Replacement windows at 73 High Street, Burnham-on-Sea

What was proposed

The application was to install replacement windows and reinstate the building frontage following removal of a cash machine.

“The Planning Officer introduced the application with the aid of a presentation. The Officer explained that the application was to consider Installation of replacement windows and reinstatement of building frontage following removal of ATM.”

Minutes

The applicant's agent addressed the committee

The planning agent addressed the committee.

The cost of timber against uPVC alternatives

Councillors questioned requiring timber windows costing around £109,000 more than heritage-style uPVC alternatives, and officers acknowledged the cost difference but said decisions should focus on the best heritage outcome.

“Councillors questioned whether it was reasonable to require the applicant to spend approximately £109,000 more on timber windows when heritage-style uPVC alternatives could achieve a similar appearance. Councillors felt the proposal would preserve the character of the building whilst making it more energy efficient and practical to maintain.”

Minutes

Officers' view on energy performance

Officers advised that timber windows could also be double-glazed to a comparable standard, so energy efficiency did not justify replacing timber with uPVC.

“Officers advised that the Conservation Officer's view was that modern timber windows can also be double-glazed and achieve comparable energy- performance standards, and the Conservation Officer did not accept that energy efficiency justified replacing timber with uPVC. • Councillors argued that improved sound insulation would be beneficial given the property's town-centre location.”

Minutes

Weighing public benefit against heritage harm

Councillors discussed whether a more affordable, practical solution represented a sufficient public benefit to outweigh heritage concerns.

“Councillors felt that modern replacement windows would provide improved living conditions whilst preserving the building's overall appearance. • Councillors questioned whether requiring timber windows could undermine the viability of wider investment in the building and whether this should be regarded as a public benefit. Officers clarified that the application before the committee related only to replacement windows.”

Minutes

Granted against the officer recommendation

The committee granted conditional permission for uPVC-style replacement windows against the officer recommendation, by 9 votes to 1, adding a condition requiring submission of window details.

“Having been duly proposed and seconded the Planning Committee resolved that the Planning Committee resolved that the Planning Application be granted conditional planning permission against the officer recommendation including a condition relating to the submission of details of the proposed replacement PVC windows.”

Minutes