Appeal 6001433

The appeal is allowed and planning permission is granted for Proposed erection of a flat roof dormer at [site address] , Ledbury, [postcode] in accordance with the terms of the application, Ref 251856, subject to the following conditions:

The development hereby permitted shall be carried out in accordance with drawing nos; 2083 100, 2083 202, 2083 203, and 2083 204.

The development hereby permitted shall begin not later than three years from the date of this decision.

The site visit was undertaken by a representative of the Inspector whose recommendation is set out below and to which the Inspector has had regard before deciding the appeal.

The main issue is the effect of the proposal on the character and appearance of the host dwelling and on the setting and significance of the [name] listed [name] to the east.

The appeal site lies within open countryside to the south‐west of Ashperton. The wider area falls within [name] 5: [name] and Estates, characterised by dispersed settlement, agricultural land, and a strong rural vernacular of traditional roof forms, timber framing, brick, render, slate, and pantiles. Although surrounding dwellings exhibit traditional architectural qualities, the appeal property itself is a modern building of modest architectural interest, whose simple, unobtrusive form already distinguishes it from the historic vernacular around it.

To the east is [name] ([name]), a 17th century timber‐framed dwelling with painted brick/wattle‐and‐daub infill and a red pantiled roof. To the north lie [address] and [address], both also of traditional character. It derives significance principally from its 17th‐century timber framing, intact form, and coherent rural setting within a small historic building group. The significance of its setting lies in its immediate relationship to the agricultural landscape and its legibility as a traditional farmhouse.

The proposal would introduce a flat‐roofed dormer into the eastern catslide roof, finished in zinc seam cladding with aluminium windows. This would alter the existing roof profile, creating a contemporary projection with a more angular appearance than traditional dormers commonly associated with the locality.

Having visited the site, the dormer would be positioned on the eastern roof slope, heavily filtered by existing boundary treatment and the spacing of built form. Public views from surrounding lanes are minimal, oblique and often screened, meaning the dormer would not form a prominent or intrusive addition to the wider landscape. From within the domestic curtilage, the addition would appear as a contemporary extension to a modern dwelling, consistent with the existing contemporary design of the dwelling.

The appeal property and listed [name] are separated by established boundary treatment and vegetation. Intervisibility between the proposed dormer and the listed building is very limited, with the change occurring on the side of the modern dwelling that is not prominent within any views of the [name]. The scale and modest form of the dormer would ensure that even where glimpsed, it would not interfere with appreciation of the listed building’s architectural detailing.

The proposed addition does not alter the historic spatial arrangement between buildings and does not encroach on the farmhouse’s rural setting. There would be no visual interaction between the dormer and the heritage asset, therefore resulting in no harm caused to the character and appearance of the heritage asset.

The proposal would respect the character and appearance of the host building and area and would preserve the setting of [name]. It therefore complies with Policies SS6, SD1, and LD1 of the Herefordshire Local Plan Core Strategy 2011-2031 (2015), and Policy D1 and E1 of the Ashperton Neighbourhood Development Plan 2018-2031 (2020), which ensure developments enhance the setting of settlements and protect the area’s character.

I have considered the advice contained within the Planning Practice Guidance relating to conditions. A condition regarding the time for commencement and plans condition are necessary in the interest of certainty.

For the reasons given above and having had regard to all other matters raised, I recommend that the appeal should be allowed.

I have considered all the submitted evidence and my representative’s report and on that basis the appeal is allowed.