North York Moors National Park Authority. Director of Planning s Recommendation

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1 17 January 2013 List Number 5 Scarborough Borough Council (South) Parish: App Num. NYM/2012/0793/FL Proposal: Location: Applicant: Variation of condition 4 of planning approval NYM4/025/0007/PA to allow the installation of 4 no. replacement upvc windows to south facing elevation together with replacement upvc door frame on north elevation Hill Top, Kirkgate, Mrs Sheila Pickering, Hill Top, Kirkgate,, Scarborough, North Yorkshire, YO13 0JP Date for Decision: 21 January 2013 Grid Ref: SE Refusal for the following reason: Director of Planning s Recommendation 1. The proposed development by reason of the design and appearance of the upvc materials would have a detrimental impact on the character and appearance of fenestration of the host property which is the result of the conversion of a traditional building. The use of upvc with its flat finished engineered profiling, jointing and opening mechanisms would fail to maintain or enhance the appearance of the building and therefore the wider distinctive character of the National Park. As such the proposal would be contrary to Development Policies 3 and 8 of the North York Moors Local Development Framework, together with Sections 4.2 and 4.3 Part 2 and Section of Part 4 of the Design Guide (adopted Supplementary Planning Document) all of which seek to incorporate the use of traditional materials in traditional buildings. Parish - No objections. Site Notice Expiry Date - 4 January Consultations Others - Mr Ernest Stear, Pond Cottage, - No objections. I think it will improve Hill Top. G and J Crabtree, Binkleys Farm, - Support. We have no problem with these windows and appreciate fully the problems with damp. We cannot see any reasons for not allowing these windows as the majority of the properties in have upvc windows. James and Valerie Hall, Raven Cottage, Binkleys Farm, - We are possibly the only residents with a full view of the property and have no objection to the replacement of windows and do in fact believe this would be beneficial due to damp problems and fire issues. It would also enhance the property as the existing windows are beginning to look in need of maintenance. Many other properties in the village already have upvc fitted so no reason why this could not be extended to Hill Top.

2 t View The Cottage Pinewood LB Tank TCB Pond Cottage 195.1m Hill Top Pond 196.6m Raven Cottage Binkleys Farm Blackbird Cottage Jackdaw Cottage Crown copyright and database rights arth Cottage You are not permitted to copy, sub-license, distribute or sell any of this data to third parties in any form. kley Cottage rnmost Ordnance Survey m tage The Old Vicarage Bondgate Helmsley York YO62 5BP Tel: Application No: NYM/2012/0793/FL Scale: 1:1376

3 Page 2 List Number 5 Background Hill Top is the result of the conversion of a former chapel in the small settlement of, near Scarborough. Properties in the village are predominantly modest, traditional cottages or more substantial farmhouses constructed from natural stone under pantile roofs. The application property is constructed from stone under slate and retains much of its character as a former chapel with tall arched windows to the front gable elevation and tall rectangular windows to the side. More domestic interventions include a modest dormer to the north (side) elevation and small chimney stacks at each end of the ridge. Change of use of the building from a field study centre to a dwelling was granted in June 1997 subject to a number of conditions. Condition 4 of this approval (NYM4/025/0007/PA) stated: All new window frames, glazing bars and external door frames shall be of timber construction, painted white and thereafter be so maintained. Permission was granted in 2007 for the replacement of two rear external doors from timber to upvc. This permission was granted on the basis that the doors were not visible from public view points and an informative was added for clarification that the consent did not permit any change to other windows and doors in the property. Planning permission was refused in August 2012 for the variation of condition 4 of the 1997 permission to allow the installation of white framed upvc windows throughout, and a composite front door. The applicant supported the application by stating that the timber windows were in constant need of repair due to the weather conditions and could not be opened in wet weather due to swelling and when the weather is dry and they shrink allowing cold air in. It was suggested that renewal in upvc will address these problems, bring the property in line with energy efficiency standards and allow peace of mind with regard to means of fire escape. However, the application was refused on the grounds that upvc would fail to maintain or enhance the appearance of the building and therefore the wider distinctive character of the National Park and the application was contrary to local policy and the advice contained within the adopted Design Guide. This application is a near identical submission but only relates to the replacement of the windows in the south facing elevation. The applicant has supported the application with further information to try and justify the use of upvc over traditional timber windows and a sample of upvc frame to demonstrate that the profile of the proposed upvc frame is similar to that of the existing timber frames. The applicant has explained that the property suffers from damp in the walls of the south facing elevation which creates constant maintenance work for timber framed windows and reduces their life considerably. Officers suggested the use of powder coated aluminium as an alternative solution (if the cause of the damp cannot be addressed) but the applicant advised that the damp conditions would cause pitting to aluminium frames and these too would not last as long as upvc. Officers were keen for the applicants to investigate cause of the dampness in the chapel walls and find a solution as this problem is not considered to justify the use of non-traditional material in a converted property. However, the applicants have stated that the land to the south is much higher than the chapel and therefore water runs off in the direction of the property. This is worsened by cattle poaching the land immediately adjacent the boundary. The applicants have tried French drains and have fitted air bricks to the property but dampness remains to be a problem.

4 Page 3 List Number 5 Background (continued) To mitigate the impact of upvc in the property the applicants have agreed to limit the use of upvc to the south elevation, have sought slim profile upvc and propose to change the design of the windows in line with the original chapel windows. By reverting back to the original window design, the applicants have stated that it would provide an opportunity to incorporate tilt and turn opening mechanism that would comply with fire department regulations. Main Issues The main issues associated with this application are considered to be whether the proposed upvc materials would be an acceptable alteration to this host (converted) property, in terms of quality, appearance and suitability for the National Park setting and whether the proposal would maintain or enhance the distinctive character of the property. Policy Context The relevant NYM Local Development Framework policies are Development Policy 3 (Design) and Development Policy 8 (Conversion of Traditional Unlisted Rural Buildings). Development Policy 3 aims to maintain and enhance the distinctive character of the National Park, permitting development where a high standard of design detailing is used which reflects that of the local vernacular. Development Policy 8 states (amongst other things) that the conversion of traditional unlisted rural buildings will be permitted where the proposal is of a high quality design which retains existing external features which contribute significantly to the character of the building, reflects the traditional character of the building without harm to the fabric of the building or its setting. Part 4 of the Authority s adopted Design Guide (Re-Use of Traditional Rural Buildings) is a material consideration when assessing proposals affecting the conversion of or alterations to traditional rural buildings and strengthens Development Policy 8 of the Local Development Framework. Section is particularly relevant and states that the use of upvc window frames will not be acceptable. Part 2 of the Authority s adopted Design Guide relates to Extensions and Alterations to Dwellings and recognises that choosing the wrong type of window can disfigure the aesthetic appeal of a building. Most windows in properties within the National Park were traditionally constructed from timber and it is recommended that the use of upvc is avoided as timber is a more sustainable and traditional building material. Similarly, upvc doors should be avoided if the traditional appearance is to be preserved. Design and Materials This proposal seeks permission for the use of upvc but also includes alterations to the design of some windows from simple paired side hung casements to plain glazed windows with top hung (tilt and turn) opening lights. The application also proposes to change the front door frame to upvc to allow the installation of a new composite door (Members attention is drawn to the wording of condition 4 which only restricts external door frames to be of timber construction and not the door itself). upvc is a material which is generally resisted in the National Park due to its poor design detailing, chunky appearance, the fact that it is non-traditional and a less sustainable building material when compared to timber.

5 Page 4 List Number 5 Design and Materials (continued) The applicant suggests that upvc will smarten the appearance of the property and assist with reducing energy consumption and maintenance costs associated with timber. The property also experiences problems with damp in the walls of the south facing elevation which the applicant s have advised have been ongoing for a number years and have proved impossible to solve. The applicants have cited this issue as a contributing factor to the early demise of the existing timber frames and they believe that upvc frames will be more resistant to the damp conditions. Whist Officers accept that the existing windows appear to be falling into a state of disrepair and could be improved, it is not accepted that the use of upvc would achieve the same level of visual quality and performance as appropriately designed, well manufactured and professionally fitted timber windows. It is considered that the stormproof upvc units proposed would result in heavy framed windows of a design which would detract from the quality and appearance of this traditional and unique building by reason of their proportions and overly domestic appearance. The upvc sample sought by the applicants will help to reduce the impact of the windows by reducing the thickness of the profile of the frames but stormproof casements will create a heavy appearance. Supporters of the application have stated that the majority of other properties in the village have had upvc replacement windows fitted and as such she would be smartening the appearance of Hill Top and co-ordinating with the rest of the village. However, Officers note that the majority of other properties are domestic dwellings and the village is not protected by a Conservation Area with Article 4(2) Direction, as such the Authority has no control over the fenestration detailing. Notwithstanding the above, it is the opinion of the Authority that the properties with upvc and non-traditional windows serve to demonstrate the harm to the appearance of individual dwellings and the visual amenity of the area and as such, the presence of upvc in the settlement is not sufficient to accept it in this case and the prevention of further degradation to the quality of the built environment is supported by Local Development Framework policies and adopted Design Guide Parts 2 and 4. Explanation of how the Authority has Worked Positively with the Applicant/Agent The Authority s Officers accept that the applicants have reduced the number of upvc windows applied for however, the scheme has been appraised against the Development Plan and other material considerations and Officers conclude that the scheme represents a form of development so far removed from the vision of the sustainable development supported in the Development Plan that no further changes could be negotiated which would satisfy the applicant s requirements and the Authority s aims to result in an acceptable scheme and thus no changes were requested. Recommendation The proposed replacement windows are not considered to maintain or enhance the character of the host property and would therefore erode the local distinctiveness and quality of the National Park. The use of upvc is not considered to be appropriate for historic or converted buildings and it is not considered that upvc would out-perform quality timber windows in terms of energy efficiency or longevity. The proposal is therefore considered to be contrary to Development Policies 3 and 8 of the NYM Local Development Framework together with the advice contained within Parts 2 and 4 of the Authority s adopted Design Guide. Refusal is therefore recommended.