Issue - meetings

Report by Head of Development and Economic Growth

The Planning Officer spoke to the terms of the report.  Planning permission is sought for the retention of three replacement windows (two on the front elevation and one on the rear) in a first floor flat at 4 Deanhood Place, which is located within the Rothesay Conservation Area.  The previous windows in the flat (and the windows in adjoining properties within the wider block) are traditional, white-painted, two-paned, timber, single-glazed, sliding sash and case units.  The two windows that have been installed on the front elevation, although incorporating a sliding sash and case method of opening, lack the elegance and refinement of a traditional timber window due to their uPVC finish. 

In December 2015, Argyll and Bute Council adopted a Technical Working Note in order to provide clear and consistent planning advice in relation to the replacement and refurbishment of windows in Listed Buildings and in the Rothesay Conservation Area.  4 Deanhood Place was identified as a ‘Prime Townscape Block’.  Within such blocks, the Technical Working Note advocates the refurbishment/repair of windows or the installation of ‘like-for-like’ replacements as the preferred options.  In cases where it can be demonstrated that the existing windows are beyond economic repair, the installation of high quality double-glazed units that are identical to the original windows in all other aspects are very likely to be permitted.

It is considered that the replacement windows are visually intrusive and discordant and detract from the character and appearance of the existing building and the wider Rothesay Conservation Area to an unacceptable degree.

It was recommended that planning permission be refused for the reasons set out in the report of handling.

Decision

The Committee agreed to refuse planning permission for the following reasons:

1.    The replacement windows that are the subject of this application have a uPVC finish and do not match the upper sash/lower sash split of the previous windows in the subject flat; of the existing adjoining windows in the building; or of the windows approved under Planning Permission 20/01645/PP in adjoining properties.

Argyll and Bute Council adopted the Rothesay Windows Technical Working Note in 2015 and 4 Deanhood Place, by virtue of its visual prominence and its largely unaltered traditional fenestration, was identified as a ‘Prime Townscape Block’ in recognition of the pivotal role that it played in creating the unique sense of place and heritage interest in the Rothesay Conservation Area.

Within such Prime Townscape Blocks, the adopted Technical Working Note advocates the refurbishment/repair of windows or the installation of 'like-for-like' replacements as the preferred options. In cases where it can be demonstrated that the existing windows are beyond economic repair, the installation of high quality double-glazed units that are identical to the original windows in all other respects are very likely to be permitted.

The two windows that have been installed on the front elevation, although incorporating a sliding sash and case method of opening, lack the elegance and refinement of a traditional timber window due to their uPVC finish. The difference in the upper sash/lower sash split is palpable in the context of the continuity of the existing fenestration in the block and, when combined with the modern finish, results in the presence of windows that are visually intrusive and discordant and that detract from the character and appearance of the existing building and the wider Rothesay Conservation Area to an unacceptable degree.

On the basis of the foregoing, the development is contrary to Policies LDP STRAT 1, LDP 3 and LDP 9 and Supplementary Guidance policies SG LDP ENV 17 and SG LDP Sustainable Siting and Design Principles of the Argyll and Bute Local Development Plan 2015. Furthermore, the works are not consistent with Argyll and Bute Council’s adopted Rothesay Windows Technical Working Note 2015 nor with the expectations of Historic Environment Scotland through their ‘Managing Change in the Historic Environment’ guidance on windows.

(Reference: Report by Head of Development and Economic Growth dated 2 November 2021, submitted)