Officer Planning Report Recommendation

Application No.: 09/00663/B Applicant: Mr William Hodgett Proposal: Installation of replacement windows Site Address: Lhagagh The Level Colby Isle Of Man IM9 4AG ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Rushen Commissioners Notes: no objections.

Officer's Report

The Site

The site represents the residential curtilage of an existing dwelling situated on the northern side of the A7 Main Road to the east of The Level. The property is a traditionally proportioned property which has had a red tiled roof added at some point in time and plastic framed side hung casements in the first floor of the front elevation. The ground floor windows are installed in wide apertures and have wooden framed casements forming a three pane pattern in each.

Planning Status

The site lies within an area designated on the Arbory and East Rushen Local Plan as an Area of High Landscape or Coastal Value and Scenic Significance. The site is not within a Conservation Area nor is the building Registered.

Planning History

The following applications have been submitted in respect of this property: PA 85/0173 - erection of garden shed, construction of parking bay and formation of new vehicular access - permitted PA 91/1567 - installation of 450 litre lpg tank - refused PA 92/0007 - installation of 450 litre lpg tank - refused PA 01/2624 - installation of uPVC windows for first floor front elevation - permitted

The Proposal

Proposed is the replacement of the ground floor windows in a pattern to match the existing and a material to match those above.

Representations

Rushen Parish Commissioners indicate that they have no objection to the application.

Assessment

Planning Circular 3/91 requires that where buildings were built before 1921 and they have not retained their original character, as is the case here, new windows should match the originals which would have been sliding sash. Whether the aperture would have been as wide as is presently the case is unlikely. However, the upper floor windows have been permitted relatively recently to be replaced in a style which would not replicate the original style which would have been sliding sash. As such, and bearing in mind the size and shape of the apertures on the ground floor and the material of the roofing, it is considered that the windows as proposed are 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: 24.06.2009

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> 0 : 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 the windows as shown and described in the plans received on 9th April, 2009.

I confirm that this decision accords with Government Circular No 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

Signed : ______________________________ Senior Planning Officer

24 June 2009

09/00663/B