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The application site is the curtilage of Glen Side, Glen Road, Laxey. The existing property is a two storey detached cottage, situated to the north eastern side of Glen Road.
The application seeks approval to replace a window in the rear elevation with a uPVC casement, and replace the windows in the front elevation with uPVC sliding sash windows.
The previous planning applications are not considered specifically material in the assessment of the current application.
The application site is within a "Predominantly Residential" area identified on the Laxey and Lonan Area Plan 2005. The site is also within the Laxey Conservation Area, it is appropriate to consider Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
Laxey Commissioners recommend that the application be approved. Highways Division has not commented
Given the nature of the application it is appropriate to consider Planning Circular 1/98 which states:
"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 their construction."
As mentioned above, the application site is within the Laxey Conservation Area, it is therefore appropriate to consider Environment Policy 35, which states:
"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."
The window in the rear elevation would be replaced with a uPVC casement, it is considered that this would be acceptable as the existing window is not the original, and it is not highly visible from the public thoroughfare.
The replacement windows in the front elevation would be uPVC sliding sash, it is considered that this would be acceptable as the windows would have the original method of opening and glazing sections.
It is considered that the replacement windows in the front elevation would contribute towards the character and appearance of the property and the surrounding area in general.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 11.02.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal
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 installation of replacement windows as shown in drawings Location Plan, Proposed Elevations, Existing Elevations, Window Details and Photographs received 11th January 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : 16 February 2011 Signed : [Signature] Senior Planning Officer
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