**Document:** Officer Planning Report **Application:** 11/00562/B — Installation of replacement windows **Decision:** Permitted **Decision Date:** 2011-05-24 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/910-braddan-albert-hotel-chapel-row-windows-replacement/documents/1247775 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of the Albert Hotel public house, Chapel Row, Douglas. The property is an established public house located on the northern side of Chapel Row, adjacent to Market Inn public house and to the rear of the Old Market Hall (RB 120). #### The Proposal Proposed is the installation of 3 replacement windows to ground floor level on the front (south) and side (east) elevations. The existing windows are timber casements and the proposed windows would be white upvc double glazed casements. The proposed windows would match the existing in terms of their glazing bar pattern and method of opening. #### Planning History The following previous planning application is considered relevant in the assessment and determination of this application: 10/00424/B – Permitted 13.07.10 Alterations, installation of replacement windows and conversion of second and third floors into two self contained apartments. In addition to the above, there are 2 other current planning applications which are also considered relevant to this application: 11/00560/B – Pending Consideration Installation of lighting over existing signage 11/00561/B – Pending Consideration Installation of flood lighting to front elevation ### Development Plan Policies The application site is located within an area designated as Predominantly Shopping Use on the Douglas Local Plan Order 1998, Map No. 1 (Central Area). The site is not located within a Conservation Area, but immediately to the south are the Douglas (North Quay) Conservation Area and the Old Market Hall, which is a Registered Building (RB no. 120). Due to the land use zoning of the site and the nature of the proposal, the relevant planning policies from the Isle of Man Strategic Plan 2007 are General Policy 2 and Environment Policy 36. ### Environment Policy 36 states: “Where development is proposed outside of, but close to, the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area.” In addition to the above, Planning Circular 1/98 for The Alteration and Replacement of Windows contains the following policy, which is considered material to the assessment of this current planning application: “Category c) BUILDINGS ERECTED BEFORE 1921 AND NOT FALLING WITHIN CATEGORIES a) OR b), WHICH HAVE LARGELY RETAINED THEIR ORIGINAL CHARACTER 7. For ease of use, this category has been divided into two, based on the location of the building: i) Buildings in an Urban Setting ### Policy In an individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principal elevations to have the same method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. Windows not part of the principal elevations and which are not readily visible from a public thoroughfare should preferably 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 their construction.” ### Consultations Douglas Corporation have no objection to the proposal. ### Representations No written responses have been received from the general public. ### Assessment As was stated above, the relevant planning policies in the consideration of this proposal are General Policy 2 and Environment Policy 36 from the Isle of Man Strategic Plan 2007, in addition to policy 7 (i) from Planning Circular 1/98. Planning Circular 1/98 states that the preference for these replacement windows would be for them to have the same method of opening as the originals. The policy also states that the windows must have the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. The replacement windows proposed in this current application would match the existing in terms of their method of opening, in addition to the glazing bar pattern and frame sections. Even the existing painted timber panel to the bottom section of the windows would be replicated in white upvc. The windows to the upper floors on the front (south) and side (east) elevations have planning permission for upvc sliding sashes under PA 10/00424/B. The 2 window openings on the ground floor front (south) elevation have the proportions of large public house windows and not of traditional sliding sashes, so it is difficult to be certain as to whether the actual original windows in these openings would have been casements or whether the openings have been altered. However, the proposed windows would match the existing, so they are deemed to be acceptable. The window opening on the ground floor side (east) elevation has similar proportions to a traditional sliding sash, although it is wider than the sliding sash window openings throughout the remainder of the building. It is therefore difficult to be certain as to whether the actual original window in this opening would have been a casement, a sliding sash, or whether the opening has been altered. Nevertheless, the proposed window would match the existing, so it is deemed to be acceptable. In terms of the impact on the adjacent Conservation Area, the site is located immediately adjacent to an area of Douglas which is not considered to be attractive. This is because the area to the east of the site is currently used as a car park and was formerly Douglas Bus Station. It is therefore considered that the proposed works would not adversely impact on important views in or out of the Area. In terms of the impact on the adjacent Registered Building, the site is located to the rear of this property and it is judged that the proposed works would have a neutral affect. ### Recommendation For the above reasons, this proposal is considered to be acceptable and is recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, should be afforded interested party status: Douglas Corporation. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 20.05.2011 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 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, as shown in drawing numbers HLK/11/0133/1, HLK/11/0133/2, HLK/11/0133/3 and HLK/11/0133/9, all date stamped 18 April 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control / Senior Planning Officer. Decision Made : Permitted Date : 2015/11 Signed : Mance Michael Gallagher Director of Planning and Building Control (Delete as appropriate) Jennifer Chance Senior Planning Officer --- *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/910-braddan-albert-hotel-chapel-row-windows-replacement/documents/1247775*