New windows for a grade 2 cottage

[Nemesis]

I do recall suggesting hiring an architect? Same building?

http://periodproperty.co.uk/forum/viewtopic.php?t=8743&highlight=

 

[MdB]

Pictures removed by request.

 

[Gareth Hughes]

I've now located the actual grant of permission for the windows, made on 7 December. Here are the conditons:

1 The works hereby permitted must be begun not later than the expiration of three years from the date of this consent. REASON : To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2 Notwithstanding the plans and specifications originally submitted, the development hereby permitted shall relate solely to the replacement of the windows and door in the front elevation and be carried out strictly in accordance with the details shown on the approved drawing, and specification contained therein, submitted on 17th October 2007 unless first agreed otherwise in writing by the District Planning Authority. REASON : For the avoidance of doubt and to secure a satisfactory form of development in accordance with Policies DAP4 and DAP7 of the -------- District Local Plan 1996-2011.

3 No development shall be carried out on the site which is the subject of this permission, until large scale details of the door and the windows (including a section showing the window reveal, head and cill details), at a scale of 1:5 have been submitted to and approved by the District Planning Authority. The development shall not be carried out otherwise than in full accordance with such approved details. REASON : To ensure a high standard of design and appearance for this Listed Building, and to satisfy Policies DAP4 and DAP7of the ------- District Local Plan 1996-2011.

4 The development hereby permitted shall not commence unless and until 7 days notice in writing of the start of works has been given to the Warwick District Planning Authority to allow time for a nominated District Council officer to observe the works and their impact on the building. During the construction period the developer shall afford access at all reasonable times. REASON : To ensure a high standard of design and appearance for this Listed Building, and to satisfy Policies DAP4 and DAP7 of the ------- District Local Plan 1996-2011.

5 The proposed new windows and door shall be constructed in timber and shall be retained as such at all times. REASON: To ensure a high standard of design and appearance for this Listed Building, and to satisfy Policies DAP4 and DAP7 of the -------District Local Plan 1996-2011.

Note: This consent, which is the ONLY Listed Building Consent for the property in question, relates solely to the windows and door, and not to the materilas of the infill - which were specifically reserved for a later application / negotiation, because the Parish Council (when consulted) had expressed concern as follows:

'Whilst the Parish Council are pleased to see the property is planned for improvement and renovation at the stage Council object as they feel that there is insufficient information regarding the details of materials to be used on the front elevation. We would warmly support further information confirming green oak framing combined with the already stated lime panels to ensure it is sympathetic to neighbouring properties. '

Case officer's response to this was:

I note the Parish Council's concerns relating to the lack of detailed information. Following lengthy negotiations, the scheme has been reduced to include solely the replacement of windows and door in the front elevation. It is therefore considered that the application as amended, subject to conditions, would not result in such harm to the character, appearance and historic integrity of this Listed Building that it would sustain a refusal.

 

[biffvernon]

MdB, how do you turn a pdf into a jpg?

 

[Nemesis]

Em - so basically it's not really the fault of the CO at all?

The windows haven't the required LBC?

 

[DJN]

I will shoot myself now.

help, thanks I just need advice not ridicule!

Gareth not entirely right, so as an all knowing CO do you have some advice for a mere novice who knows no better than advice from the senior planner.

 

[Nemesis]

Well I have followed all this, several others have, and we are really no clearer about the problem. I don't see ridicule, but I do see that there seems to be some discrepancy between the permission and the installation of windows?

 

[skier-hughes]

MdB, how do you turn a pdf into a jpg?

Open it in photoshop and save as jpg.
It does depend on what programme made the pdf though, as some won't work that way.

 

[DJN]

Thanks does adobe 8 do that in photo shop?

 

[MdB]

I just sent this to Biff but as others appear interested, I'll post it here:

The easiest way to grab a picture form a pdf (or any other program) is to hit the Print Screen button. You can then paste the image into your favourite image editing program and crop and save it from there. If you don't have a good image editor, you can use MS Paint though it is a little clunky.

(<alt> Print Screen will just grab the current window which can be useful also)

 

[DJN]

Thanks for all the replies, not too much help for me though will just have to go with the flow.
D

 

[Penners]

Biff - a very useful program for converting picture file formats (and lots of other things) is Irfanview. Best of all, it's free.

Download it from http://www.irfanview.com/

 

[Matt Green]

The easiest way to grab a picture form a pdf (or any other program) is to hit the Print Screen button. You can then paste the image into your favourite image editing program and crop and save it from there. If you don't have a good image editor, you can use MS Paint though it is a little clunky.

As an addendum, if you use the camera function in Adobe Reader you can mouse select the area you want and copy it to the clipboard. Then paste it into a suitable image program.

Might save a few minutes cropping.


Matt

 

[Penners]

I didn't know that, Matt. Useful tip - thanks.

 

[Nemesis]

Back to the original post - David has sent me a PM and I think I understand the issues a little more clearly now. It would seem he has been getting rather mixed messages from various people in his local authority, so I will see if off site some of us can help with advice, now the situation has become critical.

 

[Flyfisher]

I think we all know that building regs and conservation considerations can often conflict with each other. My understanding is that, for listed buildings anyway, the CO is the primary contact regarding any decisions regarding alterations.

Is this actually enshrined in planning law or is it a more informal arrangement? In short, who is the ultimate authority that a listed building owner can turn to when things go wrong or become confused? If building control turns up and says that your nice new single-glazed windows do not meet the building regs, is it always the case that the LBC gives an automatic exemption from their authority?

 

[biffvernon]

It has been in my experience so far. But maybe that's because the CO is bigger than the BCO.

 

[Nemesis]

Apart from taking 7 months to give me consent

David - I suspect that this delay may have been caused by the fact this was a village PO and shop. Change of use to residential is not an easy thing without going through a number of planning hoops to ensure that there is no need in the vicinity for such a facility, and that it is genuinely redundant.

I appreciate that the programme of PO and attendant village shop closures in the near future will make this an even more difficult situation, which more people will have to face. In your case, the listed status will have added to delays.

 

[Flyfisher]

It has been in my experience so far.

Yes, my experience also. There have been a few 'horror stories' regarding the LBC process posted here but let's hope it's only the bad news that makes the headlines. Certainly, I can't fault the process in my area, but such stories make me wonder if I've just been lucky - I'd like to think not.

 

[middi]

I do not think you have been lucky Flyfisher. Where listed buildings or any other planning issue, where CO's and/or BCO's are involved, avoiding problems has to do with homework on these matters and a sensible approach before steaming ahead with proposed works.

I am positive that you have done a considerable amount of both the above points, hence CREATED a considerable amount of luck for yourself.

I do feel for David though, I am sure that if he understood or was advised from the outset the planning implications of his project he would have avoided what could amount to very, VERY expensive windows.

This particular post highlights what this forum is all about and offer thanks to David for posting. Unfortunately, it appears , that in this instance there is not very much anybody can advise to help him, albeit from now on David will know a lot more about planning. ( and hopefully a lot of others)