**Document:** Planning Officer Report Recommendation **Application:** 07/01373/B — Installation of (a) six replacement windows on the part of the north elevation forming the main gable of the house (REFUSED AT APPEAL); and (b) three replacement windows on the east elevation (APPROVED AT APPEAL) **Decision:** Refused **Decision Date:** 2007-09-26 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83491-west-baldwin-injebreck-house-replacement-dwelling/documents/1504975 --- # Planning Officer Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The site represents the curtilage of the detached dwelling Injebreck House, West Baldwin. The house occupies a prominent elevated position set back from the road by a driveway. #### Planning Status The site is located within an area identified as being ‘High Landscape or Coastal Value and Scenic Significance’ by the 1982 Development Order. The dwelling is not within a Conservation Area and is not a Registered Building; however Policy 7 of Planning Circular 1/98 is relevant as this relates to the replacement of windows in buildings erected before 1921 and not falling within the categories of Conservation Area or Registered Building. Specifically part ii) of Policy 7 states: ‘In an individual building or group of buildings, whose principle elevations are readily visible from the public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can be done without permission, and will be encouraged by the Department. If repair is impracticable or the existing windows are not the originals, the preference will be for replacement windows on the said principle elevations, to have the same method of opening as the originals.’ Whatever the material used in their construction, the windows MUST HAVE the same or similar pattern and section of glazing bars and the same or similar frame sections as the original windows. Windows not part of the principle elevations and which are not readily visible from the public thoroughfare should preferably have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the materials used in their construction. ### Planning History There have been no previously submitted planning applications considered to be specifically relevant to this planning application. There is however a further current planning application (07/01374/B) which seeks permission for the replacement of windows to the south and west elevations of the dwelling. This application and PA07/01374/B seek permission for different types of windows and as such have been submitted separately. ### Procedural Matter The description of development of this application incorrectly referred to the replacement of windows to the north and west elevations. PA07/01374/B correctly describes the description of development as the replacement of windows to south and west elevations. A site visit clarified that this application actually seeks permission to replace the windows of the north and EAST elevations as shown by the submitted photographs (although these are wrongly labelled). ### The Proposal Proposed here is the replacement of existing windows to the north and east elevations. The property has a relatively high number of windows in total, with the north and south elevations having the majority of these. Some of the windows are original however others are more modern, all would appear to be of timber construction. The applicant has indicated that this proposal is for PVC casement windows to the north and east elevation. Window details have been supplied indicating the design of each proposed replacement window. ### Representations The Department of Transport Highways Division do not oppose this application. Braddan Parish Commissioners have no objection to this proposal. The Society for the Preservation of the Manx Countryside and Environment object to the installation of PVC windows to a landmark building. ### Assessment Planning Circular 1/98 states that where the principle elevations are readily visible from the public thoroughfare replacement windows should have the same method of opening. It is considered that for this particular property there are three principle elevations which can be viewed from the thoroughfare, the north, west and south elevations. The east elevation is not readily viewed from the thoroughfare. This application seeks permission to replace the windows on the north and east elevations with PVC casement windows which would not replicate the method of opening demonstrated by the existing windows. This is considered to be acceptable for the east elevation as this is not readily viewed from the public thoroughfare. However the replacement of the existing windows in the north elevation with PVC casements that would not replicate the method of opening or glazing patterns of the existing windows and which can be viewed from the public thoroughfare is considered to be contrary to policy 7 of Planning Circular 1/98. PVC casement windows would be incongruous to a traditional building such as this which stands alone in a rural area. For this reason it is recommended that this application be refused without prejudice to PA07/01374/B. ## Assistant Conservation Officer'S Supplementary Report Having considered the nature of this application in context with Planning Circular 1/98, this property is neither registered nor in a Conservation Area. However, the property, which is pre 1921, is of some particular note. Therefore, given the nature and location of the property, the preference would be to retain the original timber sliding sash windows where possible on the north, west and southerly elevations which are visible from the public domain. Where this is not possible due to extensive decay, any replacements must match those they are to replace in terms of their design, materials and opening method. Given the reasons outlined above, the proposal to fit uPVC windows to the rear (eastern) elevation would seem acceptable as it does not visually impact upon the surrounding area. It is my recommendation therefore to retain timber sliding sashes to the principal elevations as viewed from the road and oppose the fitting of uPVC units to these elevations. ### Recommendation It is recommended that this application be refused. ### 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: - The Department of Transport Highways Division - Braddan Parish Commissioners Accordingly the following parties are not granted Interested Party Status: - The Society for the Preservation of the Manx Countryside and Environment ### Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 18.09.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal - **C : Conditions for approval** - **N : Notes attached to conditions** - **R : Reasons for refusal** - **O : Notes attached to refusals** #### R 1. The proposed PVC casement windows on the north elevation fail to replicate the method of opening or the glazing pattern of the original windows which can be readily viewed from the public thoroughfare and so are contrary to Policy 7 of Planning Circular 1/98. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Refused Date : 24/8/07 Signed : M. I. McCauley Director of Planning and Building Control --- *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/83491-west-baldwin-injebreck-house-replacement-dwelling/documents/1504975*