Officer Report Recommendation

Case Officer: Mr Jamie Leadbeater Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a three storey modern terraced townhouse on Tent Road in Laxey. The site falls within a Conservation Area. The property has a traditional pitched slate roof with two dormer windows projecting from it on the front elevation and is finished in smooth painted render on both the front and rear elevations. On the front elevation, the property has front door set inwards from the building line and a casement window at ground floor level, whilst the first floor has a set of inward-opening patio doors and the second floor has two sliding-sash windows with a quarterly glazing bar design. On the rear elevation, the property has two sliding-sash windows with a quarterly glazing-bar pattern at second floor and first floor levels and a set of outward-opening patio doors at ground floor level. All windows and doors in the property are constructed from timber.

The Proposal

1. Proposed is the installation of replacement uPVC framed windows and doors. The replacement doors and windows will replicate the existing in terms of glazing bar design and opening-method, but the frames will be constructed from uPVC as opposed to timber.

Planning History

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.

Planning Policy

1. The application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. The application site also falls within Laxey Conservation Area.

Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 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

Application No.:	12/00942/B
Applicant:	Mr Philip Allen & Mrs Helen Anne Mason
Proposal:	Installation of replacement windows and doors
Site Address:	3 Harbourside Cottages Tent Road Laxey Isle Of Man IM4 7DB

or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."

1. The Isle of Man Strategic Plan 2007 contains two policies that 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;
• (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".

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."

1. Planning Circular 1/98, The alteration and replacement of windows, the policy for 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 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

1. Laxey Village Commissioners recommend that the application is approved.

Assessment

1. The proposed replacement windows on both the front and rear elevation replicate the same opening method and glazing bar pattern as the existing. Although, the replacement windows would be constructed from a different material to the existing, their design ensures they still comply with the relevant policy in Planning Circular 1/98, stated above. The proposed replacement front door and patio door on the front elevation differ slightly to the existing in respect of the shape of the frame and amount of glass incorporated into the design, however these differences are not considered to fundamentally alter the character of either door. The proposed replacement patio door on the rear elevation door will not change in terms of design and will not be readily visible from a public highway, and therefore is considered acceptable. The difference in material used for all doors is not considered to be adverse to the character of a relatively modern building or adjoining properties. Given the proposed modest level of alteration to the character and appearance of the application property, it is not considered any of the works would be detrimental to the character of the

Laxey Conservation Area or public amenity. As such, the proposal complies with the relevant provisions in General Policy 2 and Environment Policy in the Isle of Man Strategic Plan 2007, the provisions of policy L/CRB/PR/4 in the Laxey and Lonan Area Plan 2005, and the policy provisions for buildings in Conservation Areas in Planning Circular 1/98.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Laxey Village Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 06.08.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the installation of replacement doors and windows on front and rear elevation as shown in the 1:50 scale proposed elevation drawings for the front and rear elevations, and the 1:1000 scale Location Plan, both received on the 28th June 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 9.3.12

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager