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20/01357/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01357/B Applicant : Mr Daniel Howard Proposal : Installation of replacement windows and doors Site Address : 5 Rivers Court Glen Road Laxey Isle Of Man IM4 7AG
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.01.2021 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, specifically as it would preserve the Conservation Area and as such the planning application is recommended for approval.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 17th November 2020: o Location Plan o Photos of the windows to be replaced o Window drawings of replacement windows and rear door. o Photo of proposed front door __
Interested Person Status - Additional Persons
None __
Officer’s Report
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20/01357/B Page 2 of 4
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 5 Rivers Court, Glen Road, Laxey which is an end terrace two storey property within a block of four terraced. The property sits on the southern side of Glen Road in Laxey, backing onto the Laxey River. The dwellings are relatively modern, having been approved under PA90/01749/B.
1.2 The terrace sits over 20m away from Glen Road and sits between a former chapel (converted into a dwelling) and modern apartments with a first floor balcony looking out onto the car parking area situated in front of the application site.
THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing front and rear timber casement windows and doors with similar elements in uPVC coloured to appear as wood. The proposed front door is to be a 4 panelled composite door with the upper two panels being glazed and the rear door is to be a solid uPVC door.
PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East.
4.2 Of relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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;
4.3 Also of relevance is Environment Policy 35 which states: 'Within Conservation Areas, the dep The application site is also within a Conservation Area and as such Environment Policy 35 is a crucial policy: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provision of Planning Policy Statement 1/01, policy CA/2, which 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.
4.4 Of specific relevance is Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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. 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 5.1 Highway Services have No Highways Interest in this application (11.12.20).
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20/01357/B Page 3 of 4
5.2 No comments have been received from Garff Commissioners at the time of writing this report.
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of the 5 Rivers Court and (ii) whether the windows preserve or enhance the character or appearance of the Laxey Conservation Area. Also of relevance to consider against the assessment of this application is Environment Policy 35 and Planning Circular 1/98.
6.2 When looking at the proposed doors within the property the proposed front door is of an appropriate style for the Conservation Area and whilst the rear door is less attractive, and could be visable across the river from the footpath on the other side of the river, its context is on the rear elevation alongside a modern patio door and as such, it is unlikely to have any impact on visual or other amenity from the overall streetscene.
6.3 The windows policy states that there is no preference in the material used in windows within a Conservation Area as such the proposed uPVC windows are recognised as an acceptable alternative to timber. The proposal is for a like for like change as such all the openings are the same as what is currently installed. The proposal is deemed acceptable in accordance with the policies that seek to preserve the character and appearance of the dwellinghouse and is not considered to have an adverse impact on the character or appearance of the Conservation Area.
CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, specifically as it would preserve the Conservation Area and as such the planning application is recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
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20/01357/B Page 4 of 4
Decision Made : Permitted
Date: 07.01.2021
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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