A SOUTH Ockendon homeowner may have to remove modern replacement windows installed without consent on a Grade II listed property, after a planning officer ruled they caused harm to the historic building's special character.

A building is listed when it is of special architectural or historic interest, considered to be of national importance and therefore worth protecting.

Planning officer Ebru Akkaya has compiled a report on the property in Quince Tree Close in response to a retrospective planning application.

The officer's opinion has been backed by the council, which has delivered a delegated decision notice saying the application is refused. However, it has left a door ajar saying it might consider another application if the applicant, Russell Shean, undertakes and responds to officer advice.

Delivering its verdict on the retrosective application, the council says: "Unfortunately, due to the lack of detailed information it was not possible to negotiate on the application to achieve a positive outcome.

"However, the Local Planning Authority has clearly set out, within its report, the harm identified within the reasons for refusal - which may lead to the submission of a more acceptable proposal in the future.

"The Local Planning Authority is willing to provide pre-application advice in respect of any future application for a revised development."

Mr Sheen has already fitted new uPVC double glazed units to the front of the property, an early 16th century building surrounded by twentieth century suburban development. It stands out for its traditional architecture, including rendered walls, exposed timber framing and a pitched tiled roof.

advertisement

The council's heritage advisor objected to the unauthorised work, arguing the modern windows were "unsympathetic" and failed to respect the original design.

They concluded this had resulted in "less than substantial harm" to the building's significance, which must nevertheless be given great weight under the National Planning Policy Framework (NPPF).

Ms Akkaya's report emphasised that the property's heritage value derives from its age, traditional materials and distinctive architectural form — features the new windows undermine.

The report noted no evidence had been provided to show the works were necessary for the building's long term conservation, nor had any public benefits been demonstrated to outweigh the harm, as required by national policy.

The application attracted no public objections or comments, but statutory heritage advice alone was enough for officers to recommend refusal.

Citing national and local heritage policies the council concluded the works failed to preserve the building's architectural and historic interest.

Unless the applicant returns to the council for advie or another application, or appeals to the Planning Inspectorate, the decision means the newly installed windows must be replaced with units appropriate to the building's listed status.

The home has undergone several approved alterations over the years, but the council stressed that any future changes must respect its significance as one of the few surviving historic properties in this part of South Ockendon.