19 January 2012 · Development Control Manager (delegated under Article 3(13) of Town and Country (Development Procedure) Order 2005)
Glen Cottage, Glen Road, Laxey, Isle Of Man, IM4 7aj
The proposal involved retaining 7 UPVC casement top-opening windows with Georgian glazing bars installed retrospectively on the front elevation of Glen Cottage, a two-storey pre-1921 rendered cottage directly fronting Glen Road in lower Laxey. The original windows were timber sliding sash.
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The property is prominent on the highway edge in the Laxey Conservation Area, requiring proposals to enhance or maintain character per Environment Policy 35 and Policy L/CRB/PR/4.
Residential Policy 1 of Laxey and Lonan Area Plan Order 2005
Permits alterations sympathetic to character of building and surroundings in residential areas. Officer noted site in residential zone but focused assessment on conservation policies rather than testing this directly.
Conservation Area Policy 4 of Laxey and Lonan Area Plan Order 2005
Requires special attention to preserving/enhancing conservation area character per Town and Country Planning Act s12(4). Proposal failed as windows do not maintain character of prominent traditional cottage.
General Policy 2
Requires development to respect design, not adversely affect townscape character (GP2c), or locality amenity. Windows harm townscape character from highway and building appearance.
Environment Policy 35
Permits only development preserving/enhancing conservation area character, protecting special features. Windows fail to preserve/enhance due to wrong opening mechanism.
No objection; windows enhance appearance, practical benefits over old sash, in keeping with varied local windows
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Precedent Value
Strict enforcement of Planning Circular 1/98 requiring same opening method for visible replacement windows in conservation areas; unlawful neighbours not precedent; like-for-like sash preferred over casement despite improvements.
