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Rose Cottage, Old School Hill, Laxey, IM4 7BU
1.1 Full planning approval is sought for the replacement of three windows and one door to the front of Rose Cottage, Old School Hill, Laxey. The dwelling which is used as tourism accommodation is located approximately two thirds of the way along Old School Hill to the North side of the lane. 1.2 The buildings would have been in the past, two separate cottages but has at some point been knocked into one unit. The West wing of the dwelling has white uPVC double glazed casement window units installed to the front elevation with fake horizontal and vertical glazing bars. These are to remain and would have been replacements at some point in the past. The East wing has white painted timber top hung casement windows installed with horizontal and vertical glazing bars to the upper floor and one white painted timber side hung casement window with horizontal and vertical glazing bars to the ground floor. The East wing entrance door is painted white timber with black painted timber frame surround. 1.3 The East wing existing windows are single glazed. 1.4 The three windows to the East wing are proposed to be replaced as they are in a state of decay and would be difficult to repair. Given the top hung nature of the windows to the upper floor they also do not meet building regulations as they could not be used for emergency escape in the event of a fire and have a cill height below 800 mm with non toughened glass. This is felt to be of great importance given the building is used as tourist accommodation.
2.1 The application site is a two storey cottage on Old School Hill, Laxey. The immediate neighbouring dwellings are a mix of different constructions and styles. 2.2 The building is finished with both smooth and rough painted render walls and dark slate roofs.
3.0 Proposed Windows
3.1 The proposed replacement windows are to have a similar pattern of glazing bars but all are to be side opening style to meet building regulations and allow to be used for emergency escape purposes. The main features of the windows are as follows:
NOTE: Please see attached manufacturer information with this application for more details.
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows.
Windows not readily visible from a public thoroughfare must 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 the construction.
Under Environmental Policy, it is felt that the proposal will preserve and/or enhance the character or appearance of the area.
Planning Circular 1/98: Category B will be met. The existing top hung casement style is not fit for purpose in regards to fire escape and meeting Building Regulations. This is felt to be of greater importance especially given the fact that it is tourist accommodation. The horizontal and vertical glazing bar style will be replicated.
Old School Hill is an amalgamation of various property styles and also both front elevations and rear elevations. Numerous neighbouring dwellings have uPVC windows installed already and as such the proposal will be more in keeping with the surroundings.
It should be considered that the proposal can be viewed favorably given the above and the comprehensive approach being proposed.
Existing Rose Cottage
{{image:223550}} Existing Rose Cottage {{image:223551}} Surrounding properties on Old School Hill
Surrounding properties on Old School Hill
19/00323
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