**Document:** DEC Officers Report **Application:** 14/00435/B — Installation of replacement doors and windows to front side and rear elevations **Decision:** Permitted **Decision Date:** 2014-06-16 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/5178-braddan-44-main-road-windows-replacement/documents/1144694 --- # DEC Officers Report Case Officer: Mr Edmond Riley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ### Officer's Report #### 1.0 The Site 1.1 The application site is the curtilage of 44 Main Road, Onchan, which is an office building located on the southern corner of Church and Main Roads. It is currently occupied by David Gelling & Associates, a tax consultancy business. 1.2 Within a Conservation Area and prominent within the streetsce ne, the building has a varied history and has been used as a shop and a residential dwelling in recent times. It appears to be in a good state of repair, with wooden sliding sash windows complete with glazing bars evident to its front, curved elevation. One window aperture has a bowed unit within it, which in some ways appears to be an interesting feature but in others is something of a visually jarring interruption of the façade. #### 2.0 The Proposal 2.1 Full planning approval is sought for replacement windows and doors throughout the building. Changes to the front, side and rear elevations are proposed. To the front, the existing sliding sash windows will be replaced with white uPVC sliding sash windows. Also to the front, the existing white timber door was originally proposed to be replaced with a white uPVC unit of similar design, but after consultation between the applicant, agent and case officer it was resolved that this door would be timber and of black or brown colour. 2.2 To the side elevation, the single attic window would be replaced with a white uPVC top-opening casement unit. 2.3 To the rear at the upper storey, the existing sliding sash unit would be replaced with a white uPVC sliding sash unit. To the rear at the ground floor, the existing top-opening casement window would be replaced with a white uPVC unit to match, while a white uPVC door with two glazing panels are proposed to replace the existing wooden door. #### 3.0 Planning History 3.1 As noted, the site has been the subject of quite a varied history. In 1985, additional retail space to the general store was approved (PA 85/00120/B); in 1991, a change of use [Table omitted in markdown export] was approved to incorporate general electrical appliance repairs within the existing general store (91/01137/C); in 1995, the shop was converted to an electrical shop (PA 95/00480/C). 3.2 In 2003, the replacement of the front door and raising of the door threshold was approved (PA 03/01616/B), following which a 2004 change of use to dwelling (PA 04/01455/B) and 2005 change of use to office (PA 05/00797/C) were approved. Advertising signage was approved for installation in 2006 (PA 06/01442/D), and no further applications have been submitted. ### 4.0 Development Plan Policies 4.1 The site is designated as "Mixed Use - Residential / Office / Retail" in the Onchan Local Plan, which was adopted in 2000. No policies in the Written Statement accompanying the Local Plan are considered specifically material to the assessment of the current application. 4.2 The Strategic Plan contains one policy considered specifically material to the assessment of the current application. Environment Policy 35 reads in full: "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." 4.3 Planning Circular 1/98, The alteration and replacement of windows, the policy for Category B 'buildings in conservation areas' states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be 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". ### 5.0 Representations 5.1 Onchan District Commissioners recommend the planning application be approved. ### 6.0 Assessment 6.1 The assessment essentially hinges upon the extent to which the proposed development is acceptable within the Onchan Conservation Area; the building is, as noted, prominent within the streetscene and its varied previous uses indicates that it has, at least historically, played an important community role within Onchan. 6.2 Generally speaking, replacement windows that are proposed to match the pattern, opening method and section of glazing bars as existing windows will be supported. Clearly there are some discrepancies between the existing windows and doors and those proposed for their replacement. Each of these discrepancies is considered in turn. 6.3 On the front elevation, and as noted, the proposed replacement white uPVC door would have been inappropriate and rendered the entire application in conflict with EP35. The agent advised that the door would instead be of timber construction and painted either brown or black or of a colour to be determined following planning approval. Brown or black are considered acceptable, as is timber, and the presence of a coloured door here would, it is judged, lift the appearance of the building. Such a condition is recommended to be attached to an approval notice, should one be forthcoming. 6.4 Again on the front elevation, discussion was held in respect of the bow window. As noted above, on initial viewing the bow window could be seen as an interesting feature and one worthy of retention as a hallmark of the unit's former use as a shop. No history exists on this bow window and it is not known when it was installed, but some time in the last 30 years ## Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 09.06.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals #### 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. #### C 2. Notwithstanding the annotation on Drawing 2014.10 01 that the replacement front door will be of a uPVC construction, it shall be constructed of timber. It shall be painted brown or black unless otherwise agreed in advance with the Planning Authority. Its design shall match that shown on Drawing 2014.10 01 unless otherwise agreed in advance with the Planning Authority. **Reason:** for the avoidance of doubt. This approval relates to the Drawing 2014.10 01, date-stamped as having been received 8th April 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 13/6/14 ### Determining officer (delete as appropriate) **Signed:** _________________________ **Chris Balmer** **Senior Planning Officer** **Signed:** _________________________ **Michael Gallagher** **Director of Planning and Building Control** **Signed:** _________________________ **Sarah Corlett** **Senior Planning Officer** **Signed:** _________________________ **Jennifer Chance** **Head of Development Management** would be a good approximation. As such, it could not be said to be original to the building. Its proposed replacement with a sliding sash window would, therefore and on balance, not be objectionable inasmuch as this would probably return the window - and building - to its original appearance. Moreover, the unit has not been a shop for some ten years and it is therefore not considered altogether appropriate to retain this retail-style window; if the building were Registered, or the window unit proposed not sliding sash, then it is probable that a different conclusion would be reached on this point. 6.5 To the side elevation, where a single window exists, a top-opening casement is proposed. This is a relatively small window (measuring 675mm by 885mm) and not currently openable. It is high in the gable and sits beneath the chimney stack, which presumably is no longer attached to a working fireplace as a result. Although the proposed window is not sliding sash, and this is unfortunate as the side of the building sits on a junction and is quite visible as a result, the fact is that the existing window is not sliding sash, either, and is also not - relative to the side elevation, which is dominated by an expanse of Manx stone to the ground floor - especially prominent. It is therefore not considered that an objection could be raised on this one point; this judgement is reached having had regard to the fact that the other visible and far larger and more prominent windows are all proposed to be sliding sash, and also reflecting on this particular window's relative obscurity on the side elevation. 6.6 Finally, then, to the rear elevation. This is not visible from outwith the site. Also true is that the existing window and door are not the made of original materials or showing the original opening styles. As such, no objection is raised to the slight conflict with the policy outlined in Circular 1/98. ### 7.0 Conclusion And Recommendation 7.1 On balance, then, it is considered that the proposed alterations would preserve the character and appearance of the Onchan Conservation Area. The improvement likely to result from the replacement door is certainly offset by the failure to have a sliding sash in the gable end but, for reasons discussed above, it is not considered that this in itself would be a sustainable reason to refuse the application. ### 8.0 Interested Person Status 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. --- *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/5178-braddan-44-main-road-windows-replacement/documents/1144694*