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The site is the curtilage of Cronk Moar farmhouse, a traditional cottage which sits alongside a group of farm buildings which is situated mid way between the A7 and A5 highways which lie to the north through Colby and to the south along Gansey (Shore Road). The farm extends to 29 acres with a complex of traditional and more modern farm buildings, stables and a farmhouse.
The farm group is some distance from any public view - the steam railway being the closest public vantage point which is some 0.5km away.
The farmhouse is a traditional, vernacular cottage which has what are probably its original timber framed sliding sash windows. The property has been extended in single storey form to the back and rear with a glazed link passageway with polycarbonate roof between the two.
The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as of High Landscape Value and Scenic Significance and within the airport zone where height restrictions apply to development. On the draft Southern Area Plan the site lies within an area of Undulating Lowland Plain on the draft Landscape Character Assessment where the following advice is provided:
"Poyll Vaaish and Scarlett Peninsula: The overall strategy is to conserve the strong sense of openness throughout the area, with strong field pattern as well as the setting of the numerous archaeological sites and wartime structures within the area. Key views include open and panoramic views out to sea, up to the Southern Upland peaks over open fields and towards the built-up areas of Castletown and Ballasalla are obtained from various slightly elevated positions within the area, where the cumulative effects of hedgerow trees does not intervene. Foreshortened views in some flatter areas where the accumulated effects of hedgerow trees create a wooded horizon".
Proposed is the replacement of the existing windows with plastic framed sliding sashes and the replacement of the roof and sides of the glazing link with plastic framed glass. The windows will open inward for cleaning as well as sliding up and down and have the outward appearance of the original sliding sashes to be replaced.
The provisions of Planning Circular 1/98 are applicable in this case. These introduce a number of categories of property including "Buildings in a rural setting: Policy – in an individual building, or groups of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable or the existing windows are not the originals, the preference will be for replacement windows on the said principal elevations, to have the same method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in their construction".
Planning permission has been granted for the redevelopment of the farm complex under PAs PA 00/0564 for holiday accommodation, PA 91/1469 for permanent accommodation. A scheme for the conversion of the complex to seven dwellings was refused.
Rushen Parish Commissioners indicate that they do not oppose the application
The property is an attractive and largely unspoiled cottage but cannot be readily seen at any close proximity. However, the application is for the retention of the original form of opening which is in accordance with the policy and should be encouraged. The re-glazing of the existing glazed link will improve its appearance and is also considered to be acceptable.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 27.05.2011
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 permission relates to the replacement of windows and alterations shown in drawings 1 to 8 inclusive and the "Heritage Style Vertical SLiding Window System brochure, all received on 19th April, 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 7 June 2011
Signed : Michael Gallagher Director of Planning and Building Control
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