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Application No.: 19/01056/B Applicant: Mrs Christine Foster Proposal: Installation of replacement windows to front elevation Site Address: North Baldrine House Baldhoon Road Laxey Isle Of Man IM4 7NG Planning Officer: Mr Peiran Shen Photo Taken: 26.11.2019 Site Visit: 26.11.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.01.2020 _________________________________________________________________
C : Conditions for approval
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.
This approval relates to the submitted documents and drawings ref 1, 2, 3, 4, 5 date stamped as having been received on 20th September 2019. _______________________________________________________________
None _____________________________________________________________________________
1.0 SITE - 1.1 The site is the residential curtilage of North Baldrine House, Baldhoon Road, Laxey. It is a detached dwelling within the Laxey Conservation Area. It is on the east side of the road and not directly set by the roadside and is connected to the road by a driveway. The properties on both sides of the road have a mixed type of windows.
1.2 In terms of finishing, the building has a salmon-pink painted render. The building is consists of a two-storey dwelling and a series of connected one storey extensions. There are 5 top-hung sapphire casement windows with external glazing bars on the main dwelling. Three windows are on the first floor and two windows on the ground floor, one by each side of the main entrance door. The one-storey extensions have 8 windows with the same design but small variations in size. One section of the extensions has 2 dormer windows (same design as the others) on the roof.
2.0 PROPOSAL - 2.1 The proposal is for the installation of replacement windows to the front elevation. The works will replace the 15 existing timber casement windows with 12 PVC sliding sash windows with internal glazing bars and 3 PVC side-hung casement windows. The replacement windows will be similar on size and appearance. - 2.2 After notifying the applicant that the department usually does not accept internal glazing bar as window features, the applicant replied with a statement (12/12/2019) including the following key points that count as material consideration:
3.0 PLANNING POLICY - 3.1 The site lies within an area designated on the Laxey and Lonan Local Plan of 2005 as predominately residential use. The site also lies within the Laxey and Lonan Conservation Area. The site has the same designation on the Proposed Area Plan for the East. - 3.2 The following Strategic Plan policies are considered relevant: General Policy 2 and Environment Policy 35. - 3.3 General Policy 2 states: "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:
3.5 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." - 3.6 The following Laxey and Lonan Local Plan is considered relevant: L/CRB/PR/4, 7.12. - 3.7 L/CRB/PR/3 states: "Where an area is designated as a conservation area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the town and country planning act 1991(12.(4)) "
3.8 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." - 3.9 4.5 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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 the construction."
4.0 PLANNING HISTORY - 4.1 This property has not been the subject of any previous applications in relation to replacement windows/doors. The terrace has, however, been the subject of a number of applications which are considered relevant to the consideration of the current application. - 4.2 The outbuilding was converted into a granny flat after approval of PA 88/01782/A. And the main dwelling was approved for an extension under PA 89/01354/B. - 4.3 An application for Alma Cottage & Ivydene Cottage, Baldhoon Road was approved (14/00975/B) with uPVC sliding sash windows for the southeast and northeast elevations of the dwellings, the northwest elevation of Ivydene and the first floor of Alma Cottage. All other windows were replaced with uPVC casement windows.
5.0 REPRESENTATIONS - 5.1 Laxey Village Commissioners has no objection to this application (20/10/2019).
6.0 ASSESSMENT - 6.1 The key issue to consider in the assessment of this application is whether the replacement windows would meet the test set out in Environment Policy 35 and other policies mentioned above in either preserving or enhancing the Conservation Area. - 6.2 The replacement windows will be similar on size and appearance. It will also introduce the sliding sash format. This will enhance the street-scene as the existing windows are not original and the replacements will more likely to look like the original Victoria style (sliding sash windows). - 6.3 The application also proposed to change the windows from having external glazing bars to having internal glazing bars in design. This deviates from Planning Circular 1/98 which requests replacement windows in a conservation area have the same glazing bar as the original. - 6.4 While the Planning Circular 1/98 states replacement windows should be a replica of the original windows in design as much as possible, the main focus can be summarized into three points: O windows visible from a public highway have higher priorities than other windows; O opening method of a window is more important than other design features; O patterns and frame are less important if not visible;
6.5 As mentioned in 6.3 and 6.4, although the proposed windows do not have the same glazing bars, the sliding sash opening style has a greater visual impact on the characters of the area over the glazing bars.
6.8 In conclusion, the installation of replacement uPVC windows to the property is considered to be an enhancement to the character of the Laxey Conservation Area and is therefore considered to comply with Strategic Plan 2014, policy CA/2 of Planning Policy Statement 1/01 and category b of Policy 1/98 and is therefore considered acceptable. - 7.0 RECOMMENDATION
7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. - 8.0 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:
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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 09.01.2020 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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