**Document:** DEC Officer Report **Application:** 20/00421/B — Installation of replacement windows and door to front elevation **Decision:** Permitted **Decision Date:** 2020-06-03 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/12954-lonan-house-of-sizers-tent-windows-replacement/documents/996165 --- # DEC Officer Report **Application No.:** 20/00421/B **Applicant:** MMD GPHX Limited **Proposal:** Installation of replacement windows and door to front elevation **Site Address:** The House Of Sizers Tent Road Laxey Isle Of Man IM4 7DB Principal Planner: Mr Chris Balmer **Photo Taken:** 06.05.2020 **Site Visit:** 06.05.2020 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 26.05.2020 _________________________________________________________________ ## 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 proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 24th April 2020. _______________________________________________________________ ## Interested Person Status Additional Persons None _____________________________________________________________________________ ## - 1.0 THE SITE ### Officer’s Report 1.1 The Former Laxey Pipe Factory is a three storey, detached, stone building with a basement. It is currently in use as offices with some ancillary residential accommodation in the second floor. 2.0 THE PROPOSAL - 2.1 the application seeks approval for installation of replacement windows and door to front elevation. The works would be contained to the southeast elevation (seaward side) which proposes to replaces the existing windows and doors. The existing are aluminium finish with patterned panelled windows, although a number appear more like glazed doors. The proposal would essentially replicate these, again in a dark grey colour. It should be noted that the windows fenestration as it is today is not an original arrangement. The original building had far fewer windows; however, the windows/doors where installed when planning permission was approved to convert the building into offices in 2006. 3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the Laxey and Lonan Local Plan of 2005 as Predominantly Residential. The application site also lies within a Conservation Area. - 3.2 The Strategic Plan contains a policy which seeks the preservation or enhancement of property within a Conservation Area (EP 35). This 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." 3.3 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 3.4 Planning Circular 1/98 also contains advice about the replacement of windows: "BUILDINGS IN CONSERVATION AREAS 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." 4.0 PLANNING HISTORY - 4.1 There are no previous planning applications which are considered relevant in the determination of this application. - 4.2 06/01389/B. Refurbishment of the building to form office, including external alterations to building and the provision of ancillary accommodation to be used in association with office use. Permitted. - 4.3 06/02096/B - Refurbishment and alterations to building - Permitted 5.0 REPRESENTATIONS - 5.1 Garaff Commissioners make the following comments (15.05.2020): "The Commissioners noted that the building is unique and fundamental to the character of the Laxey Harbour and Promenade area. Members noted that the replacement units were very similar to the current glazing units but were not entirely 'like for like> The Board Resolved not to object to to the proposals, however. The consensus being that they wish defer to the expertise of the Planning Officer and Committee in regard to this application." 5.2 Highway Services make the following comments (13.05.2020): "DNO - There will be a need to use the highway for equipment and materials, such as for scaffold and skips for which separate permissions under licences are required." 6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the Conservation Area and the individual property. - 6.2 The Department has a duty to determine whether such proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. With this in mind it is very relevant to consider Environment Policy 35 of the Isle of Man Strategic Plan (adopted June 2016). This policy indicates that development within Conservation Areas will only be permitted if they 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. - 6.3 The works would essentially be on a very similar basis and in terms of style, design and method of opening are identical. As mentioned these windows/doors to this elevation are not original apertures to the building, but a modern additional from 2006. The design, windows pattern and finish would match those in the reminder of the building also. However, it is considered in this case the proposal would preserve the appearance of the Conservation Area and the individual building. 7.0 CONCLUSION - 7.1 It is considered the proposal would preserve the Conservation Area and the individual property and therefore the proposal would comply with Environment Policy 35 of the Isle of Man Strategic Plan and therefore recommended for an approval. 8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date : 01.06.2020 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management ## 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 onlineservices/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/12954-lonan-house-of-sizers-tent-windows-replacement/documents/996165*