**Document:** Officer Planning Report Recommendation **Application:** 10/01369/B — Installation of replacement windows and door to front elevation **Decision:** Permitted **Decision Date:** 2010-11-11 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36998-braddan-greystones-hilary-road-windows-replacement/documents/1359955 --- # Officer Planning Report Recommendation **Application No.:** 10/01369/B **Applicant:** Mr \& Mrs Andrew Cairns **Proposal:** Installation of replacement windows and door to front elevation **Site Address:** Greystones Hilary Road Douglas Isle Of Man IM2 3EQ ### Considerations Case Officer : Mrs Jade Craig **Photo Taken:** 30.09.2010 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes : Consultee: Douglas Corporation Notes: No objection ### Officer's Report ### The Site The application site comprises the curtilage of an existing dwelling, Greystones, Hilary Road, Douglas. The property is a detached, double fronted, late Victorian style dwelling located on the south side of Hilary Road. The property is two storeys tall with dormer windows set in the roofspace above. There is a centrally positioned front door and projecting bay windows to either side at ground floor level. ### The Proposal This application proposes the installation of replacement windows to the first floor and dormers on the front elevation and the installation of a replacement front door and surround. The existing windows on the front elevation at first floor and dormer level are white upvc casements. The existing windows at ground floor level are upvc sliding sashes and these are not to be replaced. The proposed windows would match the existing windows in their glazing pattern and material, but the windows to first floor level would be sliding sashes rather than casements. The proposed windows to the dormers would be casements. All of the existing windows are upvc double glazed units, as are the proposed windows. The existing front door is a painted timber panelled style with two glazing sections in the upper portion. There is a fanlight above and sidelights flanking the door. It is proposed to replace the door 29 October 2010 10/01369/B Page 1 of 4 and the surrounding fanlight and sidelights. The proposed door and sidelights would be a wood effect composite material with a similar appearance to the existing. ## Planning History The following previous planning application for the application site is considered relevant in the assessment and determination of this application; 04/02096/B - Permitted 24/11/04 Replace existing windows with uPVC double glazed sliding sash windows. Condition 2. This approval relates to the installation of PVC-framed sliding sash windows in the front, ground floor of the building in accordance with the submitted details which are date-stamped 11th October 2004. The following previous planning application for a neighbouring site is considered relevant in the assessment and determination of this application; 07/00611/B - Permitted 28/11/07 Installation of replacement windows and doors. ### Development Plan Policies 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 located within the Woodbourne Road Conservation Area. The Isle of Man Strategic Plan 2007 contains a 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 a policy which is 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. ## Representations Douglas Corporation have no objection to the proposal. ### Assessment As the property lies within a Conservation Area, the policies from the Isle of Man Strategic Plan 2007 and Planning Circular 1/98 require development to preserve or enhance the area. The windows; The existing windows on the front elevation are a mixture of white upvc casements and sliding sashes. This application would replace the existing casements at first floor level with upvc sliding sashes, a similar style as those on the ground floor. The proposed first floor windows would have the same pattern and section of glazing bars as the original windows, but the method of opening would be sliding sash, which is more traditional. The replacement windows to the roof dormers would be upvc casements and they would have a similar appearance to the existing. It is felt that the installation of sliding sash windows to the first floor of the front elevation would be an enhancement to the Conservation Area. The door; Having visited the site and viewed neighbouring properties and their front doors, it was found that there are a mixture of different styles and materials of front doors in the vicinity. The replacement door would be a similar style to the existing with an upper glazed section. The overall appearance of the door would be the same as the existing and I consider that the proposal would not adversely affect the character of the Conservation Area. ### 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, should be afforded Interested Party Status; The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 29.10.2010 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 installation of replacement windows and front door, as shown in drawing numbers 01,02 and 03 , in addition to catalogue information on the windows and door, all date stamped 16th September 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/36998-braddan-greystones-hilary-road-windows-replacement/documents/1359955*