**Document:** Planning Statement **Application:** 15/00060/CON — Registered Building Consent for the installation of replacement first and second floor windows (RB no 223 in association with 15/00059GB) **Decision:** Permitted **Decision Date:** 2015-03-03 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/19339-braddan-burtons-building-20-victoria-street-registered-consent/documents/1576340 --- # Planning Statement ## Introduction [Table omitted in markdown export] The application site is 18a to 20 Victoria Street, Douglas, a three-storey building situated on the corner of Victoria Street and Duke Street. This is a full planning application and registered building application to propose the installation of replacement windows to the first and second floors. ## Site The application site is located on a prominent corner site, within an area zoned as retail in the Douglas Local Plan 1998. The building is of a distinctive 1930s art-deco design with decorative white faience finish to the external walls and mild steel windows, particularly associated with companies such as Burtons. The building currently houses an estate agents on the ground floor and an educational establishment on the second and third floors. ## Relevant Planning Policy The relevant policies in the Strategic Plan 2007 are; - Environmental Policy 32 "...the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architecture or historic interest which it possesses... Applicants...must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary...to enable the Department to assess the likely impact..." Planning Circular 1/98 'The Alteration and Replacement of Windows' "If the original windows are still in place they should preferably be repaired. If the repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design..." ## Justification + Proposal The existing windows are a single glazed mild steel window, in a combination of fixed lights and top hung opening casements. They consist of a simple cross section with a clip-on thin metal bead. The corners have curved cover plates. On close examination the windows are in a poor condition due to being exposed to severe weather for in excess of 80 years coupled with poor maintenance. The steel has corroded on the majority of the windows, with the depth of corrosion on a number of windows being too excessive to repair. Opening lights are occasionally siliconed shut or, more generally, do not close fully due to frames twisting. Beading, stays and cover clips are missing in places. A number of hinges are either corroded or broken. Some glazing is cracked and decoration is flaking. Previous repairs to the frames have been undertaken, but are of poor quality, utilising, it would appear, aluminium. Water egress is apparent in a number of locations. Works are necessary to the windows to ensure the integrity of the fabric of the building and therefore continued use of the building. Although the preference would be to repair the existing window frames, it would be very difficult, in this instance, to undertake an effective repair. The existing frames are built against the fabric of the building and partially boxed in internally. Access is therefore restricted. It is not practical to repair the frames insitu, as a repair could not be effected to the rear section of frame. Due to the condition of the frame, if the frame were removed, for a more effective repair, then a significant number of frames would be lost or damaged in their removal. As a result, it is proposed to undertake a sympathetic window replacement to the existing windows on the first and second floors. The fenestration pattern will be replicated, with fixed lights and top hung opening casements in the same locations and opening in the same manner. A heritage replica for commercial frames, the W20 window section, will be utilised. A slim 16mm double glazed, polyester powder coated, galvanised mild steel window, it will have slender transoms and mullions. All glazing will be in the same plane. The W20 will be an ideal replacement for this aesthetically sensitive building as it will offer a near exact eight-line match for the existing windows. Works to the windows are necessary and this proposal adopts a solution that will maintain the character of the building facade, by utilising the same window pattern and opening casements, the same materials and the same section of window frame. 20 JAN 2015 PLANNING ISSUE Planning Statement We note under these 2000 drawings: All windows are covered by the price to continuously supply. Any development that constitutes a final action given to the building and that gives objectives or required for the purpose without limitation by the project will have no effect. [Table omitted in markdown export] --- *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/19339-braddan-burtons-building-20-victoria-street-registered-consent/documents/1576340*