PLANNING APPLICATION REPORT

Transcription

1 PLANNING APPLICATION REPORT ITEM: Application Number: Applicant: Description of Application: Type of Application: Site Address: Ward: 12/00720/LBC Dr Peter Hinds Replace existing single glazed sash windows with double glazed slimlite sash windows Listed Building 19 ATHENAEUM STREET PLYMOUTH St Peter & The Waterfront Valid Date of 31/05/2012 Application: 8/13 Week Date: 26/07/2012 Decision Category: Case Officer : Recommendation: Click for Application Documents: Delegated Kate Saunders Refuse /LBC Insert map for committee

2 Site Description 19 Athenaeum Street is a terraced property located close to the Hoe near Plymouth City Centre. The property is an attractive period property and is Grade II listed. The site is situated within a residential area formed by other similar period terraces. Proposal Description Replace existing single glazed sash windows with double glazed slimlite sash windows Pre-Application Enquiry Informal advice given that an application would be required and to gather supporting information Relevant Planning History 05/00583/FUL - Demolish front coal store, alterations and extension to garage including pitched roof and provision of summerhouse Granted conditionally 05/00582/FUL - Change of use from four self-contained flats to one self-contained basement flat and one 5 bedroomed dwellinghouse and alterations and extension to garage to provide pitched roof and summerhouse Granted conditionally 96/00187/LBC Reinstatement of porch Granted conditionally 87/00943/LBC Change of use and conversion of dwelling into four self-contained flats Granted 87/00530/FUL - Change of use and conversion of dwelling into four self-contained flats Granted conditionally Consultation Responses No external consultations requested or received Representations No letters of representation received Analysis This application turns on Policy CS03 and CS34 of the Local Development Framework Core Strategy ( ) Appropriate consideration has also been given to the National Planning Policy Framework The main planning consideration is the effect on the character and visual appearance of the listed building.

3 19 Athenaeum Street is a very attractive and important Grade II listed terraced house, attributed to John Foulston and built c1829. The house is two-storeys plus an attic and basement. To the front elevation, the windows on the ground, first and attic floors are not original, dating from the 20th century. Although the windows are not original, they have been replaced in a simple manner that is traditional and inkeeping with the character of the property, and they have retained some attractive decorative details. The proposal is to replace the existing sash windows with new double-glazed timber 'Slimlite' units. It is noted that the Slimlite units are very well made and the proportions are quite good in comparison to other systems. However despite the quality of the slimlite units very robust justification is required for the removal of historic fabric from a listed building, especially when that fabric appears to be in reasonable condition, and consent is not granted lightly when alternative options are available. The justification given in this instance is to create a more energy-efficient building and to provide better sound insulation. English Heritage have undertaken extensive research into the thermal performance of traditional sash windows (see and ( and the conclusion is that there is a great deal that can be done to improve their performance without replacing them, but it needs to be done in a holistic way. They also offer a great deal of advice about draught-proofing (see and installing secondary glazing (see The justification offered therefore appears to be weak as a range of other options are available which would be less intrusive and maintain the existing fabric of the listed building. A recent appeal to install Slimlite units in a Grade II property in Swanage, Dorset (Appeal Ref: APP/B1225/E/11/ ) was dismissed, and it is considered that much of the reasoning cited by the Planning Inspector in his decision is applicable in this case. The inspector notes that: 8. 'As far as traditionally configured modern double glazed units go, these 'Slimlite' fixtures offer amongst the closest approximations to traditionally fabricated historic window types available. Their principal distinguishing advantage being the employment of the functional glazing bars, a considerable improvement on those with sandwiched dividers within the unit and with profiled strips applied to their inner and outer faces. However, despite this achievement, it is the apparency of the double glazed units, with their visible parting bead and the double register of the two panes of glass in each one that identify them as modern fixtures, critically undermining the integrity, character, and so special architectural interest and significance of the listed building (the heritage asset).

4 9....'[this is] contrary to the expectations of paragraph 132 of the Framework [NPPF], which asserts that great weight should be given to the heritage asset's conservation.' 10. 'The justification for the choice of windows is to achieve a significant increase in the thermal performance, an objective in accordance with national policy to achieve greater degrees of energy efficiency to address climate change, and an objective also recognised in paragraph 93 of The Framework [NPPF]; in this context, as a public benefit, the proposals should be afforded significant weight. However, The Framework also makes clear in paragraph 133 that consent should only be granted where these public benefits would outweigh the harm to the significance of the asset. In this case, although there would be a modest increase in thermal performance of the dwelling overall, this would be significantly outweighed by the substantial harm to the special architectural interest and significance of the listed building. Such a conclusion is given added conviction through the absence of any evidence that alternative approaches to increasing thermal performance have been considered and assessed against the benefits of the appeal proposals.' In the document discussing the installation of these windows in Edinburgh submitted by the applicant entitled 'Double Glazing in Listed Buildings - Project Report', the Conclusion (section 4) notes that: ' This report recommends that such slim-profile double glazing systems should be permitted in listed buildings, both in Edinburgh and further afield, where there would not be a significant loss of historic material'. In this case it is considered that apart from the visual impact and effect on the character of the building, there would also be a significant and unacceptable loss of historic fabric, which cannot be justified. The applicant should consider utilising the English Heritage guidance cited above to make other improvements to their windows. Secondary glazing would be the most suitable option in this instance to address the thermal performance and noise issues, although the installation of secondary glazing will also require Listed Building Consent. Human Rights Act - The development has been assessed against the provisions of the Human Rights Act, and in particular Article 1 of the First Protocol and Article 8 of the Act itself. This Act gives further effect to the rights included in the European Convention on Human Rights. In arriving at this recommendation, due regard has been given to the applicant s reasonable development rights and expectations which have been balanced and weighed against the wider community interests, as expressed through third party interests / the Development Plan and Central Government Guidance. Section 106 Obligations None Equalities & Diversities issues No further issues to be considered

5 Conclusions It is considered that the proposed slimlite double glazed windows would be detrimental to the character and appearance of the listed building and result in an unacceptable loss of historic fabric. The application is therefore recommended for refusal. Recommendation In respect of the application dated 31/05/2012 and the submitted drawings Location plan, Existing front elevation windows, Existing and proposed window section, Kevin McCloud article "Period Drama" dated May 2009, Changeworks Double Glazing in Listed Buildings Project Report, Slimlite details (from website), and accompanying Design and Access Statement,it is recommended to: Refuse Reasons for Refusal IMPACT ON THE CHARACTER AND FABRIC OF THE LISTED BUILDING (1) The Local Planning Authority considers that the insertion of "Slimlite" double glazed windows, by virtue of their form and design, will result in a loss of historic fabric which would be detrimental to the character and appearance of the listed building. The existing sash windows, although not original, are simple and in keeping with the form of the original house and maintain some nice decorative details. The "Slimlite" units, with their visible parting bead and the double register of the two panes of glass in each one that identify them as modern fixtures, will critically undermine the integrity, character, and historic fabric of the listed building. This is contrary to policy CS03 of the Plymouth Local Development Framework Core Strategy ( ) 2007 and to the National Planning Policy Framework INFORMATIVE - ALTERNATIVE OPTIONS (1) The applicant should consider researching the following English Heritage advice which may provide suitable alternatives to the "Slimlite" windows: Thermal performance of traditional sash windows (see and ( Draught-proofing (see Installing secondary glazing (see Relevant Policies The following (a) policies of the Plymouth Local Development Framework Core Strategy ( ) 2007 and supporting Development Plan Documents and Supplementary Planning Documents (the status of these documents is set out within the City of Plymouth Local Development Scheme) and the Regional Spatial Strategy (until this is statutorily removed from the legislation) and (b) relevant Government

6 Policy Statements and Government Circulars, were taken into account in determining this application: CS34 - Planning Application Consideration CS03 - Historic Environment NPPF - National Planning Policy Framework March 2012