8 Elizabeth Place, St. Helier, Upper Ground Floor Flat

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A decision made (13.04.06) to maintain refusal of planning permission for the Upper Ground Floor Flat, 8 Elizabeth Place, St. Helier.

Subject:	The Upper Ground Floor Flat, 8 Elizabeth Place, St. Helier Replace sliding sash single glazed timber windows with sliding sash double glazed uPVC.
Decision Reference:	MD-PE-2007-0100	Exempt clause(s):		n/a
Type of Report (oral or written):	WRITTEN & ORAL	Person Giving Report (if oral):		M.JONES
Telephone or e-mail Meeting?	n/a	Report File ref:		RW/2006/0248
Written Report Title:	REQUEST FOR RECONSIDERTION of refusal of planning permission.	Written report – Author:		M. JONES
Decision(s) - Maintain Refusal
Reason(s) for decision: The proposed replacement windows would by virtue of their materials and details detract from the intrinsic architectural quality and historic value of this building, which is included on the Minister for Planning and Environment’s ‘Register of Buildings and Sites of Architectural, Archaeological and Historical Importance in Jersey’ as a Building of Local Interest, contrary to policy HWD2, 1999 and Policy G13 of the Jersey Island Plan, 2002.
Action required: Inform Agent
Signature: (Minister)			Date of Decision: 13th April 2006

8 Elizabeth Place, St. Helier, Upper Ground Floor Flat - maintain refusal

Application Number: RW/2006/0248

Request for Reconsideration Report

Site Address	The Upper Ground Floor Flat, 8 Elizabeth Place, St. Helier

Requested by	Mr Davy-Applicant	Agent	Norman Limited

Description	Replace sliding sash single glazed timber windows with sliding sash double glazed uPVC. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Replacement Windows

Original Decision	REFUSED

Conditions
Reasons	1. The proposed replacement windows would by virtue of their materials and details detract from the intrinsic architectural quality and historic value of this building, which is included on the Minister for Planning and Environment’s ‘Register of Buildings and Sites of Architectural, Archaeological and Historical Importance in Jersey’ as a Building of Local Interest, contrary to policy HWD2, 1999 and Policy G13 of the Jersey Island Plan, 2002.

Determined by	Delegated Refused

Date	16/02/2006

Zones	Built-Up Area Town Proposals Map Green Backdrop Zone Island Route Network : Primary Building Of Local Interest

Policies	HWD2 - Replacement Windows

Recommendation

Maintain Refusal

Comments on Case	No. 8 Elizabeth Place is located in a prominent road side location directly opposite Parade Gardens in St. Helier. The building is included on the Minister for Planning and Environment’s ‘Register of Buildings and Sites of Architectural, Archaeological and Historical Importance in Jersey’ as a Building of Local Interest. Policy HWD2 states that on primary elevations or those that are visible from public thoroughfares, all historic windows and external doors will be repaired wherever possible, using materials and details to match the existing. Where repair is impractical, the Policy states that replacements should carefully replicate the existing historic windows or doors in terms of materials, proportions, dimensions and decorative details. The proposal is to replace the original sliding sash single glazed timber frames with sliding sash double glazed uPVC frames, which is contrary to policy HWD2 & Policy G13, in terms of material, proportion and detail. 3rd February 2006 : - The letter in support of the application states that the reasons for replacing the original timber windows with uPVC are; the present timber window are beyond repair; the apartments below and above have already changed theirs to upvc; the design will not change; Rouge Bouillon is a very busy noisy road and the applicant feels sure double glazing will cut the noise down. 23rd February 2006 :- Request for Reconsideration Letter:- In reference to the applicant’s comments regarding the window replacements for the apartment below, the Department confirms that in accordance with Officer advice given in 1990, that these works are authorised. The replacement of the basement windows to the principal elevation pre-dated Policy HDW2 of 1999. (Please refer to attached letter dated 11 July 1990). No records can be found regarding the applicants comments which relate to the replacement windows for the flat located on the top floor of No. 8 Elizabeth Place. The applicant also believes that the windows at No. 10 Elizabeth Place, which is a Registered Building of Local Interest, have been replaced with pvc-u. However, as with the top floor of No. 8, the Department’s records suggest that these windows have either been replaced without planning permission and are therefore unauthorised or that they pre-date the Island Planning (Jersey) Law 1964 and Replacement Window Policy HWD2, introduced in 1999. Although not mentioned in the applicant’s correspondence, it is worth noting that, adjacent properties, No. 7 & No. 9, Elizabeth Place, are also Registered as Buildings of Local Interest. Both properties, have in recent years, been refused permission to replace single glazed timber windows with double glazed pvcu windows to their principal elevations. Replacement of the original timber windows, which appear from the site visit to be in good condition, for uPVC, would change the proportion and details to the extent that it would be considered harmful to this registered building, contrary to Policy HWD2 and Policy G13 of the Jersey Island Plan, 2002.

Letters of Objection Recommendation	None Maintain Refusal

Reasons	As above

Background Papers	1:2500 Site Plan Letters from Mr Davy dated 3rd and 23rd February 2006. Letter from Planning Officer dated 2nd July 1990.

Endorsed

Date