10 October 2003 · Minister for Local Government and the Environment (appeal decision upholding Planning Committee refusal)
Race Side Turbine House, Glen Road, Laxey, Isle Of Man, IM4 7ar
Quay Properties Ltd proposed replacing the existing timber-framed windows with white uPVC windows on the front elevation of Glen Mill (formerly Race Side Turbine House), a stone-built industrial building on Glen Road, Laxey, used as a commercial laboratory/storage.
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The Planning Committee refused the application because the building is a significant one within Laxey's Conservation Area with an industrial and distinctive character that requires changes to reflect …
no views... no adverse traffic impacts
Laxey Village Commissioners objected to the uPVC windows due to the building's character in the conservation area and incompatibility with a planned heritage trail; Department of Transport had no views; Society for Preservation supported the design but recommended timber matching the original material.
Key concern: uPVC windows inappropriate for prominent building of character in conservation area
Laxey Village Commissioners
ObjectionThe commissioners object to this application on the following grounds: Glen Mill is a prominent industrial building of some 'character' within the conservation area, and as such the installation of uPVC windows is considered by the Board to be inappropriate.; There are plans to form a Laxey Heritage Trail through the village... a uPVC installation would not be 'in kecping'.; The Commissioners continue to object to the application for the reasons laid out in the letter dated 4th September.
Department of Transport
No CommentThe Highways Division of the Department of Transport has no views on the following application, the application having been considered and having no adverse traffic impacts.
Society for the Preservation of the Manx Countryside and Environment
Conditional No ObjectionAs this is part of the conservation area we believe it would be appropriate for the replacement material to be the same as the original.; We are happy with the design which appears to be unchanged.
Conditions requested: replacement material to be the same as the original
The original application (03/01047/B) for installation of uPVC replacement windows to the front elevation of Glen Mill (formerly Race Side House/Turbine House), an industrial building in Laxey Conservation Area, was refused by the Planning Committee due to the inappropriate material, colour, and section of the plastic frames. The appellant argued the building has little architectural merit, requires low-maintenance solutions due to its location and access issues, and has undergone prior modern alterations like metal roofing and PVC gutters. The Council defended the refusal emphasizing the need to preserve the Conservation Area's character with materials closer to originals, such as dark-coloured aluminium or timber. The Inspector found the uPVC windows, despite matching the pattern, would harm the building's industrial character and the Conservation Area due to their material, heavier section, and white colour, while noting uninvestigated alternatives like aluminium and available grant aid. The appeal was dismissed on the Inspector's recommendation, upheld by the Minister.
Precedent Value
This appeal demonstrates that in Conservation Areas, even utilitarian industrial buildings require replacement windows in materials (e.g. metal over plastic) and colours (dark over white) matching historical character, with grant aid and alternatives weighing heavily against uPVC. Applicants must thoroughly explore and evidence compliant options beyond cost/maintenance arguments.
Inspector: J Trevor Graham
