**Document:** DEC Officer Report **Application:** 19/00752/B — Installation of eight replacement windows to front elevation **Decision:** Permitted **Decision Date:** 2019-09-25 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/29856-braddan-1-brunswick-road-windows-replacement/documents/1049044 --- # DEC Officer Report **Application No.:** 19/00752/B **Applicant:** Mr Steve Jopson **Proposal:** Installation of eight replacement windows to front elevation **Site Address:** 1 Brunswick Road Douglas Isle Of Man IM2 3LL Planning and Enforcement Assistant: Miss Vanessa Wilson **Photo Taken:** 31.07.2019 **Site Visit:** 31.07.2019 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 13.09.2019 _________________________________________________________________ ## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. ### Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 4th July 2019: - o Site/Location Plan - o Information on the windows to be installed - o Photos of the existing property _______________________________________________________________ ### Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is the residential curtilage of 1 Brunswick Road which is a three storey building that consists of retail units to the ground floor level and residential units to the upper two storeys. The property is located on the corner of Brunswick Road and Woodbourne Lane. THE PROPOSAL - 2.1 The current planning application seeks approval to replace the existing wood timber sliding sash windows with uPVC sliding sash windows. PLANNING HISTORY - 3.1 There are several applications on the site of which 19/00287/B is most relevant. The application was for the "Installation of replacement first and second floor windows" and was refused. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Douglas Local Plan 1998. The property is also within the Selbourne Drive Conservation area. Given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35 and Planning Circular 1/98. 4.2 General Policy 2 of the Isle of Man Strategic Plan 2016 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 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; 4.3 Environment Policy 35 which 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'. - 4.4 Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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." REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (22.07.2019). 5.2 Douglas Corporation has considered the proposal and have no objection (02.08.19). ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposed windows on the character and appearance of 1 Brunswick Road and the surrounding streetscene, being particularly mindful of the Conservation Area and whether the proposed windows 'preserve' or 'enhance' the character or appearance of the Conservation Area. 6.2 The area surrounding 1 Brunswick Road can be defined by the sliding sash windows which can be seen in a majority of the properties. The windows currently in 1 Brunswick Road are timber sliding sash. 6.3 The proposed windows would be similar to the existing windows in that they will be of the same proportion, will have the same sliding sash method of opening and similar window profiles. The proposal would therefore preserve the character of the Conservation Area and it will not unacceptably harm the characteristics of the existing building. In this respect, the proposal complies with GP2. CONCLUSION - 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) 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. Decision Made : Permitted Date: 16.09.2019 Determining officer Signed : C BALMER Chris Balmer 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. --- *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/29856-braddan-1-brunswick-road-windows-replacement/documents/1049044*