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Application No.: 25/90752/GB Applicant: Mr David Varley Proposal: Replacement of external doors and windows, and the blocking- up of one window (in association with 25/00751/CON) Site Address: Ravenscourt Peel Road Douglas Isle Of Man IM1 5EQ Technical Officer: Tom Sinden Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.09.2025 _________________________________________________________________
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.
The application is judged to meet the statutory test within section 16 of the Act as the overall special architectural interest of the building is being preserved. The proposals are also considered to accord with strategic policy 4 and environment policy 32 as the overall special architectural interest of the registered building would be protected and preserved, and the amenity of local residents would not be adversely impacted. Although two windows with curved glass would be replaced with flat glass, the building's architectural style and form would be maintained. The application is therefore judged to be acceptable.
Plans/Drawings/Information; This decision relates to drawings EX01revB and P01revC, both submitted on 5.8.2025. _________________________________________________________________ Right to Appeal Right to Appeal: No comments have been received on the application and therefore no parties are recommended to receive the right to appeal.
1.0 THE SITE - 1.1 The site is Ravenscourt, registered building 191. The building is credited to C J Kneen of Davidson Marsh, and dates from 1937. The Pevsner Architectural Guide notes that the building is 'in a style where Modernism and Regency intersect'. The building is constructed in brick, with
2.0 THE PROPOSAL - 2.1 The application seeks approval for the replacement of external doors and windows, and the blocking-up of one window. The application is concurrent with RB consent application 25/00751/CON.
3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated on the Area Plan for the East 2020 as predominantly residential. The property is not within an area at risk of flooding according to the Department of Infrastructure's Flood Risk Viewer. - 3.2 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016 Strategic Policy 4: Proposals for development must: (a) Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings(1), Conservation Areas(2), buildings and structures within National Heritage Areas and sites of archaeological interest;
General Policy 2 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 space around them; c) does not affect adversely the character of the surrounding landscape or townscape;
Environment Policy 32: Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted.
3.3 Planning Policy Statements: 1/01 Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man
Category a) Registered Buildings Policy 5 If the original windows are still in place they should be preferably repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly
applied other than where the particular circumstances are so exceptional as to justify a relaxation.
4.0 OTHER MATERIAL CONSIDERATIONS - 4.1 TOWN AND COUNTRY PLANNING ACT 1999 S16 Registered buildings: supplementary provisions
(3) In considering —
5.0 PLANNING HISTORY - 5.1 05/01550/CON & 05/01550/GB - Removal of flat roof to expose existing metal framed window lantern and replace with a PVC window lantern Both refused - 13.10.2005.
6.0 REPRESENTATIONS - 6.1 Douglas City Council and DOI Highway Services were consulted on 6.8.2025. At the time of writing this report (24.9.2025), no comments have been received.
7.0 ASSESSMENT Statutory Test - 7.1 Section 16 of the Act requires that when considering whether to grant registered building consent, the Department must "have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses." In this instance, the application proposes to replace the existing metal external windows and doors with double glazed aluminium units. The proposed replacement units would generally replicate the glazing bar arrangement, style and location of openers that exists around the property. The exception to this is the proposed replacement of the curved glass elements adjacent to the principal entrance (on the north-east elevation) with flat, facetted glass. The application also proposes to replace a first floor door on the south-west elevation with a fixed window to match the existing door style, and to block up a larder window on the ground floor of the south east elevation. - 7.2 The replacement of the windows and doors in a manner that would replicated the colour detail, frame arrangement, glazing bar arrangement and opening method is something that is judged to preserve the building's special interest. The proposed replacement of a first floor door with a fixed window in the same style, as well as the blocking up of the ground floor larder window while maintaining the cill and opening recess, are both elements that are also judged to preserve the building's special interest. - 7.3 The proposed replacement of curved glass with flat, facetted, glass in the windows around the entrance is a departure from the building's original design. The building's special interest stems from its architectural design, and therefore any proposed departure from this design needs to be carefully considered. Having undertaken numerous site visits with both the building owner and the owner's agent for this application, it is clear that the rationale for the proposed replacement windows is to prevent further damage to the building's existing fabric from water ingress that is occurring through many of the existing windows and doors. Upgrading the thermal efficiency of the windows is also intended to assist in preventing further damage to the building fabric resulting from expansion and contraction that has occurred from the extreme temperature differences that are currently resulting from the existing windows and doors. Although the proposed use of flat, facetted, panes of glass in the existing curved
windows would remove an architectural feature, in this instance the change is considered to be entirely reversible and I judge that the overall architectural interest and architectural style of the building would remain readily apparent. On balance, therefore, and given the intended benefits to the ongoing preservation of the other building fabric, I judge that the proposed replacement facetted windows to preserve the building's overall special architectural interest.
Policy Tests
7.4 As with sections 7.1 to 7.2 above, the proposed replacement windows and doors would generally replicate the glazing bar arrangement, style and location of openers that exists around the property. In this respect the proposals are judged to comply with the windows policy within planning circular 1/98. Again as per sections 7.1 to 7.2, the proposed replacement of a first floor door with a fixed window in the same style, as well as the blocking up of the ground floor larder window while maintaining the cill and opening recess, are both elements that are also judged to preserve the building's special interest in accordance with environment policy 32. As discussed in detail within section 7.3, the replacement of curved glass with flat facetted glass in two windows would remove an architectural feature of the building. During numerous site meetings with the owner and their agent, it is clear that all of the replacement windows and doors in this application will help preserve the building fabric and therefore preserve its overall architectural special interest. Given this, and the fact that this proposed alteration is reversible (meaning that the flat glass could be replaced with curved glass in the future), on balance I judge that the building's overall special architectural interest would be preserved by the proposals.
8.0 CONCLUSION - 8.1 The application is judged to meet the statutory test within section 16 of the Act as the overall special architectural interest of the building is being preserved. The proposals are also considered to accord with strategic policy 4 and environment policy 32 as the overall special architectural interest of the registered building would be protected and preserved, and the amenity of local residents would not be adversely impacted. Although two windows with curved glass would be replaced with flat glass, the building's architectural style and form would be maintained. On balance, the application is therefore recommended for approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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 and/or rights to appeal.
Decision Made : Permitted Date: 24.09.2025 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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