Planning – Application Comments

Comment Date: Fri 08 Aug 2025

Thank you for consulting Historic Environment about the above listed building consent application for various fenestration alterations to 66 Fore Street. We were in discussion with all parties in February 2024 and within that advice recommended that work to remove uPVC on the rear elevation was undertaken through the submission on an application to regularise work and receive consent for new appropriate windows within the property.

66 Fore Street, Seale House, is a grade II listed property within the Plympton St Maurice Conservation Area. The town house is 18th Century in origin and was re-fronted in the 19th century which may have been when the shop front ground floor appearance was created. The ground floor bowed windows are 20th century in origin and the applicant has found photographs of the earlier 19th century appearance that they wish to restore.

Historic Environment have no in-principle objections to the proposed development. However some additional information is requested prior to determinations.

Fore Street Elevation
We have no objections to the replacement of the 20th century ground floor bowed windows given that evidence of the earlier sash window design has been discovered in historic photographs. We would however requested clear design details of the replacement sash windows. The window schedule has some example windows from Bereco but it is not clear the exact option proposed. Additionally we would expect details on finished dimensions to assess the appearance against traditional mid 19th century mouldings. The historic photo shows a 3 over 3 (ground floor left) and 6 over 6 (ground floor right configuration). if the aim is to restore this appearance we would recommend following the same configuration.
The first floor windows as existing are a 2 over 2 layout, they are almost certainly the 6 over 6 windows shown in the photo but re-glazed to a four pane configuration. The proposed new windows appear to be devoid of glazing bars, i.e single pane in each sash. We do not think this is appropriate, we would expect the existing 2 over 2 design to be retained within the new windows and for the timber moulds to be a replication of the existing 19th century windows, all be it with the inclusion of slim double glazing.
We recommend that if these details are not forth coming a condition recommended below in included within any consent to provide additional information on the proposed windows.

Rear elevation / outbuilding
The proposed timber casement replacements and removal of the uPVC casements is acceptable and supported with no objections. We also have no objection to retention of the glazing within the modern outbuilding extension.


Recommendation and Assessment of Harm

When considering whether to grant Listed Building Consent, the Local Planning Authority shall give special regard to the desirability of preserving the listed building or its setting or any features of special architectural or historic interest which it possesses, as set out in Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990. When considering developments that affect a designated conservation area, the Local Planning Authority shall give special attention to the desirability of preserving or enhancing the character or appearance of that area, as set out in Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal. Less than substantial harm does not mean that the proposed harm is insignificant including, where appropriate, securing its optimum viable use NPPF 16, Para 215.

The works as proposed within this application are considered to result in less than substantial harm to the significance of the heritage asset. The proposal will result in harm to the existing primary elevation which has been in its current configuration since the early 20th century, however the proposed changes are evidenced by historic photographs that support the aesthetic changes to the ground floor windows. The removal of uPVC to the rear elevation is a positive outcome that we strongly support. The public benefit resulting from the proposal is considered to be the removal of inappropriate windows installed without consent and the replacement of decayed windows with appropriate historically accurate replacements. That being said additional information and design details are required as outlined above.
In weighing up the impact of the development on the significance of the designated heritage asset and the public benefit resulting from the proposal, Historic Environment find the proposed development acceptable with recommended conditions and additional information as requested. As such the development is considered compliant with DEV21 of The Plymouth and Southwest Devon Joint Local Plan, NPPF guidance (DEC 2024) and The Planning (Listed Buildings and Conservation Areas) Act 1990.

recommended conditions

Condition - Windows/doors to be agreed; timber

All external joinery including windows and doors shall be of a timber construction only. Details of their design, specification, method of opening, method of fixing and finish, in the form of drawings and sections of no less than 1:20 scale, shall be submitted to and agreed in writing by the Local Planning Authority before the windows and doors hereby approved are installed. The works shall be carried out only in accordance with the agreed window and door details.

Reason: Inadequate details of these matters have been submitted within the application and are required in order to ensure that the works preserve the special architectural and historic interest of the listed building, in accordance with Policy DEV21 of the Plymouth & South West Devon Joint Local Plan 2014-2034, Chapter 16 of the National Planning Policy Framework 2024 and the Planning (Listed Buildings and Conservation Areas) Act 1990.