Loading document...
==== PAGE 1 ====
17/00589/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00589/B Applicant : Mancam Ltd Proposal : Replacement of existing windows and doors with new dark colour UPVC units Site Address : Deepdale Complex Formerly The Old Curiosity Shop Glen Road Laxey Isle Of Man IM4 7AB
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the curtilage of a former commercial launderette building, 'Deepdale Complex' to the north of Glen Road, Laxey. The site footprint is identified in red on the application drawing which is an 'L' shape which wraps around the rear of the adjacent property to the east. The property is single storey and to the rear sits slightly lower than the main road. There is a court yard area that is shared with the adjacent property / restaurant 'la Mona Lisa' to the east. To the west is the dwelling 'Andania'.
1.2 The existing property is unique within the streetscene in its appearance which features a single doorway and timber bay window, which appears under a pent style roof on the road side elevation. The building has little in the way of apertures except in the south elevation, where there are doorways and windows featured.
1.3 The character of the area is diverse with various forms of architecture that have materialised over the years, with the exception of the restaurant on the corner, the majority of the buildings are residential with parking mainly on the roadside or some within their curtilages.
THE PROPOSAL 2.1 Proposed is the replacement of all the existing timber windows and doors with uPVC materials but in a style to match the existing style and opening mechanism.
PLANNING HISTORY 3.1 The application site has been the subject of a number of previous planning applications that are considered specifically material to the assessment of this current planning application.
3.2 PA16/00805/A - Alterations and erection of extension to provide two tourist apartments and parking. Approved.
3.3 PA 02/02325/B - Erection of two dwellings with parking provision to replace existing buildings. REFUSED on appeal.
3.4 PA 02/00166/B - Re-development of site to provide two shops with two apartments over, to replace existing buildings to be demolished. REFUSED.
==== PAGE 2 ====
17/00589/B
Page 2 of 4
3.5 PA 00/02109/B - Erection of two dwellings to replace shop and barn. REFUSED
DEVELOPMENT PLAN POLICIES 4.1 In terms of land use designation the application site is located within a wider area of land that is designated as 'Residential/Retail/ Offices/ Tourism in accordance with the Laxey and Lonan Area Plan Map No.1.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains four policies that are considered specifically material to the assessment of this current planning application.
4.3 General Policy 2 (in part): "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;
4.4 Environment Policy 35: "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 In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 Category b) 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 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."
REPRESENTATIONS 5.1 Garff Commissioners have no objection to the proposals (16/06/17)
5.2 Highways have commented to confirm there is no highways involvement (/06/16)
ASSESMENT 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 of Deepdale Complex, and (ii) whether the windows preserve or enhance the character or appearance of the Laxey Conservation Area. It is pertinent to consider this application against Environment Policy 35 and Planning Circular 1/98.
6.2 This proposal seeks to replace the existing windows with uPVC windows in a style and opening mechanism to match the existing. As there is a valid approval (16/00805/A) for a replacement building, the existing was not of sufficient merit to retain and the replacement of the windows with a more modern material would be acceptable.
6.3 This proposal would give a uniform appearance throughout the main facades of the building and would be in keeping within the context of the streetscene. As such, the proposal is welcomed
==== PAGE 3 ====
17/00589/B
Page 3 of 4
and would replace the existing except in a more modern material. The proposal is deemed acceptable and would have a neutral effect on the character and appearance of the area.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
(a) The applicant, or if there is one, the applicant's agent; (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.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.07.2017
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 drawing 16/2530/10 and supporting trade literature all date stamped received 31st May 2017.
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: 03.07.2017
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
==== PAGE 4 ====
17/00589/B
Page 4 of 4
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal