**Document:** Officer Planning Report
**Application:** 10/00162/B — Installation of replacement windows
**Decision:** Permitted
**Decision Date:** 2010-05-14
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/36260-braddan-royal-buildings-avenue-main-windows-replacement/documents/1352192

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# Officer Planning Report

**Application No.:** ** 10/00162/B **
**Applicant:** ** Hartford Homes Ltd **
**Proposal:** ** Installation of replacement windows **
**Site Address:** ** - Royal Buildings - Royal Avenue/ Main Road - Onchan - Isle Of Man - IM3 1LL ### Considerations **Case Officer:** Mrs Jade Craig **
**Photo Taken:** ** -
**Site Visit:** -
**Expected Decision Level:** - Senior Planning Officer ### Written Representations - 52 Alberta Drive Onchan Isle Of Man IM3 1LX - Interest expressed ### Consultations **Consultee:** - Notes: **Consultee:** Onchan Commissioners **Notes:** Approve

### Officer's Report

#### The Site

The application site comprises the curtilage of the Royal Buildings, on the corner of Main Road and Royal Avenue, Onchan. The buildings are currently being refurbished into two shops or office units with duplex apartment over, as part of the development of the adjacent site to erect a block of 25 apartments (PA 05/01027/B).

#### The Proposal

Proposed is the installation of replacement windows to the property.

#### Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

- 01/01751/B - Approved at Appeal 22/07/02
  - Erection of 73 bedroomed hotel.

11 May 2010 10/00162/B Page 1 of 5

Condition 4 All windows must be sliding sash: any replacement windows in the existing Royal Buildings must be timber framed and of a section and glazing pattern to match the existing with all glazing bars having a bevelled not flat profile and appearing on the external face of the glass. Details of the new window in the former shop must form the subject of further discussion and approval by the Planning Committee prior to such windows being replaced.

03/00622/B - Permitted 28/08/03 Erection of a block of thirty apartments with car parking on vacant site incorporating the refurbishment of existing adjacent buildings. Condition 3 All opening windows must be sliding sash. 05/01027/B - Permitted 10/11/05 The erection of block of 25 apartments with parking to basement, and refurbishment of existing adjacent building to provide two shop or office units with duplex apartment over (conservation area) (amendments to approved 03/00622/B). Condition 5 Prior to the commencement of work specific details of the shop front/office façade to the Royal Buildings must be submitted and agreed by the Planning Authority. Condition satisfied by delegation 24/1/08. 07/00995/B - Permitted 28/08/07 Elevation revisions and new landscaping details relating to approved apartment block (PA's 03/00622B and 05/01027B).

10/00513/B - Pending Consideration Reinstate slate canopy and shop front windows to premises.

## Development Plan Policies

In terms of local plan policy, the application site is located within an area designated as 'Mixed Use (Residential/Offices/Retail)' in the Onchan Local Plan Order 2000, Map 1. The site is located within Onchan Conservation Area.

In the Onchan Local Plan 2000, the Royal Buildings are included in a list of properties which have been suggested for consideration for Registration (see paragraph 7.5). Bearing this in mind, it is important to consider the following policy included in the Local Plan in the assessment of this current planning application;

O/CARB/P/1
7.7 WHERE DEVELOPMENT IS PROPOSED FOR ANY BUILDING WHICH IS IDENTIFIED AS WITHIN AN EXISTING OR PROPOSED CONSERVATION AREA OR WHERE THE BUILDING IS REGISTERED OR ON THE LIST OF BUILDINGS WHICH ARE CONSIDERED WORTHY OF CONSIDERATION FOR POSSIBLE REGISTRATION, SPECIAL ATTENTION WILL BE PAID TO THE DETAIL OF SUCH A PROPOSAL AND NO DEVELOPMENT WILL BE PERMITTED WHERE THIS IS DETRIMENTAL TO THE CHARACTER OR APPEARANCE OF THE BUILDING OR, IN THE CASE OF BUILDINGS WITHIN AN EXISTING OR PROPOSED CONSERVATION AREA, THE CHARACTER OR APPEARANCE OF THE AREA AS A WHOLE.

The Isle of Man Strategic Plan 2007 contains the following policy which is considered material to the assessment of this current planning application;

Environment Policy 35; 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.

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 a) REGISTERED BUILDINGS

6. Policy

If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.

### 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.

### Representations

Onchan District Commissioners have recommended that the application be approved. The Friends of Onchan's Heritage were not satisfied with the information initially submitted with this application. Because the building could potentially be Registered, they asked for further details from the applicant in respect of materials to be used and the method of opening. The Planning Authority wrote to the applicant requesting further information and this has now been submitted. No further comments have been received from the Friends of Onchan's Heritage following the submission of this further information. The Friends also recommended that the building could be improved by replacing the existing metal windows in the shop front with timber sliding sash and even reintroducing the shop front canopy. These suggestions are now subject to planning application 10/00513/B to reinstate slate canopy and shop front windows to premises.

### Assessment

The principal issues in assessing this application are whether the existing windows are deemed to be beyond repair, whether the proposed windows match the existing in terms of materials, glazing bars, detailing and method of opening and the potential impact on the Conservation Area.

The building was designed by Armitage Rigby, a contemporary of Mackay Hugh Baillie Scott and it was built c.1904-1905. The existing windows are painted timber sliding sashes and there is little doubt that they are the originals, with the exception of the metal framed windows to the shop front on the corner. The original drawings submitted with this application showed that the existing metal framed shop front windows were to be replaced with double glazed replicas (drawing nos. 07 and 08), but the subsequent drawing indicates that they will be retained (drawing no. 30). These metal windows are now subject to a separate planning application for replacement with sliding sashes (10 / 00513 / B).

Bearing in mind that the building was designed by a reputable architect, the existing windows are the originals and the building has been proposed for consideration for Registration, it is important to establish whether the existing windows are beyond reasonable repair. The applicant stated that they have fully investigated repairing the existing windows, but due to their decayed condition they have experienced difficulty in getting someone to undertake the works and conclude that in order to ensure the longevity of any works undertaken, they feel the sensible way forward is to replace the existing windows. Two companies from off-Island have assessed the existing windows and both have concluded that they believe the windows are at the end of their serviceable life due to the extent of the timber decay and previous repairs. Photographs included with the application show that the

windows are in a very poor condition in respect of decaying timber, previous patchy repairs and damaged glazing. At the time of writing this report the site was covered with scaffolding and netting and it was therefore difficult to view the elevations, but from the photographs and reports submitted with this application, plus officer knowledge, it is accepted that the existing windows are beyond reasonable repair.

The style of the existing windows is an important part of the appearance of this building and special attention must therefore be paid to any proposal to replace these windows. The existing windows to be replaced are painted timber and the method of opening is sliding sash. The glazing bars in the sliding sashes are mostly nine over nine panes and there are also some twelve over twelve panes. Originally submitted with this application were drawing numbers 07 and 08, but it was considered that these drawings did not provide enough information about the detailing of the proposed windows, so drawing number 30 was subsequently submitted as a replacement. Also included in this application are photographs of a sample window and reports from two companies who can replace the existing windows on a like for like basis. The proposed sliding sashes will have both the top and bottom panels sliding. They will be single glazed with painted timber frames including the 'horn' details and mouldings of the existing windows. From the information submitted, it is accepted that the proposed windows would match the existing in terms of materials, glazing bars, detailing and method of opening.

With regard to the potential impact on the Conservation Area and whether the proposal would preserve or enhance the character or appearance of the area, the replacement windows would match the existing which were specifically designed for this building, so they would not detract from the character of the building or the Conservation Area in any way. The proposal would replace existing windows which are in a poor condition with exact replicas and this is judged to be an enhancement to the appearance of the area.

It is always regrettable when original windows are to be lost from a building in a Conservation Area, particularly in this case as the building could be considered for Registration in the future. However, as the property dates from the early twentieth century, the windows are not regarded as being of a significant age. It is judged that the existing windows are in a poor condition, as they have decaying timber, patchy repairs and damaged glazing and it is also accepted that they have reached the end of their serviceable life. With all of this in mind, replacing the existing windows with exact replicas is considered to be a satisfactory way forwards.

RECOMMENDATION

For the above reasons this application is considered to be acceptable and is recommended for approval.

## 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;

Onchan District Commissioners. It is considered that the following parties, who submitted comments, should not be afforded Interested Party Status; The Friends of Onchan's Heritage.

Recommendation

Recommended Decision: Permitted

11 May 2010

10/00162/B

## MNKOI 0000234460

## Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 replacement of windows, as shown in drawing number 11, date stamped 9th February 2010, plus drawing numbers 30 and 32 and photographs of the sample window, date stamped 12th April 2010.

C 3. The new windows must be in a pattern identical to the originals, in terms of opening, glazing pattern and framing material (i.e. painted timber, not stained). All details such as framing horns and any mouldings in the existing windows must be faithfully replicated.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted
Date : 12 May 2010
Signed :
Senior Planning Officer

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*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/36260-braddan-royal-buildings-avenue-main-windows-replacement/documents/1352192*