Two flats and alterations at E Saunders Ltd, Margate

What was proposed

The application sought to replace specified windows with UPVC and alter the ground-floor layout to provide a WC.

“Full planning consent is sought to vary condition 2 and 5 of planning permission F/TH/24/1381 'Change of use and conversion of first and second floor from office to 2no. two-bed flats together with replacement shop fronts and alterations to side elevations, erection of ground floor extension to the side following the part demolition of the existing single storey flat roof annexe, provision of roof terraces at first floor level elevation with external access steps and…”

Officer report

The site

The property is a vacant, three-storey end-of-terrace building fronting Northdown Road and Warwick Road within the Northdown Road Conservation Area.

“The property is an end of terrace building that fronts both Northdown Road and Warwick Road. The property is a three storey building with roof accommodation. The building at the current time appears vacant. The ground floor commercial floor space appears to have been previously occupied by E Saunders, electrical contractors, and is currently vacant.”

“The site is located within the confines of the Northdown Road Conservation Area.”

Officer report

Earlier permissions

Permission was granted in 2025 for conversion to two flats and alterations, while an earlier two-flat scheme was granted in 2016.

“F/TH/24/1381 - Change of use and conversion of first and second floor from office to 2no. two-bed flats together with replacement shop fronts and alterations to side elevations, erection of ground floor extension to the side following the part demolition of the existing single storey flat roof annexe, provision of roof terraces at first floor level elevation with external access steps and replacement/alterations to fenestration and erection of increased height boundary…”

“F/TH/16/0224 - Change of use of first and second floor from office to 2No. two bed flats together with alterations to shopfront/ground floor to front and side, installation of balcony with external access, railings and 2.7m timber screen to rear elevation and increased height of boundary wall to 2.5m with insertion of gate. Granted 19/04/2016”

Officer report

What officers recommended

Officers recommended refusal because the UPVC windows would harm the building and conservation areas, and required habitat mitigation had not been secured.

“1 The proposed change of materials from timber framed sliding sash windows to UPVC framed double glazed sliding sash windows will materially diminish the appearance of the existing building and it’s contribution to the significance of the Conservation area, whilst also reducing the quality of the development when compared to the originally approved scheme.”

“2 The proposed development will result in additional pressure on the Thanet Coast and Sandwich Bay Special Protection Area (SPA), and Sandwich Bay and Hacklinge Marshes Site of Special Scientific Interest (SSSI), and in the absence of securing an acceptable form of mitigation to relieve the pressure, the proposed development would be contrary to policy SP29 of the Thanet Local Plan and paragraph 195 of the National Planning Policy Framework and the Habitats Directive.”

Officer report

The main planning issues

Officers considered the internal changes acceptable, but found the window material harmful despite claimed energy-efficiency benefits.

“The reason for the replacement of the timber windows is not fully justified with no formal assessment of each window's current quality or any failures detailing why repair is not possible. Although the conclusion details that they are overdue for replacement, they are rotten and falling apart. The supporting statement does however, provide significant improvement on thermal capacity having a positive impact on the environment saving on fuel and energy.”

“Whilst I note the benefits that the scheme could bring in terms of energy efficiency, this is considered to be a private rather than public benefit and would not outweigh the visual harm on the character and appearance of CA in my view.”

Officer report

Consultation responses

Southern Water raised no objection, but the conservation officer objected because UPVC would dilute the character of the conservation area.

“The use of UPVc is not supported within the conservation area, and given its setting within the Northdown Road Conservation Area and proximity to the Norfolk Road, Warwick Road and Surrey Road Conservation area at the rear, such a change in materials would dilute rather than enhance the character and appearance of the host building and surrounding area.”

“Whilst I acknowledge that there is evidence of UPVc in neighbouring properties, these are likely to have been installed originally before the designation of the conservation area in 2016, or without the benefit of consent, and appear clunky and out of character, and offer no reason to further dilute the conservation area.”

Officer report

Residents’ views

Neighbouring occupiers were notified, but no representations were received.

“Letters were sent to the neighbouring occupiers, a site notice was posted near the site and an advert placed in the newspaper. No representations have been received.”

Officer report

Who spoke

The applicant spoke in favour of the application.

The committee’s debate

A motion to adopt refusal was proposed first, followed by a motion to defer for approval subject to mitigation and window-design safeguards.

“The proposed development will result in additional pressure on the Thanet Coast and Sandwich Bay Special Protection Area (SPA), and Sandwich Bay and Hacklinge Marshes Site of Special Scientific Interest (SSSI), and in the absence of securing an acceptable form of mitigation to relieve the pressure, the proposed development would be contrary to policy SP29 of the Thanet Local Plan and paragraph 195 of the National Planning Policy Framework and the Habitats Directive.”

“That the application be deferred for approval, as the proposal would preserve the character of the Conservation Area, subject to receipt of a deed of variation securing the SAMMs contribution and safeguarding conditions as per F/TH/24/1381, with an update to condition 4 requiring manufacturers details of the final window design for all opening including reveals to be approved prior to installation of the windows hereby approved.”

Minutes

The votes

The refusal motion was lost, and the deferral-for-approval motion was carried.

“Upon being put to the vote, the motion was declared LOST.”

“Upon being put to the vote, the motion was declared CARRIED.”

Minutes