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17/01185/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/01185/B Applicant : Mr Rod McGovern Proposal : Installation of replacement front and rear windows and doors Site Address : 3 Victoria Terrace Glen Road Laxey Isle Of Man IM4 7AW
Case Officer : Mr Owen Gore Photo Taken : 28.11.2017 Site Visit : 28.11.2017 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.01.2018 __
Conditions and Notes for Approval
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.
C 2. The development, hereby approved, relates to Drawings '1751-PL02 Existing and Proposed' date-stamped as having been received 18 January 2018, only. The composite front door, frame and fan light hereby approved, shall match the existing in terms of design and colour.
Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawing: - 1751-PL02 Existing and Proposed' date-stamped as having been received 18 January 2018
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Interested Person Status - Additional Persons
None __
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17/01185/B Page 2 of 3
Officer’s Report
THE SITE 1.1 The site is a mid-terrace dwelling, located on the south western side of Glen Road between the highway and Laxey River.
THE PROPOSAL 2.1 The proposal is for the installation of replacement in kind of the existing uPVC windows and rear door and a replacement door front; the proposed front door will be a composite door and fan light above to replace the existing timber door and fan light.
PLANNING POLICY 3.1 The application site is designated as "Predominantly Residential" under the Laxey and Lonan Area Plan Order Map No. 1. The application site is within the Laxey Conservation Area.
3.2 The Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application.
3.3 The relevant extracts from General Policy 2 state: '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:
(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 affect adversely public views of the sea; (e) does not affect adversely the amenity of local residents or the character of the locality'.
3.4 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'.
3.5 Planning Circular 1/98 ("The Alteration and Replacement of Windows") sets down the policies in respect of the alteration or replacement of windows. (Part 6, Category b) Buildings in Conservation Areas reads: '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 a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction'.
PLANNING HISTORY 4.1 A previous application Ref 01/00021/B for the installation of uPVC windows to replace existing was permitted at No.3 on 23 May 2001. During this application specific advice was given by the Society for the Preservation of the Manx Countryside and Environment.
REPRESENTATIONS 5.1 The Garff Commissioners have not commented on this application at the time of writing
ASSESSMENT 6.1 The proposal will replace the existing uPVC windows and rear door with new uPVC windows and door, as well as replacing the existing timber door and frame with fan light above, with a new composite door with fan light. During the previous application specific advice was given by
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17/01185/B Page 3 of 3
the Society for the Preservation of the Manx Countryside and Environment; these comments concluded that the generality of the windows in this terrace are tall, narrow casements and, 'if not the very originals, these have obviously been the standard for a very long time'. Following negotiations with the applicant's agent, it was agreed that the proposed front windows and the rear first floor window would maintain the existing means of opening and the design previously specified, which are two narrow, side-hung casement windows within each aperture.
6.2 The proposed composite front door will replace the existing timber door; however whilst timber is generally preferred, considering the previous replacement of the existing windows and that the composite door will match the existing door in design and colour, the proposal is considered to preserve the appearance of the Conservation Area.
CONCLUSION 7.1 The proposed works as amended would preserve the appearance of the dwelling and Conservation Area, and it is therefore concluded that the application meets General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan, and Planning Circular 1/98, and therefore the application should be approved subject to conditions.
INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 30.01.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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