Appeal 6001143

The appeal is allowed, and planning permission is granted for A. the like for like replacement of all existing windows from existing single glazed timber framed windows to double-glazed timber framed windows or better. B. the creation of a new round opening into the existing wall rear closet wing for the installation of new round window to match existing adjacent round window. C. the conversion of LGF rear window [W-04] from window to glazed double doors for improved rear garden access. [name] of the existing London Valley roof at [site address] , Lambeth, London, [postcode] in accordance with the terms of the application, Ref 25/02067/FUL, and subject to the conditions in the attached schedule at the end of this decision.

I saw on my site inspection that the replacement windows, new circular opening, and rear double doors had already been installed. However, I was made aware that some of the windows had a thinner profile than shown on the proposed plans. Consequently, as those changes to the windows are not before me on this appeal, I have determined the appeal based on the proposed plans, and not the as-built situation.

The main issue is the effect of the proposed development on the character and appearance of the Poet’s Corner Conservation Area (the CA).

The appeal site contains a semi-detached three storey property (including its basement) with an inverted pitched roof hidden by a parapet wall to its front side, along with a three-storey projecting rear wing. In the immediate area there is considerable variety in the appearance of properties, including in their window designs.

Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (the Act) requires when determining proposals in conservation areas that special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area. At paragraph 210, the Framework sets out matters which should be considered, including sustaining, and enhancing the significance of heritage assets and the desirability of new development making a positive contribution to local character and distinctiveness. Paragraph 212 of the Framework states that, when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation.

The CA comprises mostly residential development that is mainly arranged as terraced or semi-detached properties, having a uniform setback from the pavement edge with longer rear gardens in relation to their front gardens, and they are generally located along straight tree-lined roads, with a variety of architectural styles. These collective aspects positively contribute to the significance of the CA.

The Lambeth Design Guide Part 4, Building Alterations, Extensions, and Retrofit, dated August 2023 (LDG) says replacement windows should fit into the existing openings, and have the same depth of reveal and material. The LDG also adds that they should replicate the same method of opening, frame dimensions, and have integrated glazing bars.

The Council has not identified any unacceptable harm arising from the proposed valley gutter alterations, due to it being mainly hidden from public view. Nor has the Council found harm in respect of the new circular window or amendments to the existing lower ground floor opening. Based on my site observations, I also see no reason to disagree in respect of these proposals and find that they would preserve the character and appearance of the CA.

The Council’s concern relates to the design of the replacement windows, notably, it suggests they have applied glazing bars; the inclusion of trickle vents; and the increased dimensions, including on the canted bay windows. It also has concerns about how much of the box frame of the proposed windows would be visible.

The appellant has confirmed that there would be no applied glazing bars, they are all to be integral, and I am satisfied that the drawings show this arrangement. The proposed elevations clearly show how much of the box profile of the windows would be visible, and whilst this differs to that shown on the existing plans, it would not be a significant change or very noticeable from the pavement across the front garden area, particularly considering the raised ground floor level of the appeal property. The proposed windows would also respect the existing method of window opening and glazing bar design, to ensure a consistent appearance to those shown on the existing plans and photographs of the previous windows.

The slightly wider side rails, meeting rails, and side jambs, said to be up to 23 millimetres thicker at most, than those on the existing plans and photographs of the previous windows, would also not be particularly discernible, particularly from views outside of the appeal site. Moreover, providing they were set in similar reveals (which could be a condition), their matching style, materials, and method of opening would ensure they respect the appearance of the host property, and they would not appear unacceptably bulky or heavy, nor would they be harmful to the CA.

I saw on my site inspection that the trickle vents in the newly installed windows were discrete, and not obvious on the front sides of these windows. They were also similar to the examples submitted within the appellants documentation. Such trickle vents would be entirely appropriate as part of the proposed development, to ensure there would be no unacceptable visual harm, and the details of these could be secured through a planning condition.

I therefore conclude that the proposed development would preserve the character and appearance of the CA, consistent with the duty in the Act, and for the same reasons comply with the relevant part of policies Q5, Q8, Q11 and Q22 of the Lambeth Local Plan 2020-2035, adopted September 2021 that amongst other things require the design of alterations to be visually attractive and to respond positively to a building’s original architecture, reinforce local distinctiveness, including the established positive characteristics of the area, and preserve or enhance the character or appearance of the conservation area. The proposed development would also be consistent with the main objective of the LDG by ensuring new windows in the conservation area are well-designed that replicate original openings and positively improve and enhance the Borough.

A standard implementation condition (1) has been imposed, along with a condition (2) listing the approved plans to provide certainty over what has been approved, although it was not necessary to condition plans relating to works to the basement as this is not part of the application. To protect the character and appearance of the CA, a condition (3) is necessary to ensure the details of the new trickle vents are discrete within the new frames, as it was not clear on the approved plans how they would exactly be integrated into the new windows. In addition, it is unclear if the proposed windows would be set in a similar reveal to the existing windows, as such, a condition is also necessary to ensure appropriate reveals to preserve the CA. The Council referred to a lack of information regarding whether the roof alterations would require a new downpipe. No such downpipe is shown on the proposed plans, however, a condition (4) is necessary should a new external downpipe be found to be required, and for its precise details to be agreed prior to its installation.

The proposed development accords with the development plan when taken as a whole and there are no other material considerations, including the provisions of the Framework, which outweigh this finding. For the reasons given above, I conclude that the appeal should be allowed.

The development hereby permitted shall begin not later than 3 years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following approved plans; A000 1 location plan; D4159 rev. 1; A200-Elev-Frontal; A201- Elev-rear; A202-Elev-side; and window and door details marked W-06 and D-05; W-02; W-03; W-04; W-05; W-12; W-13; W-14; W-15; W-21-22; W-23; W-24; W-25; and W- 35.

Notwithstanding the submitted plans, prior to the first installation of the windows and doors hereby approved, precise details of any trickle vents within them shall be submitted to and approved in writing by the local planning authority. Thereafter the development shall be undertaken in accordance with the approved details.

Notwithstanding the submitted plans, the depth of reveal from the outside edge of the brickwork of all the new windows and doors hereby approved, shall be submitted to and approved in writing by the local planning authority prior to the first installation of the approved windows and doors. Thereafter the development shall be undertaken in accordance with the approved details.

Precise details of any new external downpipes and guttering shall be submitted to and approved in writing by the local planning authority prior to installation, and thereafter installed and maintained in accordance with the approved details. End of Schedule of Conditions