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THE ALTERATION AND REPLACEMENT OF WINDOWS

The Department of Infrastructure
Planning And Building Control Division
Murray House
Mount Havelock
Douglas
Isle of Man
IM1 2SF

July 1998

THE ALTERATION AND REPLACEMENT OF WINDOWS

INTRODUCTION

1. This Planning Circular sets down the Department's policies in respect of the alteration or replacement of windows. These policies vary according to the age, merit and location of the building. For ease of use, the Circular divides buildings into several categories, and sets out the policies and reasoning for each category.

NEED FOR PLANNING APPROVAL

2. This Circular should be read in conjunction with the recent Permitted Development Order (S.D. 664/97).

The effect of the Order is that, with certain exceptions, the installation of a window in an existing aperture in a building erected after 1920 does not require planning approval. The exceptions are -

1. Where the building is a registered building or in a conservation area, or in an area in respect of which the Planning Committee has passed a resolution to the effect that planning approval is required for such work; or
2. Where the work would be in breach of a condition imposed on the grant of planning approval.

GENERAL REASONING

3. The appearance of any building is strongly influenced by the detailing of its windows. The character and integrity of a building are usually best preserved by the retention and repair of the original windows, or, if this is not possible, the installation of replacements which respond suitably to the original design. In this context, "original" means those windows which were installed in the building at the time of its construction. If you are in doubt as to whether the existing windows are the originals, the staff in the Office of Planning may be able to give advice.

BUILDING CATEGORIES

4. For the purposes of this Circular, buildings have been divided into the following categories:-

1. Registered Buildings
2. Buildings in Conservation Areas
3. Buildings erected before 1921 and not falling within a) or b) which have largely retained their original character
4. Other buildings erected before 1921
5. Buildings constructed after 1920 which do not fall into category a) or b) and which are not subject to previous planning conditions restricting the installation of replacement windows.

Subsequent paragraphs of this Circular deal with each category in turn.

Category a) REGISTERED BUILDINGS

5. Policy

If the original windows are still in place they should preferably be repaired. If repair is impracticable, replacement windows MUST BE THE SAME as the originals in all respects, including the method of opening, materials and detailed design. This policy will be strictly applied other than where the particular circumstances are so exceptional as to justify a relaxation.

Reasons for Policy: Registered Buildings are those buildings which are judged to be of special architectural or historic interest and which are already entered into the Protected Buildings register. Because of their special status, these buildings merit particular care and any work carried out by way of repair or alteration requires Registered Building Consent.

Planning Approval and Registered Building Consent ARE ALWAYS required.

Category b) BUILDINGS IN CONSERVATION AREAS

6. Policy

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 originals, but not necessarily the original method of opening, whatever the material used in the construction.

Reasons for Policy: The Department has a duty to determine which parts of the Island are areas of special architectural or historic interest, the character of which it is desirable to preserve or enhance, and shall by order designate such areas as Conservation Areas. Planning Approval is required for all external works to properties in Conservation Areas to ensure that any proposals are in keeping with not only the individual building, but the special character and quality of the area as a whole.

Planning Approval IS REQUIRED for alteration or replacement of window in the category of buildings.

Category c) BUILDINGS ERECTED BEFORE 1921 AND NOT FALLING WITHIN CATEGORIES a) OR b) WHICH HAVE LARGELY RETAINED THEIR ORIGINAL CHARACTER

7. For ease of use, this category has been divided into two, based on the location of the building:

i) Buildings in an Urban Setting