26 May 2009 · Delegated - Senior Planning Officer
Woodlyn, Crossag Road, Ballasalla, Isle Of Man, IM9 3dx
The proposal sought to replace existing timber sliding sash windows on front, side, and rear elevations and the front door with PVC-framed casement windows (top-opening with single vertical glazing bar in top light) and a PVC door with leaded glazing on Woodlyn, a traditional cottage on Crossag Road, Ballasalla.
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The property is within the Silverdale Conservation Area, requiring proposals to preserve or enhance its character per Planning Policy Statement 1/01 and Environment Policy 35.
Planning Policy Statement 1/01 - Policy CA/2 (Conservation Areas)
Requires proposals in Conservation Areas to preserve or enhance character. Officer assessed that PVC casements fail to match original sliding sash style/opening, harming the area's late Victorian character despite prominent location.
Environment Policy 35
Mandates preserving/enhancing Conservation Areas and properties therein. Replacement fails as it removes positive contribution of original features without justification.
Policy 6 in Planning Circular 1/98 'The Alteration and Replacement of Windows'
States original windows should be repaired if possible; visible replacements must match original opening method, glazing bars, and frame sections. Proposed casements do not comply, with no repair impracticability evidence provided.
do not object to this planning application
The original application for replacement PVC windows and door at Woodlyn was refused due to failure to preserve or enhance the Silverdale Conservation Area per Planning Policy Statement 1/01 and Environment Policy 35. The appellant argued existing windows were poor, PVC sashes were proposed, benefits included noise reduction and energy efficiency, and similar windows existed nearby with no parish objection. The inspector found the submitted drawings showed non-sash PVC casements that would not reflect the period character, conflicting with conservation policies despite nearby PVC examples not setting precedent. The inspector recommended dismissal. The Minister split the decision, refusing front/side but approving rear windows due to minimal visibility impact, with conditions.
Precedent Value
Appeals must match drawings to arguments; visible elevations in Conservation Areas require authentic period-style replacements like sashes. Rear/non-visible changes face lower scrutiny, supporting split applications.
Inspector: Graham Self MA MSc FRTPI
