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Application No.: 15/00417/B Applicant: Gordon Cobb Proposal: Installation of French doors to replace existing bay window Site Address: Thie'n Lhargee Rencell Laxey Isle Of Man IM4 7BN Case Officer : Mr Edmond Riley Photo Taken: 29.04.2015 Site Visit: 29.04.2015 Expected Decision Level: Officer Delegation
1.0 THE APPLICATION SITE - 1.1 The application site is the L-shaped residential curtilage of the dwelling known as Thie'n Lhargee, formerly known as Holmlea. The dwelling was evidently at some point a traditional Manx dwelling complete with bookended chimneys, sliding sash windows, gableended porch and render detail above the ground floor windows: at some point, a two-storey side extension that does not reflect these key design features has been added. The extension has a wide window at first floor level and a bay window below.
2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the replacement of the existing bay window with two uPVC-framed French doors, which would sit centrally either side of two apparently nonopening floor-to-ceiling glazed panels. The width of the four panels would match the width of the side-opening casement lights in the large window above; there would be no change to the size of the existing aperture.
3.0 PLANNING HISTORY - 3.1 The site has not been the subject of any applications considered to be of material relevance to the determination of the current proposal.
4.0 THE DEVELOPMENT PLAN - 4.1 The site is partially within an area zoned as Predominantly Residential Use and partially within an area zoned as Woodland within the Laxey and Lonan Local Plan. However, the dwelling itself is within the former zoning. With this in mind and reflecting on the nature of the proposal, it is considered that General Policy 2 of the Strategic Plan is the most appropriate to assess the proposal against.
5.0 REPRESENTATIONS - 5.1 Laxey Village Commissioners recommended the application be approved on
6.0 ASSESSMENT - 6.1 The proposal is fairly small in scale and is judged to have a neutral impact on the appearance of the dwelling. The bay feature is not traditional for a Manx dwelling, but equally the side extension where the feature is found is not traditional vernacular either. That the window panels would tie in with those of the window above, and the aperture would also match, is such that the existing proportions of the frontage would be maintained. The existing window proportions would be maintained, and this is considered to be acceptable given the dwelling's form. - 6.2 The dwelling's distance from neighbouring properties is such that there would be no material impact on the living conditions of people living nearby.
7.1 In view of the above, it is considered that the proposal accords with General Policy 2 and should be approved as a result. - 8.0 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:
Recommendation Recommended Decision: Permitted Date of Recommendation: 29.07.2015 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.
The development hereby approved relates to the following plans and information, datestamped as having been received 17th April 2015: the Location Plan (scale 1:1250), the door detail (untitled) and the existing photo and photomontage.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted Date : 29.07.2015 Determining officer
Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control
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