14 May 2010 · Delegated - Senior Planning Officer
Royal Buildings, 171, Royal Avenue, Onchan, Isle Of Man, IM3 1ll
The proposal involved replacing the existing painted timber sliding sash windows, which were in poor condition with extensive decay and previous repairs, at the Royal Buildings, a corner property designed by Armitage Rigby around 1904-1905 and part of an ongoing refurbishment into shops/offices with a duplex apartment.…
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The officer assessed that the existing original painted timber sliding sash windows were beyond reasonable repair due to widespread timber decay, patchy previous repairs, and damaged glazing, supporte…
Policy O/CARB/P/1
Requires special attention to detail for buildings in/proposed Conservation Areas or worthy of Registration consideration, permitting no development detrimental to character/appearance of building or area. Officer assessed replacement windows match originals exactly, preserving character of Armitage Rigby-designed building and enhancing Conservation Area by replacing decayed windows.
Environment Policy 35
Permits only development preserving or enhancing Conservation Area character/appearance, protecting special features. Proposal judged to enhance area as replicas remove poor-condition windows without detracting from historic character.
Planning Circular 1/98, The Alteration and Replacement of Windows
For Conservation Area buildings, if repair impracticable, visible replacement windows must match originals in opening method, glazing bars pattern/section, and frame sections. Repair preferred but accepted as impracticable here; amended details confirmed sliding sash, painted timber, horns, mouldings matching originals.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the replacement of windows, as shown in drawing number 11, date stamped 9th February 2010, plus drawing numbers 30 and 32 and photographs of the sample window, date stamped 12th April 2010.
Window details match
The new windows must be in a pattern identical to the originals, in terms of opening, glazing pattern and framing material (i.e. painted timber, not stained). All details such as framing horns and any mouldings in the existing windows must be faithfully replicated.
recommend that the application be APPROVED for planning purposes only
Friends of Onchan Heritage objected to the application due to insufficient details on replacement windows for a building pending registration, while Onchan District Commissioners recommended approval on both original and amended plans.
Key concern: insufficient detailed drawings and specifications for windows on pending Registered Building
Friends of Onchan Heritage
Objection"the application should not be approved as it stands"; "an exact visual match to the design". Nowhere on the plan or in the planning statement does it say that the windows are to be sliding sash or whether there are to be horns or not"; "This is too much open to personal interpretation"
Conditions requested: further details be sought from the applicant in respect of materials to be used and method of opening; details showing a section through the windows and of the arrangement for glazing bars internal and external; these should then be made available for inspection by all those who have submitted views; application should not be approved 'Subject to' - information should be in place before any decision
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
