1.
Site Description
1.1
The application site is a traditional building that fronts directly onto Chapel Street
Settle. The building is finished in stucco and is set under a natural slate roof. The
building has been altered over time.
1.2
To the front elevation, the building comprises 5 no window openings (3 at ground
floor and 2 at first floor level). The principal entrance to the building is located to the
left of the principal elevation within an attached porch structure. The left hand gable
elevation is largely featureless except for a single small window opening at attic
height. The front elevation and left hand gable elevation form an integral part of the
street scene within a historic part of the Conservation Area.
1.3
The rear elevation of the building comprises 3 no window openings randomly
distributed throughout the elevation together with a rear entrance door to the right
and patio doors.
1.4
Domestic curtilage to the front of the building is minimal. To the rear is private open
space incidental to the enjoyment of the dwelling. Key public views of the building
are to the front and left hand elevations.
1.5
Surrounding land use is principally residential. The site is within the Settle
Conservation Area and the area affected by the Craven District Council (Historic
Areas of Settle) Direction 1993.
2.
Proposal
2.1
Article 4 consent is sought to:

Retain upvc windows and doors to the rear and side elevations and;

Replace on the front elevation the first floor upvc windows with vertical sliding
sash windows and to retain upvc windows at the ground floor.

Revised plans to replace all windows on the front elevation with timber sash
windows have been submitted.
3.
Planning History
3.1
5/62/117 – Change of use from shop and dwelling to dwelling. Conditional Approval
27 May 1977.
4.
Planning Policy Background
4.1
Adopted local plan policies BE11.
5.
Parish/Town Council Comments
5.1
Settle Town Council - Approval of the application (original scheme).
6.
Consultations
6.1
None.
7.
Representations
7.1
None.
8.
Summary of Principal Planning Issues
8.1
The effect of the proposal upon the character and appearance of the Settle
Conservation Area.
9.
Analysis
9.1
This application seeks to retain unauthorised works that have been carried out on the
above property. The unauthorised works in question are the replacement of windows
and doors in the property (including traditional vertical sliding sash windows to the
front elevation) with upvc double glazed units. The proposal seeks the retention of
the upvc windows and doors to the rear and side elevations whilst submitting revised
proposals to the front.
9.2
Dealing with the rear and side elevations first, it is considered that within the context
of the rear elevation of the property, public views of this elevation are limited. As
such it is considered that retention of the upvc windows on this elevation is unlikely to
be detrimental to the character and appearance of the conservation area. Given that
this is the case, it is considered that retention of these features on this elevation is
acceptable. With regard to the side elevation, whilst public views of this elevation
from Chapel Street are considerable, the window opening in question is a small
opening located at attic height. The scale of the window opening, within the context
of the whole elevation is such that the retention of the upvc window in this elevation
is unlikely to be detrimental to the character and appearance of the conservation
area.
9.3
Turning to the front elevation, it is clear that the front elevation forms a key
component of the street scene, and the building by virtue of its design, scale and
massing make a positive contribution to the character and appearance of the
Conservation Area. A key feature of the front elevation of the building is the
fenestration apparent on it. The installation of non traditional windows of an
inappropriate design and made from inappropriate materials however forms a
component that has reduced the positive contribution the building made to the
character and appearance of the conservation area. Of particular significance is the
removal of 2 no. vertical sliding sash windows at the first floor level. Window
openings at ground floor level date from the 1970’s and evidence shows that the
previous windows to those currently installed were of a timber casement design.
However the installation of upvc windows within this elevation at ground floor level
cannot be justified on this basis. It is considered that had planning permission been
sought prior to installation, upvc windows on the front elevation would not have
received a recommendation of approval.
9.4
The original proposals sought to reinstate vertical sliding sash windows at first floor
level and to retain the upvc windows at the ground floor. When examining the
proposal as a whole however, it was considered that the existing detrimental effect
upon the character and appearance of the Conservation Area and street scene would
remain. Subsequently amended plans have been submitted for consideration. The
amendments to the proposals now seek the replacement of all upvc windows to the
front elevation with timber sash type windows.
9.5
The revised proposals seek a comprehensive treatment of the front elevation through
applying a consistent design and removal windows made from inappropriate
materials. Consequently, it is considered that the revised proposals are acceptable
and should represent an improvement to the principal frontage, street scene and
Conservation Area.
9.6
Given that the proposals as revised are acceptable in principle, it is necessary to
ensure that the works that may authorised under a planning consent are actually
undertaken within a reasonable time scale. It is therefore considered appropriate to
recommend that, if the Council is minded to grant consent, enforcement action is
authorised in the event of the approved alterations to the front elevation of the
building not being undertaken within a reasonable time scale. Recommendations are
therefore made accordingly.
10.
Recommendation
10.1
It is recommended that:
10.2
Planning permission be granted, subject to the following conditions and;
10.3
The Head of Planning Services be given delegated authority to issue an enforcement
notice if necessary should the approved alterations to the front elevation not be
undertaken within a reasonable time scale.
11.
Summary of Conditions
11.1
Works shall be undertaken in accordance with the approved plans received by the
Council on 8 May 2002.
11.2
Reason: For the avoidance of doubt.
11.3
The replacement windows shall be finished in a method to be agreed in writing with
the district planning authority.
11.4
Reason: To ensure that the replacement windows are appropriately finished.
11.5
Informative: The consent hereby approved seeks the installation of acceptable
window designs to a principal elevation within the Settle Conservation Area, to
replace inappropriate and unauthorised designs. Therefore, in conjunction with this
consent, the Council has approved that enforcement action be pursued if necessary,
should the windows to the front elevation not be replaced within a reasonable time
scale in accordance with the approved plans.
11.6
So that potential enforcement action be avoided, a time scale for completing the
works to the front elevation of the building should be agreed in writing with the
Council within 28 days of the date of this decision notice.