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Application No.: 15/00642/B Applicant: Mr Andrew Garrett Proposal: Installation of replacement windows and doors Site Address: Icari Glen Road Laxey Isle Of Man IM4 7AB Case Officer : Mr Edmond Riley Site Visit: 25.06.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of "Icari", Glen Road, Laxey. The dwelling is an attractively proportioned, two-storey, semi-detached dwelling finished in a mixture of render and stonework. The dwelling has sliding sash windows throughout, with a single mullion in each. - 1.2 The dwelling is located within a predominantly residential area, consisting of a mixture of traditional-style Manx dwellings and more modern housing, which Icari would be best characterised as. Its frontage is located immediately on the edge of the main highway and it is one of a number of residential dwellings that are sited immediately adjacent to the highway.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the installation of replacement windows and doors throughout. In terms of to the front elevation, like-for-like is proposed (albeit that the dark frames would be replaced with white uPVC) and so the sliding sash opening method would be retained; the front door does not appear to be proposed for change. - 2.2 To the rear, the existing sliding sash units would be replaced with top-opening casements, again of white uPVC finish. The sliding patio doors would be replaced with a pair of outward-opening French doors; no material is given for this.
3.0 PLANNING HISTORY - 3.1 Although the application site itself has not been the subject of any applications considered materially relevant to the determination of the current proposal, a number of applications for replacement windows have been submitted along Glen Road in recent years; the general trend has been approvals issued to those proposing sliding sash lights, and refusals issued where non-sliding-sash units were proposed.
4.0 PLANNING POLICY - 4.1 The application site falls within an area designated for predominantly residential use under the Laxey and Lonan Area Plan Order 200; it also falls within the Laxey Conservation
4.3 Environment 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." - 4.4 Moreover, Planning Circular 1/98, The alteration and replacement of windows, the policy for Category B 'buildings in conservation areas' states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be 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."
5.0 REPRESENTATIONS - 5.1 Laxey Village Commissioners recommended the application be approved on 1st July 2015.
6.0 ASSESSMENT - 6.1 The property on the application site is in a prominent location as it sits on the edge of the highway and is in a Conservation Area. Therefore, it is considered necessary that the proposal should enhance or maintain the character and appearance of the site and surrounding area - as outlined in Environment Policy 35 of the Isle of Man Strategic Plan and Policy L/CRB/PR/4 of the Laxey and Lonan Local Plan 2005. - 6.2 The existing style of the windows are sliding sash, and the loss of these would be strongly resisted. It is therefore most welcome that the proposal seeks to retain this traditional opening style and, while the casement style proposed to the rear is perhaps a little unfortunate, this approach does meet with the policies and is therefore acceptable, not least since the rear of the dwelling is not readily visible from public viewpoints. The proposed French doors are similarly considered to have a neutral impact on the appearance of the dwelling. - 6.3 Moreover, it is generally accepted that uPVC material is an acceptable replacement for timber, albeit that the latter remains both preferable and available, and more so that such material has been - and continues to be - found acceptable in Conservation Areas.
6.4 The glazing bars and opening style to the front elevation of the proposed windows match those currently in place at Icari. It is therefore considered that the proposal meets the relevant policies of the Development Plan.
7.0 RECOMMENDATION - 7.1 It is recommended that planning approval should be granted.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
Recommendation Recommended Decision: Permitted Date of Recommendation:
09.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions 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.
The development hereby approved relates to the plans, date-stamped as having been received 8th June 2015: 0094, 0094A, 0094B, 0094C and 0094D.
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 : 15.07.2015 Determining officer
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