Prospect Villa Andreas Road Aust Ramsey Isle Of Man IM7 4EF
Case Officer:
Miss Melissa McKnight
Photo Taken:
Site Visit:
14.03.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of Prospect Villa, a detached dwelling within open countryside sited on the north eastern side of the A9 Andreas Road, Aust. The application site is approximately 850 metres south east from Regaby Crossroads.
The existing dwelling is finished in a white cement render and has a mix of white and woodgrain timber sliding sash and top opening windows throughout. The front elevation accommodates sliding sash windows with traditional Georgian glazing bars. The existing windows on the south elevation facing out onto the highway are double side opening with top opening above on either side of a fixed glazing pane.
The boundary treatment of the existing dwelling comprises a white stone wall and natural vegetation to the south bounding the dwelling to the Andreas Road. The front elevation is bounded by trees, the rear elevation boundary treatment comprises a white stone wall and the north east elevation has a boundary treatment of natural vegetation.
There are a number of outbuildings within the curtilage of the application site and within the land associated with the dwelling. To the rear, northwest elevation is a driveway providing parking for more than three vehicles.
The Proposal
The proposal comprises the installation of replacement windows with white UPVC framed casements to the front elevation of the dwelling and south facing side elevation. The existing windows to be replaced are timber white sliding sash with traditional Georgian glazing bars on the front elevation and four woodgrain timber double top opening over side opening and white timber sliding sash to the south side elevation.
The proposed front elevation windows are to be clear pane top opening with no glazing bars. The south side elevation proposed windows are to be single side opening with top opening above adjoining a clear fixed pane window.
PLANNING HISTORY
The application site has been the subject of one previous planning application that is not considered specifically material to the assessment of this planning application.
Planning Policy
The application site is not designated for any site specific purpose but is located within an area of 'White Land' not zoned for development on the periphery of an area recognised as Woodland under 1982 Isle of Man Development Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
Environment Policy 3 states:
"Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value."
Planning Circular 1/98: The Alteration and Replacement of Windows Category c) Part 7 ii) refers to buildings erected before 1921 and not within a conservation area or a registered building which have largely retained their original character states:
"In an individual building, or group of buildings, whose principle 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 principle 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 principle 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."
Representations
Lezayre Parish Commissioners have no objections to the planning application.
Assessment
The closest neighbouring property to the application site is 'Cronk Aust' which is 150 metres south east from Prospect Villa and set back from the highway with significant screening the front of the dwelling. Given the scale and form of development proposed it is judged that the replacement of windows will not cause any adverse impacts on the amenities of the local residents of Aust in the form of overlooking, and nor will it cause harm to the visual amenities of Andreas Road given the level of development proposed.
The side (south facing) elevation of Prospect Villa is open to the highway and adjoining pathway due to there being no level of screening on the south side of the dwelling. It is, however, considered that the change of existing timber to white UPVC casements on the south elevation will not cause a detrimental impact on public amenity or the surrounding area in general given that the existing woodgrain timber windows are not the originals that are in place. The windows proposed are not judged to be detrimental to the visual amenities of the surrounding area as the replacement windows will provide a uniform appearance to the
dwelling in relation to what already exists. The replacement windows on the front elevation are also not considered to cause any adverse impacts on the amenities of Andreas Road given the significant screening from the high level tree boundary treatment and distance from other nearby properties they are not visible from the public thoroughfare.
The front elevation windows are considered to be a significant change to what exists. It is unfortunate that the traditional Georgian bar sliding sash windows are lost. However, according to the provisions of Planning Circular 1/98, replacement windows that are not readily visible from a public thoroughfare should preferably have the same or similar glazing bars as the original. The proposed windows are contrary to this statement but given that it is only preferable that the glazing pattern matches and that the windows are not visible from the highway, it is considered that the replacement windows to the front elevation are a suitable form of development. Under the new Permitted Development Order which is being progressed this form of development would be allowed without the need of planning permission.
The side elevation windows are readily visible from a public thoroughfare and Planning Circular 1/98 states 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. In the case of Prospect Villa, the side elevation of the dwelling has a mix of traditional Georgian windows and modern opening windows and it is therefore judged that the windows proposed are to be satisfactory given that there is no uniform of traditional precedence set.
Given the scale and level of development proposed is considered relatively modest, no concern is needed to be given to the impact of the proposed replacement of windows on the nearby woodland area in which the application site lies on the periphery off. Overall it is considered that the planning application is in accordance with Environment Policy 3 of the Isle of Man Strategic Plan 2007 and the provisions of Planning Circular 1/98 Category c) Part 7 ii).
The proposal is not considered to affect any other obvious material planning consideration.
RECOMMENDATION
It is recommended that the planning application be permitted.
PARTY STATUS
The local authority, Lezayre Parish Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 20.03.2012 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 approval for the installation of replacement windows relates to drawing number 12/04/01 date stamped 10th February 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 28-3-12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : 8221011 Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00205/B
Source authority
Isle of Man Government Planning & Building Control
