its original character or appearance, the Department's preference is for replication of the original form of glazing. In this case the incongruous feature on the front elevation is the shop window which is to be replaced with windows which match those in the main elevation. The windows on the side and rear are not prominent or easily visible by the public. As such the windows which are the most important in terms of the character of the property are to be installed such that they replicate the original form of glazing and as such comply with the principles of the circular. Whilst they do not replicate the form of glazing bars, this should be encouraged although the improvement to the front elevation through the removal of the shop front window, outweighs the requirement for the glazing bars, should the applicant not be minded to include this feature.
Much of the work associated with the renovation of the property has been implemented or is in the process of being undertaken.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 27.03.2009
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the replacement of the existing windows as shown in the submitted drawing reference 0656/SK02 received on 10th February, 2009 and as described in the application form. For clarification, as there is some discrepancy between the two, this permission relates to the
installation of sliding sash windows in the front elevation and top hung casements in the rear elevation.
The applicant is encouraged to introduce external glazing bars which replicate the six pane pattern on each light, to maintain the appearance and character of the property.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 3/4/9
Signed : ______________________________ Senior Planning Officer
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