Officer Report

Application No.: 14/00975/B Applicant: Mr Stuart Greaves Proposal: Installation of replacement windows and doors to dwellings Site Address: Alma Cottage & Ivydene Cottage Baldhoon Road Laxey Isle Of Man IM4 7NE Case Officer : Mr S Moore Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The site is the curtilage of Alma Cottage and Ivydene Cottage, on the Baldhoon Road on the western side of Laxey on the very western extent of the Laxey Conservation Area. The properties are two-storey semi-detached, finished in smooth painted render with a hipped slate roof with central chimneystack. As a result of the simplicity of their form and materials use, the window format is an important aspect of their outward appearance.

2.0 THE PROPOSAL - 2.1 The application seeks planning approval for the installation of replacement windows and doors to dwellings.

3.0 PLANNING HISTORY - 3.1 There are no previous applications on these properties.

4.0 PLANNING POLICY - 4.1 The site is identified as being within a "Predominantly Residential" within the Laxey and Lonan Area Plan 2005. - 4.2 As the application is for a change of windows to two properties located within the Laxey Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, General Policies 1 and 2 and Environmental Policy 35. Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) "Buildings in Conservation Areas" of Policy 1/98 are also considered to be relevant to determining this application. Strategic Policy 4 states: 'Proposals for development must:

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• (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest;
• (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and
• (c) not cause or lead unacceptable environmental pollution or disturbance.'

• General Policy 1 states:

'The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations.'

• 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption.' 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.'

Policy CA/2 - Special Planning Considerations states:

'When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.

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Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected.'

Category b) "Buildings in Conservation Areas" of Windows Policy 1/98 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"

5.0 REPRESENTATIONS - 5.1 Laxey Village Commissioners has considered the application and 'recommends approval of the application'.

6.0 ASSESSMENT - 6.1. The application seeks planning approval for the installation of replacement 'Irish Oak' Upvc sliding sash windows to the South East and North East elevations of the dwellings, the North West elevation of Ivydene, the first floor of Alma Cottage. Proposed elsewhere are replacement casements and the replacement of the doors to dwellings. - 6.2 Alma Cottage currently has painted timber fixed casements windows with a top opening light. The rear flat roofed extension has a square format casements vertically split in two with a left hand opening top light. The doors are generic and of little architectural or historic interest. - 6.3 Ivydene Cottage currently has painted timber side hung casements with a fixed light over. The casements are all sub-divided into smaller, portrait format panes. The replacement of these windows with a sliding sash format is acceptable. The doors are generic and of little architectural or historic interest. - 6.4 This application introduces the sliding sash window format and the four panelled door format to both properties which is entirely acceptable as the street-scene will be enhanced. - 6.5 In conclusion, the installation of replacement PVC windows and doors to the two properties is considered to be an enhancement to the character of the Conservation Area and is therefore considered to comply with Strategic Policy 4, General Policies 1 and 2, Environmental Policy 35 from the Isle of Man Strategic Plan 2007 (20th June 2007), Policy CA/2 of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) and Category b) 'Buildings in Conservation Areas' of Windows Policy 1/98 and is therefore considered acceptable.

7.0 RECOMMENDATION - 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval. 8.0 PARTY STATUS:

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8.1 The local authority Laxey Village Commissioners is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation:

10.09.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

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 Ref: 1.7221-S/L A3 scale 1:500 Block Plan, Drawing Ref: 1.7221-101 Rev A titled 'Existing & Proposed Layouts'.

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

Decision Made : Permitted Date : 15th September 2014 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management 16 September 2014 14/00975/B Page 4 of 5

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