Officer Planning Report October 2007

Planning Report And Recommendations {{table:175617}} {{table:175618}} {{table:175619}} {{table:175620}} ## Considerations ## Written Representations ## Consultations

Officer's Report

The Site

The site represents the domestic curtilage of an existing dwelling situated towards the lower end of Minorca Hill. The existing property is roughly rectangular and has traditionally proportioned chimney stacks but squarer windows than would normally be found in a truly vernacular dwelling.

Planning Status

The site lies within an area designated on the Laxey and Lonan Area Plan as Residential. The site also lies within Laxey's Conservation Area.

The Proposal

Proposed is the replacement of the existing timber framed windows with plastic framed ones of the same style and glazing pattern. Some of the windows are not visible from the public highway: those in the front generally are.

Representations

Department of Transport Highways and Traffic Division indicate that they have no objection to the proposal.

Assessment

The property is a prominent one within the village and the Conservation Area. Whilst not truly traditional, the property does have some vernacular qualities. The existing windows and window

apertures are not traditional in glazing pattern or aperture size or shape. The Conservation Area guidelines, contained within Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man draws attention to the requirement in the 1999 Town and Country Planning Act, to preserve or enhance Conservation Areas in the determination of any planning application and in this case the windows are not traditional, have square proportions and no substantial subcills. As such, I am not sure that requiring sliding sash windows would necessarily enhance the appearance of the property with regard to its present appearance.

I have spoken with the Conservation Officer who suggested that should the replacement windows be framed in plastic then perhaps a reduction in the amount of glazing bars may help simplify their appearance. However, after having discussed this with the applicant, the inclusion of the glazing bars may help the property fit in better with the other properties in the area which have glazing bars, and may retain the cottage-feel of the property despite the shape and proportions of the windows. The omission of the glazing bars may add to the modern appearance of the property (see the appearance of the window in the northern side of the property).

As such, I do not consider that the proposed windows will detrimentally affect the appearance of the property or that of the Conservation Area as a whole and the retention of the glazing pattern could arguably be considered preservation as required by PPS 1/01.

Party Status

The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.10.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the replacement of the windows as shown and described in the drawings, photographs and information all received on 12th July, 2007.

I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 9/10/07

Signed : M. I. McCauley Director of Planning and Building Control