**Document:** Planning Officer Report **Application:** 12/01031/B — Installation of replacement windows and erection of extension to dwelling **Decision:** Permitted **Decision Date:** 2012-08-30 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3151-braddan-3-switzerland-replacement-extension/documents/1170184 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### The Application Site 1. The application site is the residential curtilage of Victorian two storey terraced dwelling on Switzerland Terrace in Douglas. The front elevation of the property overlooks the rear elevation of properties on Douglas Promenade whilst the rear elevation overlooks a steep rock face. The property has timber framed sliding-sash windows installed in the property on the front elevation and rear elevation, with the exception of one window on the rear annex that is a full pane top-hung outward-opening uPVC casement window. A small enclosed yard is present at the rear of the property, sandwiched between the rear annex of the application property and the annex to the adjoining dwelling. #### The Proposal 2. Proposed is the installation of two replacement windows on the rear elevation, the installation of a canopy over the rear yard area with two roof-lights, and the creation of a window and door in rear yard wall. The replacement windows will be uPVC framed sliding-sash. The alterations to the rear yard will provide additional kitchen space for the dwelling. #### Planning History 3. The application site has not been the subject of any previous planning applications. #### Planning Policy 4. The application site falls within an area designated for Tourism and Residential use in the Douglas Local Plan (North) 1998. The application site also falls within the Douglas Promenade Conservation Area in 2002. There are no policies that accompany the local plan, which are considered specifically material to the assessment of the planning application. 5. The Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. 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". Environment Policy 35 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." 6. 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'. '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 7. Douglas Borough Council has no objection to the proposal. ### Assessment 8. The proposed replacement windows cannot be seen from the public thoroughfare, however, they still retain the same opening-method and a similar glazing bar pattern as the existing and therefore are considered to comply with the provisions of the policy for Category b) buildings in Planning Circular 1/98. 9. The proposed alterations in the rear yard to provide additional kitchen space will not be readily seen from the public thoroughfare or from the rear of adjoining dwellings. Furthermore, the new apertures will not create any new vantage points to view into neighbouring properties. As such, it is not considered the proposed works would be adverse to public amenity, private amenity or the Conservation Area. 10. Overall, the proposal complies with the relevant policy provisions in General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Plan 2007, and the policy for Category b) buildings in Planning Circular 1/98. ### Recommendation 11. It is recommended that the planning application be approved. ### Party Status 12. It is considered that the following parties that made representations to the planning application should be afforded interested party status: The local authority, Douglas Borough Council are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 28.08.2012 ### 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 permitted shall commence before the expiration of four years from the date of this notice. #### C 2. This approval relates to the installation of replacement windows on rear elevation and erection of an extension to rear elevation, as shown in drawing no. JNP/Oliver/001, JNP/Oliver/002, 1:200 scale Site Plan and 1:1000 scale Location Plan, all received on 19th July 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. **Decision Made:** Permitted **Date:** 29.8.12 ### Determining officer (delete as appropriate) **Signed:** [Handwritten Signature] **Anthony Holmes** **Senior Planning Officer** **Signed:** [Handwritten Signature] **Sarah Corlett** **Senior Planning Officer** **Signed:** [Handwritten Signature] **Michael Gallagher** **Director of Planning and Building Control** **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/3151-braddan-3-switzerland-replacement-extension/documents/1170184*