**Document:** DEC Officer Report **Application:** 21/00584/B — Installation of replacement windows to front elevation **Decision:** Permitted **Decision Date:** 2021-09-27 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/7586-lezayre-3-hespera-terrace-windows-replacement/documents/933572 --- # DEC Officer Report **Application No.:** 21/00584/B **Applicant:** Mr Steven Bannister **Proposal:** Installation of replacement windows to front elevation **Site Address:** 3 Hespera Terrace Lezayre Road Ramsey Isle Of Man IM8 2LX **Planning Officer:** Mrs Vanessa Porter **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 27.09.2021 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - C 2. The glazing of the proposed replacement arched windows to the first floor shall match the curvature of the existing windows in terms of detailed execution to match the shape of the arch in the masonry. Reason: to ensure that the new windows are appropriate in appearance for the streetscene ### This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016. Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 14th May 2021: - o Site Plan - o Location Plan - o Quote showing the windows to be replaced. _______________________________________________________________ ### Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE 1.1 The application site is the residential curtilage of 3 Hespera Terrace, Lezayre Road, Ramsey which is a traditional mid terraced two storey property situated within a terrace of five properties to the South East of Lazayre Road just South West of the Fairfield Avenue, Lezayre Road, Bircham Avenue crossroads. - 1.2 The property currently has timber sliding sash windows situated to the front elevation. THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing timber sliding sash windows with uPVC casements. - 2.2 The applicant states the following regarding the existing windows, "The rooms at the front of the house currently lose substantial amounts of heat and are subject to traffic noise. The proposed double glazed windows would help with these issues, helping to insulate the rooms and reduce heating costs." - 2.3 Whilst the quote given shows a replacement door this is the internal front porch door. The existing front door and surround is not proposed to be replaced within this application. ## PLANNING HISTORY 3.1 There are no previous applications identified within the site. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan 1998, Map 2. The property is not within a Flood Risk Zone nor a Conservation Area. 4.2 Of relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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: - 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; g) does not affect adversely the amenity of local residents or the character of the locality; 4.5 Also of relevance is Planning Circular 1/98: The Alteration and Replacement of Windows Sets which states; "7 i) Buildings in urban setting In the individual building, or group of buildings, whose principal elevations are readily visible from a public thoroughfare, if the original windows are in place, it may be possible to repair and renovate them. This can take place without permission, and will be encouraged by the Department. If repair is impracticable, or existing windows are not the originals, the preference will be for replacement windows in the said principle elevations to have the same method of opening as the originals. Whatever the materials 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 are not part of the principle elevations and which are not readily visible from a 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 material used in their construction." REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (07.06.21). 5.2 Ramsey Commissioners have considered the application and state no objection. (23.06.21) ASSESSMENT 6.1 The fundamental issue to consider in the assessment of this planning application is whether the proposed change in the windows will alter the character and appearance of the overall streescene whilst paying attention to General Policy 2 of the Isle of Man Strategic Plan 2016 and Planning Circular 1/98. 6.2 Firstly the windows policy within Planning Circular 1/98 does not state that there is a preference in the material used and as such uPVC windows are recognised as an acceptable alternative to timber. Whilst the windows are changing to casement windows the opening is a like for like change. 6.3 When looking at the overall streetscene with the four dwellings as one, the upper floor arched windows and the arched doorway are an important characteristic, with two of the windows having already installed casement arched windows, as such this is a characteristic which needs to be kept. - 6.4 The application itself has a bit of ambiguity in the information given when looking at the first floor arched windows. Whilst the quote is stating that an arched top is to be installed the drawings within the quote are showing a straight window, as such a condition should be attached to state that the windows in the first floor must be installed with an arch. ## CONCLUSION 7.1 Overall it is concluded with a condition to keep the characteristic arched windows that the planning application accords with the provisions as set out in General Policy 2 and Planning Circular 1/98 and as such the planning application is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: - (a) the applicant (including an agent acting on their behalf); - (b) any Government Department that has made written representations that the Department considers material; - (c) the Highways Division of the Department of Infrastructure; - (d) Manx National Heritage where it has made written representations that the Department considers material; - (e) Manx Utilities where it has made written representations that the Department considers material; - (f) the local authority in whose district the land the subject of the application is situated; and - (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine: - o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and - o whether there are other persons to those listed above who should be given Interested Person Status I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status Decision Made : Permitted Date : 27.09.2021 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records. --- *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/7586-lezayre-3-hespera-terrace-windows-replacement/documents/933572*