22/00954/GBRefused

6 September 2022 · Delegated - Principal Planner (Jason Singleton)

Installation of replacement windows (in association with 22/00955/CON)

20, Finch Road, Douglas, Isle Of Man, IM1 2ps

Received22 Jul 2022

Validated29 Jul 2022

Consultation19 Aug 2022

Decided6 Sept 2022

46 days

Received22 Jul 2022

Validated29 Jul 2022

Consultation19 Aug 2022

Decided6 Sept 2022

46 days

Why was this refused?

preservation of special architectural and historic interest
use of non-traditional UPVC material
change from sliding sash to casement opening
failure to justify departure from like-for-like replacement
strict application of registered building policies
mid-19th century character of the building

The site is 20 Finch Road, a mid-19th century high-status dwelling and registered building (RB 100) in Douglas, used by the IOM Islamic Association. The proposal involved replacing existing timber framed sliding sash windows with Georgian bars with UPVC framed casement windows, linked to a separate registered building …

Refusal Reasons

✗The application is contrary to section 16 of the Town and Country Act 1999 as the building's special architectural and historic interest is not being preserved. The application is also judged to fail the tests of planning policy statement 1/01 as well as strategic policy 4, environment policy 32 and environment policy 34 of the IOM Strategic Plan 2016 as the building is not being protected or preserved, and traditional materials are not being used. The proposals are also contrary to the guidance in Planning Circular 1/98 as neither the material or the method of opening are being replicated. The application is therefore judged to be unacceptable.

Documents (22)

Officer Report Decision Notice Location Plan Application Form

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Decision & Reasoning

Refused6 September 2022

The officer determined that the replacement of timber framed sliding sash windows with Georgian bars with UPVC framed casement windows would detrimentally affect the building's special architectural i…

Policies Assessed (4)

S16

Town and Country Planning Act 1999 Section 16 Registered buildings: supplementary provisions

Requires special regard to the desirability of preserving the registered building or its features of special architectural or historic interest. The officer found the proposal fails this test as replacing timber sliding sash windows with UPVC casements would remove key historic features without preservation.

SP4

Strategic Policy 4

Part of IOM Strategic Plan 2016; requires protection and preservation of historic buildings. The proposal fails as it does not protect the building and uses non-traditional materials.

ENV32

Environment Policy 32

IOM Strategic Plan 2016 policy for environmental protection including historic assets. Failed due to lack of preservation of the registered building's special interest.

ENV34

Environment Policy 34

IOM Strategic Plan 2016; emphasizes use of traditional materials in historic contexts. Breached by UPVC windows instead of timber.

Public Comments (2)

SupportDepartment of Infrastructure Highways Division(statutory consultee)

no highways interest in the application

SupportDouglas Borough Council(parish)

no objections to the application

Consultation Responses

Highway Services Division and Douglas Borough Council both have no objections to application 22/00954/GB for installation of replacement windows.

Highway Services Division

No Objection

From the Planning List 5 August 2022, there is no Highways HDC interest (NHI) in: 22/00954/GB

Douglas Borough Council

No Objection

Douglas Borough Council has no objections.; 22/00954/GB - Installation of replacement windows (in association with 22/00955/CON) The IOM Islamic Association 20 Finch Road Douglas Isle Of Man IM1 2PS

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People

Thomas Sinden

Case Officer

Key Information

Reference: 22/00954/GB
Decision: Refused
Date: 6 September 2022
Parish: Douglas
Property: 🏢 Commercial
Year: 2022
Type: General Building
Category: Conservation
Scale: minor

Property Details

Property Type: institutional
Proposal Type: alteration
Context: urban
Heritage: registered building

Property Planning History (11)

23/01278/CONApproved2023

Registered Building Consent for installation of replacement windows within rear extension and side wing of property (RB 100)

23/00874/CONApproved2023

Registered building consent for the replacement of existing timber windows with new timber windows - RB 100

23/00871/CONApproved2023

Registered building consent for replacement of existing rear fibreglass pitched roof with slate roof, together with internal alterations to create washing facilities - RB 100 (in association with application 23/00870/GB)

23/00870/GBApproved2023

Replacement of existing rear fibreglass pitched roof with slate roof (In association with RB consent application 23/00871/CON)

22/01487/CONApproved2023

Registered Building consent for replacement roof and repair works to chimney stacks (part retrospective). Registered Building No. 100

22/00955/CONRefused2022

Registered Building consent for Installation of replacement windows (in association with 22/00954/GB) Registered Building Nos 100

22/00954/GBRefused2022Viewing

Installation of replacement windows (in association with 22/00955/CON)

20/01065/CONApproved2020

Registered Building Consent for internal wall and stair alterations, installation of a lift, alterations to front door, installation of a bin / bike store and creation of a rear access ramp (in association with 20/01064/GB) Registered Building Nos. 100

20/01064/GBApproved2020

Alterations to front door, installation of a bin / bike store, creation of a rear access ramp and additional use of office (class 2.1) to other community facilities (class 4.3)(in association with 20/01065/CON)

05/00591/GBApproved2005

Structural repairs due to removal of load bearing wall (in association with 05/00591/CON),

Why was this refused?

preservation of special architectural and historic interest

use of non-traditional UPVC material

change from sliding sash to casement opening

failure to justify departure from like-for-like replacement

strict application of registered building policies

mid-19th century character of the building

Refusal Reasons

✗The application is contrary to section 16 of the Town and Country Act 1999 as the building's special architectural and historic interest is not being preserved. The application is also judged to fail the tests of planning policy statement 1/01 as well as strategic policy 4, environment policy 32 and environment policy 34 of the IOM Strategic Plan 2016 as the building is not being protected or preserved, and traditional materials are not being used. The proposals are also contrary to the guidance in Planning Circular 1/98 as neither the material or the method of opening are being replicated. The application is therefore judged to be unacceptable.

Policies Assessed (4)

S16

Town and Country Planning Act 1999 Section 16 Registered buildings: supplementary provisions

SP4

Strategic Policy 4

Part of IOM Strategic Plan 2016; requires protection and preservation of historic buildings. The proposal fails as it does not protect the building and uses non-traditional materials.

ENV32

Environment Policy 32

IOM Strategic Plan 2016 policy for environmental protection including historic assets. Failed due to lack of preservation of the registered building's special interest.

ENV34

Environment Policy 34

IOM Strategic Plan 2016; emphasizes use of traditional materials in historic contexts. Breached by UPVC windows instead of timber.

Consultation Responses

Highway Services Division and Douglas Borough Council both have no objections to application 22/00954/GB for installation of replacement windows.

Highway Services Division

No Objection

From the Planning List 5 August 2022, there is no Highways HDC interest (NHI) in: 22/00954/GB

Douglas Borough Council

No Objection

Douglas Borough Council has no objections.; 22/00954/GB - Installation of replacement windows (in association with 22/00955/CON) The IOM Islamic Association 20 Finch Road Douglas Isle Of Man IM1 2PS