**Document:** Planning Officer Report Recommendations **Application:** 12/01252/B — Installation of replacement windows **Decision:** Permitted **Decision Date:** 2012-10-23 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3359-braddan-3-switzerland-terrace-windows-replacement/documents/1279292 --- # Planning Officer Report Recommendations ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### The Application Site 1. The application site comprises the residential curtilage of a mid-terrace dwelling located on Switzerland Terrace in Douglas. ### The Proposal 2. The proposal comprises the installation of replacement windows. It is proposed to replace existing wooden sliding sash windows within the front elevation of the dwelling with uPVC sliding sash windows. ### Planning History 3. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application: 4. Planning application 12/01031/B sought planning approval for the installation of replacement windows and erection of extension to dwelling. The proposal comprised of 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. This previous planning application was approved on the 30th August 2012. ### Planning Policy 5. In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998. 6. The application site also falls within the Douglas Promenade Conservation Area in 2002. 7. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." 8. 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." 9. Planning Circular 1/98 sets out the Department's policy for of the alteration and replacement of windows. In respect of buildings within Conservation Areas it 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 original. 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 originals, but not necessarily the original method of opening, whatever the material to be used in the construction." REPRESENTATIONS 10. To date no representations have been received. ## ASSESSMENT 11. The relevant policy consideration for replacement windows within a Conservation Area are set out within Planning Circular 1/98. As the proposed windows accord with the relevant policy of that planning circular it has to be concluded that the proposal is acceptable. RECOMMENDATION 12. It is recommended that the planning application be approved. [Table omitted in markdown export] 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 location plan, site plan and drawing no. JN/Oliver/004 date stamped the 10th September 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 : 22-10-12 ### 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/3359-braddan-3-switzerland-terrace-windows-replacement/documents/1279292*