Appeal 6001404

The appeal is allowed and planning permission is granted to replace 4 of the current single-glazed wooden-framed sash windows (2 at front of property and 2 at rear) with double-glazed wooden-framed sash windows of a similar design at [site address] , Lambeth, London [postcode] in accordance with the terms of the application, Ref 25/02022/FUL, and subject to the following conditions:

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: site location plan at scale 1:1250; and drawing no’s 01 rev. A; 02 rev. A; and 96_05_001.

The Council’s documentation refers to the possibility of trickle vents being installed within the proposed new windows. No details were provided of any trickle vents within the proposed windows, and there is no evidence that the appellant seeks to install them, consequently I have determined the appeal on this basis.

The main issue is the effect of the proposed new windows on the character and appearance of the [address] Estate Conservation Area (the CA).

The host property is a ground floor flat within a two-storey property, part of a long row of similar terraced properties setback from the pavement edge behind a front forecourt. The windows in question on its front side, are 2 no. identical vertical sliding sash windows. To the rear the subject windows are 2 no. vertical sliding sash windows, one larger than the other. All 4 no. windows are single glazed within timber frames, and I saw on my site inspection that they were in a poor state of repair, with visible signs of rot. I also saw that whilst some nearby properties had the same ground floor window design as the host property, there was also a degree of variety of window styles on other properties in this immediate area.

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 mainly residential properties, arranged in a grid formation along its many roads comprising mostly long terraces, with repeating architectural styles. The cohesive design, form and appearance of these properties 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 on terraced properties which have common window details should match the original details. The LBG adds that such replacement windows should fit into the existing openings, have the same depth of reveal and material, along with replicating the same method of opening and frame dimensions. It also says applied glazing bars (stuck on glazing bars) represent poor design, which can fall off, with integrated glazing bars said to be preferred.

The replacement timber slimline double-glazed windows would fit neatly into the existing openings, replicating the existing method of opening and glazing bar design. The submitted cross sectional drawings show the new windows would be set within generous reveals, like those of the existing windows, and that the meeting bar details, are integral to the timber frame. Furthermore, the proposed elevations also show the extent of how visible the box frame of the new windows would be, which is shown to be very similar to the existing windows. In terms of these aspects, the proposed new windows would ensure a consistent appearance with the existing windows on the host property, including those on the upper floors, and preserve the character and appearance of the CA.

The Council’s concern regarding the applied glazing bars to the upper sections of the 2 no. front windows is understood. However, given the host property’s setback from the pavement, and the limited number of glazing bars on these windows, I am not persuaded that this change would be readily noticeable. Moreover, the proposed new windows would be an improvement in terms of the current condition and appearance of the existing front windows. Nor is there any substantive evidence to show applied glazing bars are more likely to become detached than integral bars. In view of this, the proposed new windows would be sympathetic to the host property and not harmful to the CA.

I was satisfied that the submission, including the plans and photographs, along with my own site observations were adequate in order for me to reach the above findings.

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 parts of policies Q5, Q11 and Q22 of the Lambeth Local Plan 2020-2035, adopted September 2021 that amongst other things require the design of alterations 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. Whilst there would, to a very minor extent, be some conflict with the LDG in terms of the applied glazing bars, the proposals would comply with the majority of its requirements in regard to replacement windows, and its main objective of ensuring new windows in the conservation area are well-designed and replicate original openings, to 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. Given that the depth of reveal is shown on the approved plans it was not necessary to condition this aspect.

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.