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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/01164/B Applicant : John Anthony Clark Proposal : Replacement of existing pvc windows with new pvc units and replacement pvc front door Site Address : Glen Side Glen Road Laxey Isle of Man IM4 7AP

Planning Officer: Mr Nick Salt Photo Taken : 22.11.2018 Site Visit : 22.11.2018 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 17.12.2018 __

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.

Plans/Drawings/Information:

This permission relates to the following plans, photographs and drawings date stamped as received on 6th November 2018:

o Location Plan o Site Plan o Elevation drawings

And date stamped received 22nd November 2018 o Amended Door order form

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Interested Person Status - Additional Persons

None __

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Officer’s Report

1.0 SITE 1.1 The site is the residential curtilage of 'Glen Side, Glen Road, Laxey. It is a traditionally designed 2 storey detached dwelling within the Laxey Conservation Area. The street scene is characterised by traditional buildings, with the terraced row of Victoria Terrace opposite. Most of the houses along the Glen Road feature sliding sash windows similar to the site dwelling, with some in timber and some uPVC. There are a variety of door styles and colours.

1.2 In terms of finish, the building has white painted render, and a painted green timber door with Georgian style door lights. The windows on the front elevation are sliding sash, with other elevations featuring uPVC casement windows.

2.0 PROPOSAL 2.1 The proposal is for the replacement of the windows to the side elevations and rear elevation with like-for like uPVC casement style. 2.2 It is also proposed to replace the existing front door with a uPVC composite door in green finish, with 2 vertical door lights.

3.0 PLANNING HISTORY 3.1 There are previous planning applications on this site: o 84/00640/B - Alterations and extensions to dwelling and formation of vehicular access, Glenside Cottage, Glen Road, Laxey - APPROVED. o 87/01904/B - Extension to form WC and porch, Glenside Cottage, Glen Road, Laxey - APPROVED. o 11/00040/B - Installation of replacement windows (to uPVC) - APPROVED

4.0 PLANNING POLICY 4.1 The site is in an area designated for Residential use in the Laxey and Lonan Local Plan 2005.

4.2 As the site is within an area zoned for development the key policy relevant to this proposal is contained within The Isle of Man Strategic Plan 2016, specifically:

4.3 General Policy 2 (Development in accordance with the land-use zoning); "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; (g) does not affect adversely the amenity of local residents or the character of the locality; (n) is designed having due regard to best practice in reducing energy consumption. "

4.4 As the site is within Laxey Conservation Area, Environment Policy 35 (preservation of conservation areas) is relevant; "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."

4.5 It is also important to consider guidance and policy regarding development in Conservation Areas:

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Planning Policy Statement 1/01 (Conservation of the Historic Environment of the Isle of Man) - Policy CA/2, (Conservation Areas); "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application."

4.6 Finally, in relation to window replacements in Conservation Areas, Planning Circular 1/98 is a consideration: "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 originals, but not necessarily the original method of opening, whatever the material used in their construction."

5.0 REPRESENTATIONS 5.1 Garff Commissioners noted that the original door replacement proposal was not like for like and requested that the Conservation Officer be consulted. (23.12.18). Following the submission of amended information, Garff Commissioners further commented on 13.12.18 that they have no objections to the application.

6.0 ASSESSMENT 6.1 The key consideration in the assessment of this proposal is the character and appearance of the building itself, the surrounding area, and the Conservation Area. This is assessed in line with the relevant policies in the Isle of Man Strategic Plan 2016, Planning Policy Statement 1/01 and Planning Circular 1/98 as set out in section 4 of this report.

6.2 The window replacements would not result in a significant visual impact or detriment to the appearance and character of the area or the dwelling. As they would not be readily visible from the public thoroughfare of Glen Road - impact would be minimal. The windows would also feature the same glazing bar pattern and method of opening as the existing, complying with Planning Circular 1/98.

6.3 With regard to the front door, traditional wooden doors are preferred in Conservation Areas, and the original door complemented the street scene and the building well. However, the amended proposal would feature a timber appearance and rectangular lines which would be similar to many of the front doors along the street scene and would fit with the window pattern of the dwelling. Whilst the original door proposal was out of keeping with the original, and also regarded as such by Garff Commissioners and the DEFA Registered Building Officer, it is not considered that the amended door proposal would cause harm to the Conservation Area insomuch as to warrant a reason for refusal.

7.0 CONCLUSION 7.1 The proposal complies with General Policy 2 and Environmental Policy 35 of the 2016 Strategic Plan, and Policy CA/2 in Planning Policy Statement 1/01 in preserving the special character of the Conservation Area, it also satisfies the requirements on window replacements in conservation areas as outlined in Planning Circular 1/98. It is therefore acceptable and recommended for approval.

8.0 INTERESTED PERSONS 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;

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(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.

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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 17.12.2018

Determining officer

Signed : S CORLETT Sarah Corlett

Principal Planner

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