26 September 2007 · Minister for Local Government and the Environment following appeal inspector report
Injebreck House, West Baldwin, Isle Of Man, IM4 5ex
The proposal sought to replace nine windows on the north elevation (six on the main gable, three on rear projection) and three on the east elevation with PVC casement windows at Injebreck House, a substantial early 19th century rendered house in a prominent rural location.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
Officer assessed the proposal against Policy 7(ii) of Planning Circular 1/98 for pre-1921 rural buildings retaining original character with principal elevations visible from public thoroughfare, which…
Policy 7 of Planning Circular 1/98 (The Alteration and Replacement of Windows)
Applies to pre-1921 buildings not in conservation areas or registered, retaining original character, in rural setting with principal elevations visible from public thoroughfare. Requires repair where possible; replacements must have same/similar glazing bars, frame sections and preference for same opening method. Officer/inspector tested north main gable (visible) and found PVC casements non-compliant on opening, glazing and frames; east/rear north not visible, thus compliant without strict opening replication.
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 drawings, details and photographs date-stamped 23 July 2007.
Do not oppose
No objection
Braddan Parish Commissioners and DOT Highways Division raised no objections to application 07/01373/B, while SPMC&E objected due to the use of plastic windows that fail to replicate original character on a landmark property.
Key concern: plastic windows fail to replicate original character on landmark property
Braddan Parish Commissioners
No ObjectionThe Commissioners had no objection to the planning application.
Society for the Preservation of the Manx Countryside & Environment
ObjectionThe other are to be plastic and make little attempt to replicate those remaining of original character. We consider this unacceptable; Don't-spoil-the-ship-for-a-hapoth-of-tar; The Society therefore OBJECTS because this is a landmark property on an important countryside route much frequented by visitors.
Department of Transport, Highways Division
No ObjectionThe Highways Division of the Department of Transport has no views on this application. The application having been considered, the response is: Do not oppose
The original application for replacing 9 windows on the north elevation (including 6 on the main gable) and 3 on the east elevation with PVC casements was refused because the north elevation windows failed to replicate the original method of opening or glazing pattern per Circular 1/98 para 7, being visible from the public thoroughfare. Appellant argued the windows are not original, not on principal elevations, not readily visible, inconsistent in design, and reduce natural light, while planning to replace principal elevations with sympathetic timber windows. Council defended that north elevation is a principal elevation visible from road, PVC windows incongruous in traditional rural building. Inspector found the 6 main gable windows on north elevation readily visible as principal elevation, their replacement harming character contrary to policy; other windows not visible, acceptable. Appeal dismissed for main gable windows, allowed for remainder with conditions.
Precedent Value
Demonstrates strict application of Circular 1/98 para 7 to visible principal elevations of pre-1921 rural character buildings: must match existing sash/glazing even if not proven original; PVC unlikely suitable; split decisions possible for lesser visible elements. Future applicants should prioritise timber replicas for visible faces, document visibility rigorously, pursue repairs first.
Inspector: Neil A C Holt
