Application No: Location: 4 John Ball Walk, Colchester, CO1 1YE. Scale (approx): 1:1250

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1 Application No: Location: 4 John Ball Walk, Colchester, CO1 1YE Scale (approx): 1:1250 The Ordnance Survey map data included within this publication is provided by Colchester Borough Council of PO Box 884, Town Hall, Colchester CO1 1FR under licence from the Ordnance Survey in order to fulfil its public function to act as a planning authority. Persons viewing this mapping should contact Ordnance Survey copyright for advice where they wish to licence Ordnance Survey map data for their own use. This map is reproduced from Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller Of Her Majesty s Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Crown Copyright

2 7.8 Case Officer: Daniel Cameron Due Date: 30/01/2015 HOUSEHOLDER Site: 4 John Ball Walk, Colchester, CO1 1YE Application No: Date Received: 5 December 2014 Applicant: Development: Ward: Mr Andrew Shelmerdine, Colchester Borough Homes Retrospective application for replacement bay window to front of flat - Resubmission of Castle Summary of Recommendation: Conditional Approval 1.0 Reason for Referral to the Planning Committee 1.1 This retrospective application has been referred to Committee because the applicant is Colchester Borough Homes. 2.0 Synopsis 2.1 The key issues to be explored are the impact of the installed window both on its immediate surroundings and also on the wider conservation area of the Dutch Quarter. 2.2 In particular attention will be drawn to the overall design of the window and its features. 3.0 Site Description and Context 3.1 Properties in John Ball Walk are modern infill located within the historic Dutch Quarter of Colchester which itself sits within Colchester Area 1 Conservation Area. It has been designed and built in a vernacular style mimicking the historic buildings and streetscapes of the Dutch Quarter. The Council s Dutch Quarter infill development won the Civic Trust County Amenity Award in 1959 for making an outstanding contribution to the appearance of the local scene. 3.2 Unit 4 of John Ball Walk is a ground floor flatted unit, which together with the other units; surround a central area of open space on three sides. 4.0 Description of the Proposal 4.1 The proposal seeks permission to retain the front bay window of the property which was recently installed.

3 4.2 The window itself is a timber framed sprung sash with exposed modern detailing including exposed trickle vents. The dimensions of the window panels have been altered to more closely replicate traditional window design. 4.3 In general the replacement is like-for-like from the existing aluminium framed sash windows, examples of which can still be seen on the rest of the building. 5.0 Land Use Allocation 5.1 The existing land use of the area is predominately residential. 6.0 Relevant Planning History Application for replacement bay window to front of flat Withdrawn 8/12/ Principal Policies 7.1 Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. The National Planning Policy Framework (NPPF) must also be taken into account in planning decisions and sets out the Government s planning policies are to be applied. The NPPF makes clear that the purpose of the planning system is to contribute to the achievement of sustainable development. There are three dimensions to sustainable development: economic, social and environmental. 7.2 Continuing the themes of the NPPF, the adopted Colchester Borough Core Strategy (adopted 2008, amended 2014) adds detail through local strategic policies. Particular to this application, the following policies are most relevant: UR2 - Built Design and Character ENV1 - Environment 7.3 In addition, the following are relevant adopted Colchester Borough Development Policies (adopted 2010, amended 2014): DP1 Design and Amenity DP14 Historic Environment Assets 8.0 Consultations 8.1 The application has been put out to a consultation period which ended on the 9 th January It was advertised through site notice, press advert and on the Council website. No representations have been received.

4 8.2 An internal consultation was sought from Colchester Borough Council s Heritage and Conservation Officer. Analysis: The replacement windows represent an enhancement to the appearance of the buildings within the conservation area by using symmetrical joinery and flush fitting casements where appropriate. The detailing in general if replicated across the Dutch Quarter will help these modern buildings blend into the historic environment better. However two details would prevent this overall enhancement being achieved. The windows were installed using visible trickle ventilation, which harms their traditional appearance and is not appropriate within the context of traditional joinery. There are ways of achieving trickle ventilation in a more discreet manner that can not easily be detected externally. An alternative method of providing additional ventilation needs to be proposed that would be acceptable within the conservation area context. Perhaps this could be agreed by condition. Furthermore the all-white finish of the joinery makes the relatively large sections of timber overly conspicuous. This was disguised effectively in the previous windows by painting the outer frame of the window in a colour (usually consistent within the individual block of flats but varying across the quarter) and the sub-frame in white. This is a significant part of the character of the Dutch Quarter and is found all across it. The distinction between the colours of the outer frame and sub frame should be replicated when the windows are replaced to preserve this characterful feature within the conservation area and to improve the appearance of the new windows by disguising the ratio of joinery to glass. If these two concerns can be addressed effectively there is no reason why the application can not be approved. Recommendations: The application can be approved with conditions to resolve the problems described above. Z00 Within three months of the date of this notice the visible trickle vents installed in the windows shall be removed and the windows made good using a method to be submitted to and agreed in writing by the LPA. Any alternative form of trickle ventilation shall be submitted to and agreed in writing by the LPA before installation of the ventilation. Works shall thereafter be carried out in accordance with the agreed details. Reason To preserve the historic character of the conservation area and in the interests of good design within this historic quarter. Z00 Within three months of the date of this notice the outer frames of the windows shall be repainted in a colour, to be submitted to and agreed in writing by the LPA. Reason To preserve the historic character of the conservation area. In addition to the details reported above, the full text of all consultation responses is available to view on the Council s website.

5 9.0 Parish Council Response 9.1 Not applicable, location is a town ward with no Parish Council Representations 10.1 Not applicable as none received Parking Provision 11.1 Not applicable Open Space Provisions 12.1 Not applicable Air Quality 13.1 The site is outside of any Air Quality Management Area and will not generate significant impacts upon the zones Development Team and Planning Obligations 14.1 This application is not classed as a Major application and therefore there was no requirement for it to be considered by the Development Team and it is considered that no Planning Obligations should be sought via Section 106 (S106) of the Town and Country Planning Act Report 15.1 Policy Considerations In terms of preserving the historic environment, and enhancing the appearance of the conservation area, this proposal would accord with policies DP1 and DP14 as well as UR2 and ENV Design As previously mentioned, the replacement window is very much like-for-like with what was already in place albeit achieved in more traditional materials and designs. They have been installed with exposed trickle ventilation which does harm its traditional appearance and the white painted finish of the joinery makes the large section of timber stand out against the rest of the building and as such makes it overly conspicuous. Furthermore they are features which are out of keeping with the overall appearance of the Dutch Quarter and are not consistent with the character of the conservation area. However, in general terms the replacement windows represent an enhancement to the overall appearance of the building within the conservation area especially if the design and detailing is replicated across the building as a whole Impact The impact of the installed windows is clear when set against both the immediate surroundings of John Ball Walk and the wider conservation area. The painted white finish of the timber frame emphasises the stark contrast between the newly installed window and those which remain in John Ball Walk, which in direct comparison appear old and in need refurbishment. Should this window type be replicated across John Ball Walk the immediate impact is removed as it becomes uniform across the building, however, it will lead to a cumulative impact within the

6 conservation area which should be avoided. It should also be noted though that generally, the windows act to enhance both the appearance of the building and also the amenity for its residents In terms of impact upon the wider conservation area the exposed trickle ventilation on the windows and white painted finish mark the windows out within the Dutch Quarter as such details are alien to the overall character of the area. The trickle vents belie the modern construction of the window which in all other aspects of design has been modelled on traditional joinery. Alternative methods of ventilation can be implemented which are more discreet and more appropriate to the context of the area. The painted white finish also marks the window out within the Dutch Quarter where it is more usual, and appropriate to disguise the larger outer frame by painting it in a colour while leaving the inner frame white Conclusion 16.1 The installed window is of a good design and quality and in broad terms will make a positive contribution to both the building and conservation area. While some details are not appropriate for the conservation area, these could be removed by condition. Consequently as there are no policy conflicts or representations to speak against it, is recommended to approve this application subject to the addition of conditions requiring that certain aspects of the window be changed to more closely accord with the special vernacular character of the Dutch Quarter in line with the recommendations of the Heritage and Conservation Officer Recommendation 17.1 APPROVE subject to the following conditions: 18.0 Positivity Statement 18.1 WA1 Application Approved Without Amendment The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework Conditions 1 - Non-Standard Condition/Reason Within three months of the date of this notice the visible trickle vents installed in the windows shall be removed and the windows made good using a method to be submitted to and agreed in writing by the Local Planning Authority. Any alternative form of trickle ventilation shall be submitted to and agreed in writing by the Local Planning Authority before installation of the ventilation. Works shall thereafter be carried out in accordance with the agreed details. Reason: To preserve the historic character of the conservation area and in the interests of good design within this historic quarter.

7 2 - Non-Standard Condition/Reason Within three months of the date of this notice the outer frames of the windows shall be repainted in a colour, to be submitted to and agreed in writing by the Local Planning Authority. Reason: To preserve the historic character of the conservation area Informatives (1) ZT0 Advisory Note on Construction & Demolition The developer is referred to the attached advisory note Advisory Notes for the Control of Pollution during Construction & Demolition Works for the avoidance of pollution during the demolition and construction works. Should the applicant require any further guidance they should contact Environmental Control prior to the commencement of the works. (2) All works affecting the highway should be carried out by prior arrangement with, and to the requirements and satisfaction of, the Highway Authority and application for the necessary works should be made by initially telephoning (3) PLEASE NOTE that a site notice was erected in a publicly visible location at the site. Colchester Borough Council would appreciate your co-operation in taking the site notice down and disposing of it properly, in the interests of the environment.