Appeal 6002061

The appeal is allowed. Listed building consent is granted for internal alterations to the layout of [site address] , Devon, [postcode] . Consent is granted in accordance with the terms of the application reference P/2024/0697/LB and the plans submitted with it.

[site address] is a grade II listed building1. [site address] is a ground floor unit.

The works have been completed. These include the removal of some sections of internal partitions, new wall partitions, new internal door openings, the closure of some others, some new windows and some replacement fireplaces.

The main issue is the effect upon the special architectural and historic interest of [site address] .

[site address] is a mid-19th century, two storey villa. Over time, this building has been altered and enlarged, including subdivision into flats through various permitted schemes of conversion / adaptation. For the ground floor flat, amongst other things, this has resulted in the construction of a small, single storey flat roof kitchen extension at the rear, some internal wall partitions, the lowering of the ceiling height / a suspended ceiling in what appears to have been the former kitchen (now bedroom 3), as well as replacement fireplaces in some rooms.

The heritage interest (significance) of [site address] is primarily derived from its special architectural and historic qualities. These include a symmetrical 3-bay front with deep boxed eaves, recessed centre bay, outer bays, central enclosed projecting porch with paired pilasters, surviving 12-pane sash windows, hipped slate roof, external plastered walls, chimney stacks and its double-depth plan form. 1 The provisions of section 16(2) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended) are engaged. Notwithstanding the above noted permitted works of conversion / adaptation, the building remains legible as a fine Victorian villa with its original double depth plan.

The works that have recently been undertaken to the flat roof kitchen extension include new thermal wall insulation, replacement windows, blocking up a modern doorway and new external render. The LPA appears to be unconcerned by these works. I consider that they comprise a very small enhancement to the appearance of the building, as well as helping to improve its thermal efficiency.

What would appear to have been a mid-20th century doorway between bedroom 1 and the bathroom / en-suite has been blocked up, as well as another modern doorway blocked up in the en-suite to bedroom 3 with a new doorway provided in a modern partition wall. These works have not resulted in the harmful loss of any important building fabric and have no adverse impact on the building’s plan form.

The replacement surrounds to the fireplaces in two of the rooms include chunky timbers that are uncharacteristic of a mid-19th century villa. However, on the basis of the evidence before me, it appears, in all likelihood, that the original surrounds were removed many years ago as part of the permitted schemes of conversion / adaptation and modern ‘DIY kit’ surrounds to the fireplaces installed. There is no indication of any loss of important historic building fabric arising from the installation of the new timber surrounds. Whilst an opportunity appears to have been missed to install more sympathetically designed replacement surrounds to these fireplaces, it could not reasonably be argued that the ones now in situ are any more or less harmful to the character or architectural qualities of the building.

A new internal partition / studwork wall has been constructed in bedroom 3 to create a separate utility room / space. This has reduced the size / proportions of bedroom 3 and is an alteration to the floor plan. However, the original ground floor plan remains clearly discernible and the utility room / space allows this part of the listed building to meet the requirements for modern day living. There is no indication that these works have resulted in the loss or disturbance of any important historic fabric. These works are also capable of being reversed should modern living requirements change in the future.

The works that are the subject of this appeal have resulted in a neutral effect upon the overall character and integrity of the listed building. The original plan form remains legible and some limited public benefit is derived from the enhancement to the appearance of the kitchen, increased thermal efficiency and ensuring the ground floor remains suitable for modern day living and in residential use.

Given all of the above, I conclude that the works preserve the special architectural and historic interest of the listed building and accord with the provisions of local2 and national3 planning policies that are aimed at protecting the historic environment. The appeal therefore succeeds.