Officer Planning Report Recommendations

Planning Report And Recommendations {{table:301688}} ## Considerations {{table:301685}} ## Written Representations ## Consultations {{table:301686}} {{table:301687}}

Officer's Report

The Site

The site represents the curtilage of the terraced dwelling 17 Ridgeway Road, Onchan. No. 17 is one of six terraced properties all of which share the same proportions and fenestrations. There are no buildings on the opposite side of Ridgeway Road.

Planning Status

The proposal site is identified as being within an area of predominantly residential use by the Onchan Local Plan (2000). The site is not located within a Conservation Area however the property was built prior to 1921 and so this proposal must be assessed with regard to Planning Circular 1/98 'The Alteration and Replacement of Windows'.

Planning History

PA 01/01147/B sought planning permission for the installation of uPVC windows to the front bay window of 11 Ridgeway Road, Onchan. This was permitted 12th October 2001.

The Proposal

Proposed here is the replacement of the existing timber framed windows, thought to be the originals on the front elevation with uPVC casement type windows. These are to be white uPVC the same pattern and section of glazing bars as the original windows.

Representations

Onchan District Commissioners have recommended that the application be approved. The Department of Transport Highways Division do not oppose this proposal.

We have received no privately written representations in relation to this proposal.

Assessment

Planning Circular 1/98 'The Alteration and Replacement of Windows' Policy 7 states that in relation to buildings erected before 1921 and not falling into the categories of Conservation Areas or Registered Buildings, 'the windows MUST HAVE the same or similar pattern of glazing bars and the same or similar frame sections as the original windows.' Whilst the refurbishment of original windows is preferred or for replacements to utilise the same method of opening, replacement windows which demonstrate the same pattern and section of glazing bars are acceptable.

A site visit on 10th September 2007 ascertained that the majority of dwellings on the terrace have had uPVC casement windows installed in the past. It is considered that the replacement of the windows of 17 Ridgeway Road would not have such a detrimental impact on the street scene as to warrant refusal. It is therefore recommended that permission be granted.

Recommendation

It is recommended that this application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

• Onchan District Commissioners have
• The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 11.09.2007

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 permission relates to the plans and information 1248/1 and photograph submitted and date stamped 2nd July 2007.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 14/01/07

Signed : M. I. McCauley Director of Planning and Building Control