**Document:** Planning Officer Report **Application:** 12/01651/B — Installation of replacement windows to front elevation **Decision:** Permitted **Decision Date:** 2013-01-22 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3787-braddan-alverna-somerset-road-windows-replacement/documents/1285780 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ## Officer's Report ### The Application Site 1. The application site is the residential curtilage of Alverna, a mid terraced two storey property sited on the western side Somerset Road, Douglas. The application site sits on the periphery of Selbourne Drive Conservation Area. 2. The existing building forms part of a row of four terraced dwellings of similar appearance, form and design. The dwellings are finished in a pebble dash and have a mix of timber and UPVC framed windows. The row of dwellings have a ground a first floor bay window with a brick base to the ground floor bay and a central tile decoration between the ground and first floor bay. ### The Proposal 3. The planning application seeks approval for the replacement of the existing ground and first floor front elevation timber framed windows with UPVC framed windows to replicate the existing without the rose decoration in the upper lights. 4. The proposed replacement windows would be clear glazed and would replicate the windows in situ at neighbouring property Sunny Crest. ### Planning History 5. The application site has not been the subject of any previous planning applications. ### Planning Policy 6. 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). As previously mentioned, the application site sits within 14 metres of the edge of the Selbourne Drive Conservation Area. 7. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically relevant 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 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." 8. 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 9. Douglas Borough Council has no objections to the current planning application. 10. The Department of Infrastructure Highways Division have no objections to the current planning application. ## ASSESSMENT 11. Given the nature of development proposed, 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. The new proposed windows would replicate what is existing albeit material and decoration in the upper lights. The proposed new windows would however replicate the neighbouring property, Sunny Crest. There is a mix of window styles within the locality in terms of glazing bar and decoration however, do all have the same method of opening. The application site dwelling is the only property of the row that has timber framed windows. The proposed new windows are judged to have a minimal, if any, impact on the Selbourne Drive Conservation Area. 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 decoration as the existing, the proposed windows do have the same method of opening as those in situ at present and therefore deemed acceptable. 14. 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 15. It is recommended that the planning application be permitted. ### Party Status 16. 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. 17. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 15.01.2013 ### 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 replacement of windows to front elevation relates to drawing detailing the Location Plan, 1 x A4 photograph detailing the existing dwelling and 1 x A4 photograph detailing the existing dwelling and neighbouring property, Sunny Crest all date stamped 13th December 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 : 18/11/13 ### 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/3787-braddan-alverna-somerset-road-windows-replacement/documents/1285780*