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The application site represents the cartilage at Leafield, 60 King Edward Road in Onchan. This Registered Property (124) is a large existing two storey semi-detached dwelling which faces North East onto the Manx Electric Railway.
The application site is located within an area of “Residential Use” identified under the Onchan Local Plan adopted by Tynwald in 2000. There is a policy within the Onchan Written Statement 2000 (Planning Circular 1/2000) that is considered specifically material to the assessment of this current planning application:
O/CARB/P1 - Paragraph 7.7
“Where development is proposed for any building which is identified as within an existing or proposed Conservation Area or where the building is Registered or on the list of buildings which are considered worthy of consideration for possible registration, special attention will be paid to the detail of such a proposal and no development will be permitted where this is detrimental to the character or appearance of the building or, in the case of buildings within an existing or proposed Conservation Area, the character or appearance of the area as a whole”.
General Policy 2 is also considered relevant:
"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:
The following previous planning applications are considered relevant in the assessment and determination of this application:
Case – PA 94/00052/B Replacement of windows – Refused
Case – PA 06/01561/CON Registered Building Consent for the re-positioning of internal kitchen door – Permitted
Case – PA 06/00715/CON Registered Building Consent for alterations and repositioning of internal kitchen doors – Permitted
Case – PA 04/02056/B Installation of a satellite dish on rear elevation of Property – Permitted
This application seeks approval for the replacement of a wooden window frame in the dining room with a white window of the same make and design. This would be to the ground floor window on the South West elevation of the property.
The Department of Transport Highways Division have commented that the proposal would no adverse traffic impacts.
Onchan Parish Commissioners approve the proposal.
The application site is within an area recognised as being within "Residential Use" under the Onchan Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the two policies identified earlier within the report (i.e. Policy O/CARB/P1 - Planning Circular 1/2000 and General Policy 2 of Isle of Man Strategic Plan 2007).
The appearance of the window would be in-keeping with the style of the house as it would replicate the existing style and pattern of the existing windows. As such the proposal would preserve the appearance of this Registered Property without adversely affecting the neighbouring properties or surrounding area in general. As a result the proposed application would be in accordance with Policy O/CARB/P1 of the Planning Circular 1/2000 and General Policy 2 of the Strategic Plan 2007.
The content of the application has been considered with particular regard to Policy RB/5 Alterations and Extensions to a Registered Building as set out in Planning Policy Statement 1/01.
The window in-situ is undoubtedly not the original window, as this would have been further subdivided into four, equal units as suggested by the representative of The Friends of Onchan Heritage. At some point in the recent past, the format has been altered, no doubt to take in the views to the sea.
Ideally, the window should be replaced with properly detailed, equally sub-divided casements. Consideration should be given to the approval of the application for the same format of window in the adjoining property.
It can be considered, that this application neither preserves the character of the Registered Building, as the original has been removed some time ago, nor does it enhance the property as the same is being proposed.
On balance, and given the approval of the same format in the adjoining Baillie Scott property, this application would appear acceptable.
For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.
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:
Recommended Decision: Permitted
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the submitted location plan 01791/1 and photographs x5 all received on 18th September, 2008.
C 3. PRIOR to the commencement of any building works, large scale (1:20 / 1:10) detail drawings of the window to be replaced are to be submitted to indicate the framing detail, material and glazing bar profiles. No works shall take place until the submitted details have been approved in writing by the Planning Authority and development shall not proceed subsequently except in accordance with the approved dertails.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 11/12/08
Signed: [Handwritten signature] Senior Planning Officer
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