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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00049/B Applicant : Mr Jeffery & Mrs Elizabeth James Proposal : Installation of a replacement door and side window to dwelling Site Address : Harbour View Back Shore Road Laxey Isle Of Man IM4 7DQ

Case Officer : Mr Jason Singleton Photo Taken : 28.01.2016 Site Visit : 28.01.2016 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the residential curtilage of Harbour View, Back Shore Road, Laxey. The property is a detached dwelling consisting of three storeys and is located on the north western side of Back Shore Road, facing towards Laxey Promenade. The property is finished in a painted render with a smooth finish, the windows on the front elevation are Upvc sliding sash finished in brown.

1.2 The exiting windows on the side/ south west elevation overlook a garden / yard area. There are two windows in the elevation one being on the ground and one on the first floor, both of which are top hung Upvc casements, finished in white. The cill level of the application window on the ground floor is approximately 300mm above ground level due to the topography the land to the side of the house.

THE PROPOSAL 2.1 Proposed is a replacement of a front door and window to the south west elevation. It is understood from the applicant the existing timber door is damaged and has warped over time. Proposed is to install a new Upvc white door of similar size, style, fixing and method of opening which would be a direct replacement for the existing. The proposed replacement window is a like for like replacement as the existing is damaged.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is located within an area designated as Predominantly Residential Use in the Laxey and Lonan Area Plan Order 2005, Map No. 1. The site is located within the Laxey Conservation Area.

4.2 The Isle of Man Strategic Plan 2007 contains two policies which are considered specifically material to the assessment of this current planning application - 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: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;

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(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;

4.3 Environmental 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."

4.4 Planning Circular (Windows) Policy 1/98 "Buildings in Conservation Areas" states:

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 patterns and section of glazing bars and the same frame sections as the 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"

REPRESENTATIONS 5.1 Laxey and Lonan Commissioners recommend approval (0.02.2016)

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the street scene and that of the Conservation Area.

6.2 The proposed alterations to the existing window on the south west elevation of the dwelling are minor in detail and does not overlook the adjacent property where it could be considered detrimental to their living conditions. The window is not directly visible from any public vantage point where it could be considered to affect the character and appearance of the dwelling or surrounding street scene. The proposed material and method of opening would be a direct replacement for the existing.

6.3 The proposed door is an upvc composite door with opal glass in the upper centre section and a decorated with vertical boarding to reflect the timber section of the exiting door. It is understood the previous door has been subjected to sunshine and excessive salt water over the years which has contributed to its degradation and warping.

6.4 Overall, it is considered the replacement of the existing uPVC casement door would not have a detrimental impact upon the character of the existing dwelling but aims to preserve the Conservation Area and the individual property and therefore the proposal would comply with Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan.

RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General and Conservation Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.

INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the

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application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.02.2016

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.

This approval relates to the Location Plan, Site Plan and drawings showing window and door details and proposed elevations all date stamped as received 18th January, 2016.

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: 17.02.2016

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

Customer note

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