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Application No.: 10/00463/B Applicant: Rosie Gross Proposal: Installation of replacement first floor windows Site Address: 27-29 New Road Laxey Isle Of Man IM4 7BG ### Considerations Case Officer : Miss Laura Davy Photo Taken: 26.04.2010 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Laxey Commissioners Notes: approved.
The application site relates to 27-29 New Road Laxey. The existing property is a mid terrace two storey building, the ground floor is currently used as a shop; the first floor is living accommodation. The site is within the Laxey Conservation Area 1990, and zoned as an area of "Mixed Use, residential, retail, offices" identified on the Laxey and Lonan Area Plan 2005.
Proposed is the installation of replacement first floor windows. The existing windows are timber sliding sash, these would be replaced with u PVC sliding sash windows with the Georgian bar detail to be retained.
There are no previous applications which are considered relevant in the assessment of the current application.
The application site is within an area zoned as "Mixed Use, residential, retail, offices" identified on the Laxey and Lonan Area Plan 2005. The site is also within the Laxey Conservation Area 1990. It is relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007) and Planning Circular 1/98 in the assessment of the proposal.
Laxey Commissioners recommend approval Highways Division has also made no comment
Given the nature of the application, it is relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan, which 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."
The installation of u PVC sliding sash windows with Georgian bar design would enhance the appearance of the property, the same method of opening would be preserved, and just the material would be altered.
The surrounding properties within the streetscape have similar designed windows, with the same method of opening.
It is also appropriate to consider Planning Circular 1/98, the relevant points from the Circular state: "...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..."
The proposed development conforms to the requirements of the above mentioned policies, in that the replacement windows although being uPVC, they would still have the same method of opening and the same Georgian glazing bars.
For the above reasons the application is considered acceptable, and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted Date of Recommendation: 01.06.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the installation of replacement sliding sash windows with decorative horns shown in drawing Front Elevation, Location Plan and Photographs received 31st March 2010 and photographs submitted 1st June 2010.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
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