Officer Planning Report

Planning Report And Recommendations {{table:475689}} ### Considerations {{table:475687}} ### Written Representations ### Consultations {{table:475688}}

Officer's Report

The Site

The site represents the curtilage of an existing residential dwelling situated on the eastern side of the Four Roads, to the south of the roundabout. The property is a semi-detached house - a traditional cottage which has exposed stonework on the front elevation, render on the rear, timber sliding sash windows on the rear and timber top third opening top hung casements on the front elevation. The existing front door is a timber one with a solid panelled bottom two fifths and glazed upper divided into ten panes.

Planning Status

The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Residential. The property is neither registered nor within a Conservation Area.

Planning History

Planning permission was sought and granted for internal and external alterations under PA 93/1093.

The Proposal

Now proposed is the replacement of the existing windows and doors with rosewood on white uPVC framed windows. The style of the replacement windows is to match that of the existing windows in the front - ie top quarter/third opening casements with a fixed light below and single pane tilt and turn at the rear for escape purposes.

Representations

Port St. Mary Commissioners indicate that they have no objection to the application.

Assessment

As the property is neither Registered nor within a Conservation Area, the provisions Planning Circular 1/98 should be applied. This policy differentiates between properties built before 1921 which have retained their original character and those which have not. The cottage is still in its original form and finish as viewed from the front although the windows are not original nor are they the original glazing pattern or opening style.

In any case, in both cases, the Policy suggests that replacement windows should be the same or similar to the originals in the pattern of the glazing bars and in the case of unspoiled dwellings, the method of opening should be the same as the original. In assessing the character of the building, it is relevant to consider the appearance of the properties in the vicinity.

Almost all of the windows in the properties south of the roundabout have plastic casement windows, some subdividing the aperture into two equal parts others, particularly towards the roundabout have the top third opening style of the existing. As such, whilst half and half style casements would be more true to the original window style, the proposed style is in keeping with the prevailing style of windows in the area. The area is not identified as one of particular interest or character and as such, the application is considered to be acceptable.

Party Status

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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 01.07.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 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 permission relates to the replacement of windows as shown and described in the information received on 23rd April, 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer