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PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 22/00468/B Applicant : Mr Mark Bartlett Proposal : Installation of replacement windows and entrance doors to existing building Site Address : Shore Hotel Old Laxey Hill Laxey Isle Of Man IM4 7DA

Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 13.06.2022 __

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. The application accords with General Policy 2 (b, c, and g) and with Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawing numbers 001 Rev C and P-300 Rev A both date stamped and received 11/04/2022.

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Interested Person Status - Additional Persons

None __

Officer’s Report

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THE SITE 1.1 The application relates to The Shore Hotel, Laxey an existing public house sitting alongside Laxey River and Bridge and a short distance from the beach and harbour.

1.2 The existing front elevation has five casement windows and two dormers finished all installed with UPVC and top opening casements, all with a Georgian glazing style. On the side gable elevation facing the river there are four large windows of similar UPVC, top opening casement, Georgian style and two smaller flat head windows fitted into arch head openings.

1.3 The existing front door is timber four panel design with an integrated arched top glazing. Above the door is a large arched head top light with five glazing segments. All the existing door and window frames are finished in timber.

THE PROPOSAL 2.1 Proposed is the replacement of all the windows with new UPVC sliding sash windows with a 50/50 design and a vertical glazing bar creating a two over two glazing style. Arched head windows are proposed within the side gable arched windows.

2.2 The front door and frame are also proposed for replacements with new timber door and frame with a new solid four panel door (removing the arched glazing) and the replacement of the existing arched top light above the door with a new four segment design.

PLANNING HISTORY 3.1 The site has been subject to a number or previous applications most recent is for a large extension to the rear of the building approved under 21/00336/B.

PLANNING POLICY 4.1 The site lies within an area zoned as 'Mixed Use' on the Area Plan for the East and within the Laxey Conservation Area. Given the nature of the proposal General Policy 2 (b, c, g) is relevant in seeking to maintain the visual amenity of the area, along with Environment Policies 34 and 35 of the Strategic Plan and PPS 1/01 in the need to preserve or enhance the character and appearance of the building and special interest of the Conservation Area and also seeking the use of traditional materials for pre-1920's buildings. Planning Circular 1/98 also provides guidance policies in respect of the alteration or replacement of windows. The full policy wording is set out below:

4.2 General Policy 2 states (in part): "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; n) is designed having due regard to best practice in reducing energy consumption."

4.3 Environment Policy 34: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

4.4 Environment Policy 35: "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."

4.5 Isle of Man Planning Circular 1/98: Buildings in Conservation Areas - The Alteration and Replacement of Windows states:

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                                      22/00468/B                                     Page  3  of  4

"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 original method of opening, whatever the material used in the construction."

REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Laxey Commissioners - no objections (10/05/2022)

5.2 Department of Infrastructure Highway Services - Do not oppose (29/04/2022).

5.3 Inland Fisheries - no objections (06/05/2022).

5.4 No comments received from neighbours.

ASSESSMENT 6.1 Windows and doors are often the most important element in any façade and can often help gauge the age and/or purpose of a building. Whilst there is a mixed approach to windows and doors along the streetscene the predominant opening methods and styles within this Conservation Area are sliding sash with a mix of timber and UPVC evident.

6.2 The existing windows are not traditional and are not considered to contribute to the building or area. Although the glazing bar pattern of the new windows is reducing to a two over two., by re-introducing the sliding sash opening method the new windows will undoubtedly enhance the overall appearance of the building and also enhance its overall contribution to the Laxey Conservation Area in line with those requirements of Environment Policy 35 and the general principles of PPS 1/01 and 1/98.

6.3 The replacement door will have a full four panel solid design and the top arched head light will be reduced from five segments to four. The timber framing is to remain in a style matching the existing profile. This style and design to not expected to be so different from the existing and having an overall negligible impact on the appearance of the building and the wider Conservation Area is to be preserved.

CONCLUSION 7.1 The application is considered to have an acceptable visual impact and to preserve the Conservation Area and accords with General Policy 2 (b, c and g) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

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;

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(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.

Decision Made : Permitted

Date: 14.06.2022

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.