24 July 2012 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Verndale, Glen Road, Laxey, Isle Of Man, IM4 7an
The application sought permission to install two new 800mm wide by 1.2m high top-hung casement windows with Georgian glazing bar patterns in the north-west side elevation of Verndale, a two-storey pre-1921 dwelling with painted render and slate roof.
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The principal issue was whether the side elevation windows would adversely impact the private amenity of the adjacent property, Glenside; initial concerns about the largest rear window were addressed …
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserving or enhancing Conservation Area character/appearance. Officer assessed window design, scale, and siting against this, finding them acceptable on side elevation despite non-identical opening method to front, as they conform to original character and have modest public impact.
General Policy 2
Permits development respecting site/surroundings in siting/layout/scale/design, without adverse landscape/townscape or amenity effects. Proposal tested for neighbour amenity (no overlooking) and Conservation Area/townscape fit; side elevation's enclosed nature and matching glazing pattern satisfied tests.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character, protecting special features. Assessed window apertures' similarity to front elevation sizes and glazing bars; side location less visible from streetscene, making it compliant despite casement vs sliding-sash difference.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the creation of 2 no. windows in the north-west facing side elevation of dwellings, as shown in drawing no. H/736/2(A), received on 18th June 2012.
recommends approval of amended proposal without caveat
Glenside Residents (adjacent neighbours) raised privacy concerns about overlooking but no objection if addressed; Laxey Village Commissioners recommended approval with condition for opaque glass or screening on the largest window, and later approved an amendment unconditionally.
Key concern: window overlooking into adjacent back garden and house compromising privacy
Mr & Mrs J Clark
Conditional No ObjectionPer say we do not object to these plans, however we have concerns regarding the largest planned window; we feel that it is vital that this should form part of the planning agreement, and not left for us to resolve with another purchaser
Conditions requested: unspecified screening, high enough to provide privacy, but not so high that it would block the light; opaque glass; this should form part of the planning agreement
Laxey Village Commissioners
Conditional No Objectionthe Board recommends approval of the above application, but with the caveat that the window overlooking the adjoining property is either opaque of screened so as to maintain the privacy and quality of life of the neighbour
Conditions requested: window overlooking the adjoining property is either opaque or screened so as to maintain the privacy and quality of life of the neighbour
Laxey Village Commissioners
Supportthe Board recommends approval of the above amendment to the application
