**Document:** Officer Report **Application:** 17/01283/B — Installation of replacement bay windows to front elevation **Decision:** Permitted **Decision Date:** 2018-02-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/11094-braddan-british-hotel-north-quay-windows-replacement/documents/979511 --- # Officer Report **Application No.:** 17/01283/B **Applicant:** Heron & Brearley Ltd **Proposal:** Installation of replacement bay windows to front elevation **Site Address:** British Hotel North Quay Douglas Isle Of Man IM1 4LB Case Officer : Mr Owen Gore **Photo Taken:** 31.01.2018 **Site Visit:** 31.01.2018 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 15.02.2018 _________________________________________________________________ ## 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. - C 2. The windows, hereby approved, relate to Drawings 1726-BH-200-A and 1726-BH-201 date-stamped as having been received 11 December 2017. Reason: In the avoidance of doubt and in accordance with General Policy 2 and Environmental Policy 35 of The Isle of Man Strategic Plan 2016 and Planning Circular 1/98. Plans/Drawings/Information; This planning permission relates to the following plans: - - Drawing 1726-BH-100 - Location Plan - Drawing 1726-BH-101 - Existing Front Elevation - Drawing 1726-BH-200-A - Proposed Front Elevation - Drawing 1726-BH-201 - Windows Date-stamped as having been received 11 December 2017 _______________________________________________________________ ### Interested Person Status – Additional Persons None Officer’s Report THE SITE 1.1 The application site is The British Hotel, North Quay, Douglas which is a Public House located to the northern side of the highway. The building is an attractive, arts and crafts era, Tudor revival building with original detailing on the front and side elevations. The building has a timber balcony on the front elevation which is central to the building and wooden bay windows either side on the first and second floor. THE PROPOSAL - 2.1 The application seeks approval for the installation of replacement windows to the front elevation. The proposed windows would be constructed in the same materials as the existing i.e. timber, would have the same opening method, and would have the same detailing design as the existing. 2.2 Some alterations to the windows have been included, as specified on the submitted plans. At first floor level, the single glazed panels will be separated by glazing bars with lead added on to the inside and out. At second floor windows will be thin cavity double glazing (toughened glass) with the glazing bars added to the inside and outside. PLANNING POLICY - 3.1 The application site is in an area identified as 'Predominantly Shopping' and also within the Douglas North Quay Conservation Area. 3.2 The Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application. 3.3 The relevant extracts from General Policy 2 state: '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; - (d) does not affect adversely public views of the sea; - (e) does not affect adversely the amenity of local residents or the character of the locality'. 3.4 Environment Policy 35 states: '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'. - 3.5 Planning Circular 1/98 ("The Alteration and Replacement of Windows") sets down the policies in respect of the alteration or replacement of windows. (Part 6, Category b) Buildings in Conservation Areas reads: 'If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be 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. 'Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the original method of opening, whatever the material used in the construction'. ## PLANNING HISTORY 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. - REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 22 December 2017. 5.2 Douglas Borough Council have commented on this application and stated that they do not object in the letter dated 22 December 2017. ASSESSMENT - 6.1 The key considerations in the assessment of the application are the impacts upon the character and appearance of the property and the Conservation Area in general. 6.2 Given that the proposed windows would be very similar to the existing, it is considered that the proposals would preserve the character and appearance of the property and the Conservation Area in general. CONCLUSION - 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with General Policy 2 and Environment Policy 35 of the Strategic Plan, as well as Planning Circular 1/98. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: - (a) The applicant, or if there is one, the applicant's agent; - (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material - (d) Highway Services Division of Department of Infrastructure and - (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status. I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation. Decision Made : Permitted Date: 19.02.2018 Determining officer Signed : S CORLETT Sarah Corlett Senior Planning Officer ## 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/11094-braddan-british-hotel-north-quay-windows-replacement/documents/979511*