Where a property is divided into flats, no 'permitted development rights' exist, so the replacement of, or alteration to existing windows always requires planning permission, unless the replacements are exactly 'like for like' in terms of pattern, frame width, profile and material.

Choosing the Right Windows

Where windows in flats are in need of replacement, the type of materials to be used should be considered carefully. In most cases the replacements should reflect the materials and general appearance of the other windows in the building. However, if all or most of the existing windows are themselves unsympathetic replacement windows, a change in material may be considered where this would enhance the appearance and proportions of the building. However, it would then be expected that any further replacements would need to follow the new design. If there is a Residents Management Company or Managing Agent responsible for external upkeep of the building, it is advisable to agree the design so that future replacements can follow the same design.

In older buildings slim profiled glazing bars should normally be used and the proportions of the windows should be carefully considered in relation to those of the original building; for example, many older buildings incorporate a vertical emphasis, reflected in the proportions of the windows.

The type of windows should also be carefully considered - on many period buildings, sliding sash units are often more appropriate than top hung units, which tend to have very "chunky" horizontal central bars, which often detract from the vertical proportions of a window opening. Top hung windows in period buildings look particularly out of place when they are open. It is now possible to obtain uPVC sliding sash window units relatively easily.

Traditional timber windows would normally be made up of individual glazed panels, with the glazing bars holding the glass in place. With double glazed units, the area between the glazing is usually sealed, and therefore any additional glazing bars are usually false, added in an attempt to imitate traditional windows. Externally applied 'glazing bars' should be used, with a profile to match the look of a traditional glazing bar. Having the false glazing bar applied to the internal and external surfaces of the glass also helps to lead to a more convincing appearance. Excessive and overly fussy subdivision of windows should be avoided, especially if this does not follow the pattern of other windows in the building.

On modern purpose built flats, side opening units are often used, and so will be appropriate when replacements are required, whereas on older buildings, such designs would be out of place. The introduction of different coloured window frames within a building would not usually be considered acceptable unless this is to rectify unsympathetic windows that have already been inserted.

Tilt and Turn windows are a good idea for flats as the cleaning of them is much easier as when they are turned the outer side can be accessed to keep them clean. Although they can be a little more expensive in the outset, the cost saving against a monthly window cleaner would be worth while for the long run.

Replacement windows are usually fitted with window locks and replacement doors with 5 lever mortice locks for security.

Building Regulations

It should be noted that all replacement window units should comply with current Building Regulation requirements. Most larger window companies are members of the FENSA scheme and their windows will comply with the building regulations without the need to make an application for building regulations approval.

It is best to check this with the window supplier, but if in doubt, please check the FENSA website at www.fensa.co.uk

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