17 January 2020 · Head of Development Management (Stephen Butler)
North Baldrine House, Baldhoon Road, Laxey, Isle Of Man, IM4 7ng
The proposal involves replacing 15 old, single-glazed, top-hung timber casement windows (dated around 1990) with 12 PVC sliding sash windows (internal glazing bars) and 3 PVC side-hung casement windows on the front elevation of this two-storey detached dwelling with one-storey extensions.
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The key issue was whether the replacement windows would preserve or enhance the Laxey Conservation Area per Environment Policy 35.
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect landscape/townscape character or amenities; and reduce energy consumption. Officer assessed the window replacements as compliant, noting similar size/appearance, enhanced street-scene via Victorian-style sliding sash, and improved thermal efficiency from double-glazing.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character, protecting special features. The core test: officer found replacements enhance character as existing windows are non-original/poor condition, and sliding sash more closely resembles Victorian originals despite internal glazing bars.
Policy L/CRB/PR/3 of the Laxey and Lonan Area Plan Order
Requires special attention to preserving/enhancing Conservation Area character per 1991 Act. Officer applied this alongside ENV35, confirming enhancement through improved window style.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Impact on special character of Conservation Area is material consideration. Officer concluded the proposal enhances character, complying with this policy.
Time limit
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.
no objection to this application (20/10/2019)
Both DOI Highways Division and Garff Commissioners responded with no objections to the application for replacement windows at North Baldrine House.
Department of Infrastructure (DOI) Highways Division
No ObjectionNo Highways Interest; NHI on 09.10.19
Garff Commissioners
No ObjectionThere were no Objections to this application.
