**Document:** Officer Planning Report **Application:** 11/00862/B — Installation of replacement windows to front elevation **Decision:** Refused **Decision Date:** 2011-08-02 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1208-braddan-140-royal-avenue-windows-replacement/documents/1164145 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site is the curtilage of 140 Royal Avenue, Onchan which is a two storey property situated to the eastern side of Royal Avenue on the corner **p**plot where Royal Avenue joins the Main Road. The site is in a fairly prominent position when travelling out of Onchan towards Whitebridge Road, or waiting at the traffic lights at the junction of Royal Avenue to the Main Road. It should also be noted that the application site is in the Onchan Conservation Area. #### The Proposal The application seeks approval for the installation of replacement windows in the front elevation. The replacement windows would have the same glazing sections as the existing which are top opening casements. The ground floor would be top opening casements, however the first floor windows would have full opening (side opening). #### Planning History There are no previous planning applications which are specifically material in the assessment of the current application. ## Development Plan Policies The application site is in an area zoned as "Predominantly Residential" identified on the Onchan Local Plan 2000. It is also in the Onchan Conservation Area. It is appropriate to consider Planning Circular 1/98 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007). ## Consultations Onchan Commissioners recommend that the application be approved. Highways Division have not commented. ## Assessment Planning Circular 1/98 requires that replacement windows 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. Environment Policy 35 requires development to preserve or enhance the character and appearance of the Area. In Conservation Areas there is a preference towards the original method of opening and glazing sections/patterns, in this instance we would favour sliding sash. The replacement windows in the ground floor would be the same as the existing, though they would not be sliding sash, the replacement windows would preserve the existing character and appearance, and therefore the windows would comply with the policy. The replacement windows in the first floor would have the same glazing sections as the existing, however, the method of opening would not be the same as the existing, they would be fully opening (side opening). It is considered that this would not preserve or enhance the character or appearance of the area. Given that the windows would be fully opening it is considered that this would have a harmful impact on the character and appearance of the property and would be an unwelcome addition to the street scene. For the above reasons the application is considered to be unacceptable and is recommended for refusal. ## Party Status The local authority, Onchan Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Refused Date of Recommendation: 29.07.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals R 1. The windows proposed to be installed to the front elevation of the property, having side fully opening casement windows, would fail to preserve or enhance the character of the Onchan Conservation Area, contrary to Environmental Policy 35 of the Isle of Man Strategic Plan 2007. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. Decision Made : Refused Date : 2/8/11 Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed : [Handwritten signature] Jennifer Chance Development Control Manager --- *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/1208-braddan-140-royal-avenue-windows-replacement/documents/1164145*