6 Almorah Crescent, Lower King's Cliff, St. Helier

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A decision made (03/08/2007) regarding: Request for Reconsideration of refusal of Planning Permission - 6 Almorah Crescent, Lower King's Cliff, St. Helier.

Decision Reference: MD-PE-2007-0250		Application Number: RW/2007/0410 (If applicable)
Decision Summary Title :	Request for Reconsideration of refusal of Planning Permission	Date of Decision Summary:		25/09/07
Decision Summary Author:	Jonathan Gladwin	Decision Summary: Public or Exempt? (State clauses from Code of Practice booklet)		Public
Type of Report: Oral or Written?	Written and Oral	Person Giving Oral Report:		Jonathan Gladwin
Written Report Title :	Request for Reconsideration of refusal of Planning Permission	Date of Written Report:		25/07/07
Written Report Author:	Jonathan Gladwin	Written Report : Public or Exempt? (State clauses from Code of Practice booklet)		Public
Subject: , 6 Almorah Crescent, Lower King's Cliff, St. Helier, Jersey, JE2 3GU Replace sliding sash single glazed timber windows with top hung double glazed pvcu windows to rear elevation. REQUEST FOR RECONSIDERATION of refusal of planning permission.
Decision(s): The Minister decided to uphold the refusal of Planning Permission
Reason(s) for Decision: The decision to refuse was upheld for the same reason (s) for refusal as given on the Decision Notice: Namely that the proposed replacement of these 5 original timber windows with windows of an inappropriate design and material would be damaging to the character and appearance of this building which is included on the Minister's 'Register of Buildings of Architectural, Archaeological and Historical Importance in Jersey' as a Site of Special Interest. The proposal is therefore contrary to Policy G13(iii) of the Jersey Island Plan 2002. A report was requested by the Minister into the reasons why upvc windows at the neighbouring property at No. 5 were approved.
Resource Implications:
Action required: Notify Agent, Applicant and all other interested parties
Signature:			Position:
Date Signed:			Date of Decision (If different from Date Signed): 3rd August 2007

6 Almorah Crescent, Lower King's Cliff, St. Helier - request for reconsideration

Application Number: RW/2007/0410

Request for Reconsideration Report

Site Address	6 Almorah Crescent, Lower King's Cliff, St. Helier, JE2 3GU.

Requested by	Woodcote Investments Limited	Agent	Woodcote Investments Limited

Description	Replace sliding sash single glazed timber windows with top hung double glazed pvcu windows to rear elevation. REQUEST FOR RECONSIDERATION of refusal of planning permission.

Type	Replacement Windows

Original Decision	REFUSED

Conditions
Reasons	1. The proposed replacement of these 5 original timber windows with windows of an inappropriate design and material would be damaging to the character and appearance of this building which is included on the Minister's 'Register of Buildings of Architectural, Archaeological and Historical Importance in Jersey' as a Site of Special Interest. The proposal is therefore contrary to Policy G13(iii) of the Jersey Island Plan 2002.

Determined by	Delegated Refused

Date	02/05/2007

Zones	Built-Up Area Green Backdrop Zone Site Of Special Interest

Policies	G2 – General Considerations G3 – Quality of Design G13 – Buildings and Places of Architectural and Historic Interest BE2 – Proposals in the Town of St Helier BE10 – Green Backdrop Zone

Recommendation

Maintain Refusal

Comments on Case	The building in question is a Site of Special Interest, the proposal to replace the existing 5 original timber windows with upvc was refused due to the harm caused to this SSI. Historic Buildings objected strongly to this proposal stating that the ‘to replace them using plastic would be harmful to the SSI, also the style shown is wholly inappropriate regardless of the material’. These objections still stand. The applicant states that: The rear of the Crescent does not seem to have had the benefit of SSI protection as there are various 2 storey developments. Applications for upvc windows have been previously approved, the most recent being at No. 5 in January 2007. None of these replacement windows are matching or in keeping. The proposed windows are in the Georgian style, which gives the small pane effect of the sash frames and is in keeping with the original units. In response: There do exist various two storey extensions to this Crescent. Also there do exist a number of modern replacement windows to the rear of these properties, but the vast majority of the windows are still traditional timber sash windows. Modern windows were approved on part of the rear of No. 5, but these were only approved as the windows were into an already altered window opening of inappropriate size and shape and therefore the damage had already been done. The majority of the modern windows to the rear of the Crescent are unauthorised and would not be approved. The fact remains this is a SSI and the proposed windows are modern and out of keeping with the appearance of the SSI and contrary to Policy G13 of the Jersey Island Plan 2002. The proposed windows are of a form, appearance and materials that have little relation to the original timber sash windows and are out of keeping with the SSI.

Recommendation	Maintain refusal

Reasons	As above

Background Papers	1:2500 Site Plan Letter and photos dated 26 June 2007.

Endorsed by		Date