DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00202/B Applicant: Mrs Jacqueline Bridson Proposal: Installation of replacement windows and front door Site Address: The Old Vicarage Baldhoon Road Laxey Isle Of Man IM4 7NG Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.04.2023

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.

• C 2. The proposed windows and doors should have the same appearance as their respective parts in drawing 1158-202 which has been received on 22nd February 2023. The proposed windows and doors, for their external appearances, should have all the same details as shown in photos which have been received on 22nd February 2023 under the title "Front Door" and "Typical Window External". Reason: for the avoidance of doubt

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/98.

Plans/Drawings/Information; This approval relates to the documents, location plan, photos and drawing no. 1158-202 which have been received on 22nd February 2023. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the Old Vicarage, Baldhoon Road, Laxey, a detached dwelling located between Baldhoon Road and New Road (A2).

2.0 THE PROPOSAL - 2.1 The proposed is the replacement of all windows with Accoya timber double-glazed sliding sash windows like for like and replace the existing front door like for like.

- 3.0 PLANNING HISTORY

3.1 Alterations and extension to dwelling was APPROVED under PA 08/01662/B. The - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

4.2 The site is within the Laxey Conservation Area. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 3, 4(a) and 5
• o General Policy 2 (b) (c) (g) (m) (n)
• o Environment Policy 35
• o Community Policy 7 and 10

PPS and NPD

4.4 Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man is the only adopted PPS at the moment. It provides supplementary policy on developments within any conservation area. - 4.5 Planning Circular 1/98 - The Alteration and Replacement of Windows Set

5.0 OTHER MATERIAL CONSIDERATIONS Legislation

5.1 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act". This sets out the approach to be taken in determining planning applications, which includes giving great weight to the asset's conservation when considering the impact of a proposed development on the asset. Given that the site is within a Conservation Area, the above requirements apply and appropriate consideration will be given in section 7. Strategy and Guidance

5.2 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details - 6.0 REPRESENTATIONS

6.1 Garff Commissioners has no objection to this application. (22.03.2023).

6.2 DoI Highway Services states there is no highway interest in this application (16.03.2023). - 7.0 ASSESSMENT Conservation Areas Statutory Test

7.1 Before assessing elements of the proposal, as it is within a Conservation Area, a test should be applied to this proposal as mentioned in 5.1. This is whether the proposal would preserve or enhance the character of the Conservation Area.

7.2 The replacement windows and front doors are like for like and will maintain the appearance of the building and the character of the area and therefore passes the test. Elements of Assessment

7.3 The key considerations in the determination of the application are its impact on the terrace itself and on the character and appearance of the area. Design of the House Itself - 7.4 As mentioned in 7.2, it is considered that the proposal maintains the design of the house. Character and Appearance - 7.5 As mentioned in 7.2, the proposal maintains the character or appearance of the area. Therefore, the design is considered acceptable.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2, Environment Policy 35 of the Strategic Plan, Planning Policy Statement 1/01 and Planning Circular 1/98. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 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 which 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. 9.2 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: 24.04.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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