**Document:** Officer Planning Report **Application:** 08/02163/GB — Installation of replacement windows and front door (In association with 08/02164/CON) **Decision:** Permitted **Decision Date:** 2009-03-24 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86597-braddan-lodge-windows-replacement/documents/1535274 --- # Officer Planning Report ## 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] ### Officer's Report #### The Site The site represents the curtilage of The Lodge, Braddan Road in Braddan, which is a Registered Building (No. 229) and within the grounds of Braddan Primary School. #### Planning Status The application site is located within the boundary of "Braddan Primary School" identified on the Braddan Central Local Plan, which was adopted by Tynwald in 1991. Within the adopted Isle of Man Strategic Plan, the following policies are considered relevant – 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; - (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." Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted". Planning Circular 1/98 – Registered Buildings "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 aspects, 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". ### Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: Case – PA 98/02015/B Erection of replacement agricultural building – Permitted Case – PA 02/00538/B Removal of chimney stacks – Refused Case – PA 02/02114/B Construction of replacement chimney stacks – Permitted Case – PA 08/02164/CON Registered Building consent for installation of replacement windows and front door (In association with 08/02163/GB) Registered Building Nos. 229 – Pending ### The Proposal This application seeks approval for the replacement of all wooden windows and front door to this Registered Building to double glazing units which are similar in design and opening method, with the front door to be a replica and would be constructed from American Oak. ### Representations Braddan Parish Commissioners and The Department of Transport Highways Division have not commented on the proposed application. ## Assessment The proposed alterations to this Registered Building would be in accordance with Environment Policy 32, Planning Circular 1/98 and General Policy 2. After consultation with the Conservation Officer, 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 would be in-keeping with the character of the existing building and would replicate what windows which would be replaced. ## Conservation Officer'S Supplementary Report: As the property is a Registered Building (RB 229) the content of this application has been considered with particular regard to POLICY RB/5 ALTERATIONS AND EXTENSIONS as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man and Planning Circular 1/98 - Alteration and Replacement of Windows, Category a) REGISTERED BUILDINGS. That proposed is the replacement of the existing windows with windows to match in terms of opening format, frame and glazing bar profile etc. A site visit indicated that the windows are in a poor state of repair. This application was the result of that site visit and consultation between the applicant the Department. Of interest, is the existing ironmongery, specifically to the entrance doors. The applicant draws attention to this in the application stating that it will be re-used wherever possible. This is an important aspect of the Registered Building detailing and every effort should be taken to retain and re-use, matching in new where necessary. Given the condition of the windows and the level of detail of the proposals, this application is considered to respect the character of the Registered Building and is therefore acceptable. Recommend approval. ## 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 - Braddan Parish Commissioners ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 14.01.2009 ## 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 01-07-04-007 01, 01-07-04-007 02, 01-07-04-007 03, 01-07-04-007 04 and Photographs x 8 all received on 18th November, 2008. C 3. The applicant is to confer with the Department’s Conservation Officer regarding the retention of the existing ironmongery. If new ironmongery is to be used, it must match in with the existing in terms of material, detail and finish. Samples of the new ironmongery are to be provided for the approval of the Planning Authority. *Prior to the removal of the existing windows & doors, samples of any new ironmongery to be used, which must match in with the existing in terms of material, detail & finish, must be submitted to & approved by the PA.* 23.3.09 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 : 19.13.09 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/86597-braddan-lodge-windows-replacement/documents/1535274*