**Document:** Officer Planning Report Recommendation **Application:** 08/02146/B — Installation of replacement windows / roof lights and creation of two additional windows **Decision:** Permitted **Decision Date:** 2009-01-28 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86584-braddan-4-windsor-terrace-windows-replacement/documents/1535164 --- # Officer Planning 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 application site represents the curtilage of 4 Windsor Terrace in Douglas which is an existing three storey terraced property and located in an area of Victorian style dwellings. #### The Proposal The application seeks approval for the replacement of two roof lights and two timber framed side hung windows to the third floor front elevation of the property. Also, it seeks approval for two additional timber sliding sash windows to the south elevation of the dwelling. #### Planning Status The application site is located within a Conservation Area and within an area of "Residential Use" on the Douglas Local Plan (South) adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, Environment Policy 35 is considered relevant to this proposal; "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". General Policy 2 is also considered relevant and 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." Planning Circular 1/98 - The Alteration and Replacement of Windows states: "Within Conservation Areas if the original windows are in place, they should be repaired. If this is not practicable windows which are 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". ### Planning History There following planning application should be considered relevant in the assessment and determination of this application: Case – PA 08/00953/B Removal of dormer and creation of a balcony – Permitted ### Representations The Department of Transport Highways Division do not oppose the proposal. Douglas Corporation has no objection to the proposed development. The Isle of Man Victorian Society has objected to this proposal on the view that the proposed roof lights should be of a more traditional nature as the Velux "Heritage" roof light projects above the roofline far more than a traditional roof light. The two additional windows are badly proportioned compared with the rest of the building and its apertures. They also questions whether are they necessary and whether there insertion outweigh in importance the desire to keep the terrace in unison given its architectural importance and the fact that it lies within a Conservation Area. ### Assessment The application site is located within a conservation area and within an area of residential use identified under the Douglas Local Plan, 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. Environment Policy 35, Planning Circular 1/98 and General Policy 2 of Isle of Man Strategic Plan 2007). It is considered that the proposed alterations would be acceptable as it respects the application site and surroundings in terms of the form and design. The proposed design of the replacement rooflights are Conservation style roof lights and would not be visible from the public thoroughfare, as such, this alteration would be appropriate. The replacement windows on the third floor would be in-keeping with the existing building and the surrounding area as the replacement windows would have the same opening method and design as the existing. The two additional windows to the south elevation of the property would have a minimal visual impact of the street scene and would not be observed from many viewpoints along the street. As a result it would not adversely affect the character of the conservation area or the locality. ### Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. ### 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 - Douglas Corporation Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: - The Isle of Man Victorian Society ### Recommendation Recommended Decision: Permitted Date of Recommendation: 21.01.2009 ### 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 submitted drawings 625/001, 625/002 and Photographs x2 received on 19th November, 2008. I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings. Decision Made : Permitted Date : 28/1/09 Signed : [Signature] Acting 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/86584-braddan-4-windsor-terrace-windows-replacement/documents/1535164*