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The Grange Association is frequently asked to advise on the permissions required by residents who are repairing or replacing their windows within the conservation area. The planning guidance has been somewhat ambiguous in places and we have previously adopted an approach based on our experience of prior applications and the responses they received. We have generally advised residents in unlisted properties in the conservation area to seek a Certificate of Lawfulness for replacement windows where these are not materially different (e.g. the introduction of slimline double glazing, with no other changes). Owners of listed properties will always require Listed Building Consent (LBC) for any replacements.
New legislation in May 2024 clarified the requirements, changing the need for planning permission for the replacement of windows in certain circumstances. In essence, owners of unlisted properties in the conservation area will now be advised to submit an “Application for Prior Approval“, rather than to apply for a Certificate of Lawfulness.
If your property is a listed building then these changes do not affect you and you should continue to apply for planning permission and listed building consent (LBC) for replacement windows.
If your property is in a Conservation Area the Permitted Development Rights have changed which means you may be able to alter or replace your windows without requiring planning permission. Alterations to windows to the rear of a property that is not a principal elevation (the elevation of the original dwellinghouse which by virtue of its design or setting, or both, is the principal elevation) or a side elevation that doesn’t face a road do not require planning permission.
Applications for Prior Approval can now be submitted to determine the acceptability of windows on the front/principal elevation and side windows facing a road. This allows the Planning Authority to consider whether the proposed replacements will need planning permission. The prior approval will consider the following matters:
1. Opening Method
2. Number of window panes
3. Orientation of Window Panes
4. Colour of Window Panes
5. Dimensions of the Window Frame
6. Dimensions of the Astragals
7. Colour of the Window Frame or Astragals
If the proposals significantly alter the character of the original windows, then it is likely that the Prior Approval will be refused and an application for Planning Permission would be required. Further guidance on the acceptability of replacement window can be viewed in our planning guidance on listed buildings and conservation areas.
Applications for Prior Approval must contain a location plan, description of the proposed replacement windows and a fee of £115. Forms can be downloaded at eplanning Scotland and submitted by email to planning@edinburgh.gov.uk. (Note that the ‘Prior Approval’ application currently remains a form to be completed and emailed to the planning department, rather than the fully online functionality for other planning applications on the e-Planning website.)
If your property is outwith the World Heritage Site, a Conservation Area or is not a listed building then you do not need planning permission to replace your windows. Check if your building is in a Conservation Area or listed on the Council’s website here.
The flow chart below illustrates the decision process for permission for replacement windows:
The Council has also issued a helpful “Quick Guide to Windows” with more information. Full details on Altering or replacing existing windows is online in Planning circular 1/2024: householder permitted development rights.
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