Planning Officer Report

Application No.: 09/01799/B Applicant: Mr Paul Brown Proposal: Installation of replacement windows, front door and re-rendering of walls Site Address: - Wheel View - 29 Mines Road - Laxey - Isle Of Man - IM4 7NH ### Considerations Case Officer: Mr A Holmes Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Laxey Commissioners Notes:** Approved.

Officer's Report

The Application Site And Proposed Development

The application site comprises the residential curtilage of dwelling that is located on Mines Road in Laxey.

The proposed development comprises the installation of replacement windows, the installation of a replacement front door, and the re-rendering of walls.

Planning History

There are no previous planning applications that are considered material to the assessment of this current planning application.

Representations

Laxey Village Commissioners recommend that the planning application be approved.

Planning Policy

In terms of local plan policy, the application site is located within a wider area of land that is designated as mixed use (residential/retail/office) under the Laxey and Lonan Area Plan Order 2005 and is also located within a wider area of land that is designated as a Conservation Area. The Laxey and Lonan Area Plan Order 2005 contains one policy that is considered specifically material to the assessment of this current planning application. 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)."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

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;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

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."

Planning Circular 1/98 sets out the Department's policy for of the alteration and replacement of windows. In respect of buildings within Conservation Areas it 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 original. 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 originals, but not necessarily the original method of opening, whatever the material to be used in the construction."

Assessment

The planning application seeks approval for the installation of replacement windows, the installation of a replacement front door, and the re-rendering of walls.

The proposed windows, which are uPVC, replicate the style and opening method of the existing windows. As such, this element of the proposal satisfies the relevant provisions of Planning Circular 1/98. Due to the orientation of the dwelling relative to the road the replacement front door is not readily visible and its replacement is considered unobjectionable. The re-rendering, which arguable is repair and not development, will improve the overall appearance of the dwelling.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Laxey Village Commissioners.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 09.12.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions : Reasons for refusal 0 : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to drawing no.s 09060101 and 09060102 date stamped the 3rd November 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer