**Document:** Planning Officer Report **Application:** 12/01039/B — Installation of replacement windows to front elevation at ground and first floor levels **Decision:** Permitted **Decision Date:** 2012-09-04 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3159-braddan-27-derby-road-windows-replacement/documents/1276800 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] Case Officer : Miss Melissa McKnight Photo Taken : Site Visit : Expected Decision Level : Officer Delegation ## Officer's Report ### The Application Site 1. The application site is the residential curtilage of 27 Derby Road, a two storey mid terraced property with a third floor dormer extension mid terraced dwelling sited on the southern side of Derby Road, Douglas. The application site is within the Windsor Road Conservation Area. 2. The existing building is finished in a painted render and has timber framed sliding sash windows throughout. The dwelling has a pitched roof with a full length dormer installed on the front elevation roof pitch. To the front of the dwelling is a garden area bounded by a low rise concrete wall with balustrading. To the rear of the property is a yard. 3. The area is characterised by a mix of dwellings with the properties on the northern side of Derby Road having a traditional decorative brick work to the front facade. The area is predominantly residential with a shop, office and public house within close proximity to the application site. ### The Proposal 4. The planning application seeks approval for the replacement of the existing ground and first floor front elevation timber framed windows with glazing bars with UPVC sliding sash windows with no glazing bars. 5. The existing windows are a mix of timber and UPVC with the windows on the dormer being of PVC. The timber windows to the front elevation have traditional Georgian glazing bars. The new proposed windows are to be double glazed UPVC framed clear glazed sliding sash. ### Planning History 6. The application site has been the subject of one previous planning application that was recommended for refusal which is considered specifically relevant to the assessment of this current planning application: PA 03/01830/B: Installation of uPVC windows to replace existing to first floor front elevation. ### Planning Policy 7. In terms of local plan policy, the application site is in area recognised as being Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 2 (South). The application site is within the Woodbourne Road Conservation Area. 8. In terms of strategic plan policy, 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: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (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; #### Environmental Policy 35 states: "Within Conservation Areas, the department will permit only development which would reserve 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." 9. In terms of Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. (Part 6 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 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 original method of opening, whatever the material used in the construction." ### Representations 10. Douglas Borough Council has no objections to the current planning application. ### Assessment 11. Given the application site is not a Registered Building but is within a Conservation Area, it is relevant to assess the impacts of the proposal on the existing dwelling and Conservation Area. 12. Environment Policy 35 states that development within a Conservation Area will only be permitted if the development would preserve or enhance the character or appearance of the area. Although the replacement windows will not reinstate the glazing bars and will be of UPVC the replacement windows are not considered to have a harmful and damaging impact on the appearance of the Conservation Area and street scene of Queens Terrace. There is a mix of window styles within the area and given that the proposed windows replicate the sliding sash opening method the proposed development is not considered to have an adverse visual impact on the locality. 13. Planning Circular 1/98 – The Alteration and Replacement of Windows sets out the policy in respect of the alteration or replacement of windows. Part 6 Category b of this planning circular specifically deals with buildings within Conservation Areas. This states that replacement windows must have the same method of opening as the originals. Although the windows do not have the same glazing bar pattern given the mix of windows in the area it is not considered as a detriment to the Conservation Area. As the proposed windows are to replicate the original method of opening it is concluded that the planning application accords with the provisions of Planning Circular 1/98. 14. The Conservation Officer has viewed the plans and is content with the proposal contained within the planning application. 15. Overall, it is concluded that the planning application is in accordance with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2007 and the provisions of Planning Circular 1/98 – The Alteration and Replacement of Windows Part 6 Category b. RECOMMENDATION 16. It is recommended that the planning application be permitted. ## PARTY STATUS 17. The local authority, Douglas Borough Council, is 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: 29.08.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 for the installation of replacement windows relates to DWG No: PTA-84-01, PTA-84-02 and PTA-84-03 all date stamped 20th 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 : 3 September 2012 ### Determining officer (delete as appropriate) Signed : ... Anthony Holmes Senior Planning Officer Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Sarah Corlett Senior Planning Officer 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/3159-braddan-27-derby-road-windows-replacement/documents/1276800*