**Document:** Planning Officer Report Recommendations **Application:** 11/01158/B — Installation of replacement windows to front, side and rear elevations **Decision:** Permitted **Decision Date:** 2011-09-28 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1493-braddan-14-clifton-terrace-windows-replacement/documents/1254188 --- # Planning Officer Report Recommendations ## 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] ### Officer's Report 1. This application seeks permission for the installation of replacement windows to a substantial Victorian property located on the end of a terrace. The building has a side elevation which fronts onto Princes Avenue. The site is within a Conservation Area. ### The Site 2. The application site is 14 Clifton Terrace, Douglas, a four storey end terrace property situated on the corner of Clifton Terrace and Princes Avenue. ### The Proposal 3. This application seeks approval for the installation of replacement windows to the front, side and rear elevations of the building. The existing windows are timber sliding sash. The proposed windows would be uPVC sliding sash. ### Planning Status 4. In terms of local plan policy, the application site is located within an area designated as 'Predominantly Residential' in the Douglas Local Plan Order 1998, Map No. 2 (South). The site is within the Douglas (Ballaquayle Road) Conservation Area. 5. Within the Isle of Man Strategic Plan 2007, Environment Policy 35 is judged to be relevant. This 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, contains paragraphs which are considered material to the assessment of this current planning application: ### Category b) BUILDINGS IN CONSERVATION AREAS 6. Policy 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. Reasons for Policy: The Department has a duty to determine which parts of the Island are areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance, and shall by order designate such areas as Conservation Areas. Planning Approval is required for all external works to properties in Conservation Areas to ensure that any proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole. ### Planning History 7. The following previous planning application is considered relevant in the assessment and determination of this application: 8. 09/01495/LAW was an application for a certificate of lawful use of the building as seven apartments. This was accepted as the buildings lawful use. 9. 11/00921/B sought approval for the installation of replacement windows. This was refused for the following reasons: "The proposed windows would not replicate the method of opening of the existing windows contrary to Planning Circular 1/98 and as such would fail to preserve or enhance the character and appearance of the Conservation Area." ### Representations 10. The Highways Division of the Department of Infrastructure does not oppose this application. 11. Douglas Corporation does not object to this application. ### Assessment 12. The policies set out above demonstrate the stance to be taken towards applications which seek to replace windows in buildings located within Conservation Areas. 13. As can be seen, the protection of features which contribute to the character of the Conservation Area is the key objective of established policy with EP35 requiring preservation or enhancement and Planning Circular 1/98 requiring new windows to replicate the method of opening and glazing bar layout of existing windows. It follows that in this case, the only window style that would accord with policy would be sliding sash which replicate the existing. The choice of material is not the deciding factor in the determination of this application, although timber is preferable and grant assistance is available as an incentive for using traditional materials. It is notable that of the 13 properties in the terrace, 4 have casement windows but the majority (9) retain sliding sash windows. This underlines the importance of seeking to retain or replicate this style in order to preserve the character of the Conservation Area. 14. This proposal follows on from a refused application which sought to replace the existing windows with uPVC casements. The revised application proposes uPVC sliding sash windows to all elevations. It is concluded that the proposal accords with both EP35 and Planning Circular 1/98 and as such the application is acceptable. ### Recommendation Permit. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - Douglas Corporation Accordingly the following parties are not granted Interested Party Status: The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 26.09.2011 ### 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 to the front, side and rear elevations, 14 Clifton Terrace, Douglas as shown by DWE.1 Window Detail received 18th August 2011. 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 : Permitted** **Date :** 26/9/11 Signed : J. M. Galle Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed : 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/1493-braddan-14-clifton-terrace-windows-replacement/documents/1254188*