**Document:** Planning Officer Report **Application:** 12/00746/B — Installation of two replacement bay windows to front elevation **Decision:** Permitted **Decision Date:** 2012-06-25 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/2878-braddan-24-summerhill-road-windows-replacement/documents/1541095 --- # Planning Officer Report ### Officer's Report [Table omitted in markdown export] #### The Application Site 1. The application site comprises the residential curtilage of a terraced dwelling located on Summerhill Road, Onchan. #### The Proposal 2. The proposal comprises the installation of two replacement bay windows in the front elevation of the dwelling. #### Planning History 3. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application: 4. Planning application 11/01689/B sought planning approval for the installation of replacement windows and doors. The proposal comprised the installation of uPVC windows and doors in the rear elevation and the replacement of the bay windows on the front elevation with timber double glazed units. This previous planning application was approved on the 12th January 2012. 5. There is a concurrent planning application (12/00645/B) for the installation of a replacement front door. This planning application is yet to be determined. #### Planning Policy 6. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." 7. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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." 8. In respect of other buildings erected before 1921 in urban settings that are not registered, are not within a Conservation Area and have not retained their original character Planning Circular 1/98 states: 'Replacement windows should preferably be the same as or similar to the glazing originals in the pattern of the glazing bars. However, provided that the glazing pattern is retained, a more relaxed approach will be taken to the replacement of windows in such properties'. ### Representations 9. Onchan District Commissioners recommend that the planning application be approved. ### Assessment 10. In terms of assessment the two main considerations are that a) whilst they are likely to have been in situ for considerable time the bay windows are unlikely to be the original windows; and b) the existence of extant planning approval for their replacement in wood under planning application 11/01689/B. Taking that into account it has to be concluded that the replacement of the windows in uPVC accords with the provisions of Planning Circular 1/98. ### Recommendation 11. It is recommended that the planning application be approved. ### Party Status 12. It is considered that the following parties that made representations to the planning application should be afforded interested party status: Onchan District Commissioners. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 22.06.2012 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 location plan, elevation drawing and window detail drawing date stamped the 18th May 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 22.6.12 Determining officer (delete as appropriate) Signed : _________________________ Anthony Holmes Senior Planning Officer Signed : _________________________ Michael Gallagher Director of Planning and Building Control Signed : _________________________ Sarah Corlett Senior Planning Officer Signed : _________________________ Jennifer Chance Development Control Manager --- *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/2878-braddan-24-summerhill-road-windows-replacement/documents/1541095*