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Application No.: 08/01113/B Applicant: Miss M Prosser Proposal: Installation of replacement windows Site Address: Acacia Villa Glen Road Laxey Isle Of Man IM4 7AP ### Considerations Case Officer : Mr Richard Wilshaw Expected Decision Level: Delegation ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Laxey Commissioners Notes : Objection
The application site represents the curtilage of Acacia Villa, Glen Road, Laxey. The property is a twostorey terraced dwelling which faces south west onto the Glen Road.
The site is located within an area identified as Predominantly Residential Use by the Laxey and Lonan Area Plan 2005. The site is also identified as being within the Laxey Conservation Area. The application is for the replacement of windows and as such is to be assessed with regard to Planning Circular 1/98 'The Alteration and Replacement of Windows', specifically Policy 6 'Buildings in a Conservation Area', which 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 the public thoroughfare must have the same or similar pattern of glazing, but not necessarily the original method of opening, whatever material used in the construction."
There have been no previous planning applications considered relevant in the assessment and determination of this application.
Laxey Village Commissioners have objected to the planning application due to issues relating to the style and opening method of the proposed windows.
The Department of Transport Highways Division have issued no objection to the application. We have received not privately written representations in respect to this application.
The application seeks approval for the replacement of existing windows with PVC sliding sash windows to the front and side elevations and PVC casement windows to the rear elevation. The proposed 1st floor windows to the front and side elevation will be arched to match the originals.
Planning Circular 1/98 states that the replacement windows on a property in a location such as this should have the same method of opening and same glazing bar pattern as the original windows. In this instance the proposed ground floor windows to the front elevation do match the original method of opening and glazing bar pattern. The 1st floor windows to the front and side elevations do match the original method of opening but not the glazing bar patterns.
The proposed windows to the rear elevation are casement windows which does not match the original method of opening. However, the rear elevation cannot be viewed from the public thoroughfare and therefore casement windows are judged to be acceptable. The original windows to the rear elevation have a mixture of glazing bar patterns.
After consulting the applicant it was agreed that the 1st floor windows to the front and side elevations and all the windows to the rear elevation will have a central horizontal glazing bar. This will ensure the replacement windows will help preserve the appearance and character of the property and the Conservation Area.
Planning Circular 1/98 does not require that the original material is used in replacements and as such UPVC is considered to be an acceptable replacement.
It is recommended that the application be permitted.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Laxey Village Commissioners The Department of Transport Highways Division
Recommended Decision: Permitted
Date of Recommendation: 13.08.2008
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 windows as shown in site plan 01113/1, photographs x 3 and window details x 3 submitted and date stamped 3rd June 2008.
C 3. All replacement 1st floor windows to the front and side elevations and all windows to the rear elevation must have\a central horizontal glazing bar. Larcheh needs al C 4. The replacement 1st floor windows to the front and side elevations must be arched to match the existing windows.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made : Permitted Date : Signed : M. I. McCauley
Director of Planning and Building Control
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