Loading document...
1.0 THE SITE 1.1 The application site relates to 3 Glen Road, Laxey, a traditional in appearance semi-detached property situated on the northern side of Glen Road and the Laxey River.
2.0 THE PROPOSAL 2.1 The application seeks approval for installation of replacement windows and doors to front and rear elevation. The proposal includes the removal of the existing timber sliding sash windows to the front elevation and replaced with uPVC white sliding sash windows. To the rear the replacement windows would be uPVC white top opening casements.
3.0 PLANNING HISTORY 3.1 The following previous planning applications on the site are considered to be materially relevant to the determination of the current application: 3.1 Erection of four semi-detached dwellings to replace existing - 00/01208/B- APPROVED 3.2 Approval in principle for erection of four dwellings to replace - 00/00394/A - approved 3.3 Approval in principle for the erection of three dwellings and a shop to replace existing holiday chalets - 98/00008/A - REFUSED
4.0 PLANNING POLICY 4.1 The application site is within an area zoned as "Mixed Use" identified on the Laxey and Lonan Local Plan 2005. It is also within the Laxey Conservation Area. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two polies that are considered specifically material to the assessment of this current planning application: 4.3 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
4.4 Environmental Policy 35 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".
4.5 There is one policy in the Written Statement that accompanies the Local Plan considered specifically material to the assessment of this current planning application:
4.6 Policy L/CRB/PR/4 states: "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."
4.7 Planning Circular 1/98 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 the construction."
5.1 The Laxey Commissioners do not object to the style of proposed window replacement, however their objection is that they believe that it would be more in keeping with the adjoining properties if the frames were brown instead of white.
6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area.
6.2 The Planning Authority has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007). This policy indicates that development within
Conservation Areas will only be permitted if they 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.
6.3 Whilst it would be preferred to replace all the windows with timber sliding sash windows, it has been accepted by the Planning Authority that the method of opening is the most important aspect and the material is secondary. Consequently, it is considered the proposal would preserve the character and appearance of the Laxey Conservation Area. It should also be noted that the application building is a modern building constructed fairly recently and not an original historical property.
6.4 The windows to the rear elevation are proposed to be uPVC top opening casements windows. The rear elevation is apparent from public views, albeit these views brief and not significant in relation to the street scene or the Conservation Area. Accordingly, it is considered the proposal would be appropriate in this case.
6.4 The proposed door to the front elevation would also be appropriate (Victorian style) and be an improvement over the existing door design which is not entirely in keeping with the Conservation Area or individual property.
6.5 Concerns have been raised by the Laxey Commissioners that the colour of the frames should be brown in colour rather than white as this would be more in keeping with the adjoin properties. It should be noted that planning permission is not required to paint the windows, and consequently the application dwelling or neighbouring properties could paint their windows white or any colour they see fit. It was noted visiting the site and the properties within the Conservation Area that there were a number of windows white in colour. Accordingly, it is considered refusing this application on the bases of the colour would not be a significant reason to warrant a refusal.
6.6 The Conservation officer has considered the scheme and has no objection.
7.1 Overall, it is considered the proposals would comply with Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2007) as they would preserve the character or appearance of the Area and appropriate to the Conservation Area and to the individual property. Accordingly it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4), and should be afforded interested party status:
The Laxey Commissioners Conditions and Notes for Approval / Reasons and Notes for Refusal
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 10.04.2014 |
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
C 2. All existing details (including externally applied glazing bars and decorative horns) of the existing windows are required to be replicated and fitted to the windows hereby approved and retained thereafter.
Reason: To ensure the satisfactory preservation of the Conservation Area.
This approval relates to The submitted documents and drawings received on 11th February 2014 and 25th March 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 12/4/14
Determining officer (delete as appropriate)
Signed : _________________________ Chris Balmer
Senior Planning Officer
Signed : _________________________ Michael Gallagher
Director of Planning and Building Control
Signed : _________________________ Jennifer Chance
Head of Development Management
Copyright in submitted documents remains with their authors. Request removal
View as Markdown