Appeal 6002116

The appeal is allowed and planning permission is granted for stable block at [site address] in accordance with the terms of the application, Ref 24/00108/FUL, subject to the conditions as set out in the attached schedule.

I have adopted the description of development as set out in the decision notice. Having reviewed the plans on which the Council based its determination, I am satisfied that this description accurately reflects the proposal before me.

The main issue is the effect of the proposed development upon the character and appearance of the appeal site and the wider landscape.

[site address] comprises several substantial buildings, most of which are constructed from stone. The residential property forms the focal point of the site, acting as an anchor due to its function, central location and two‐storey scale. It is accompanied by an existing stable block, a workshop, and a surrounding paddock. The proposed development would be positioned away from the central residential property and its associated buildings. While this would create a degree of separation from the established core of the site, I am not persuaded that such positioning would result in a material harm to the character or appearance of either the appeal site or the wider landscape.

The wider setting comprises rolling agricultural fields within which farmsteads of varying sizes and configurations, often with buildings in relatively close proximity to each other to promote a functional farmstead. Upon entering the appeal site, the residential property immediately asserts itself as the central focal point, displaying a degree of grandeur that is also appreciable from the wider landscape. Its substantial, imposing form at the heart of the site contributes to a distinctly developed and managed character. Consequently, [site address] is defined by the presence of large, visually prominent structures, distinguishing it from the simpler, more agrarian appearance of other farmsteads in the surrounding area.

In this context, the siting of a smaller building away from the dominant central dwelling and its peripheral structures would not appear incongruous. Given the more formal and grand character of [site address] , as opposed to a purely functional agricultural holding, the introduction of a modestly scaled building in a peripheral position would not be perceived as unusual within this particular and specific setting.

Furthermore, the distance of the proposed siting of the proposal to this central anchor would not appear unusually large, due to the presence of connecting infrastructure in the form of a horse paddock in between them. This paddock adds to the developed and managed appearance of the appeal site, even if this development does not strictly constitute as a typical built form. I am also cognisant that the existing stables and other buildings are located to the edge of the boundary to the other side of [site address] . These are of a similar size and height to the proposed development. As such, buildings towards the edge of the appeal site, which are of a similar size, are a characteristic of this specific location when viewed across the landscape.

Where the proposal would be visible, it would be moderated by its position adjacent to a hedgerow and by the slight reduction in ground level relative to the existing residential property. The natural undulation of the landscape would offer some additional, albeit limited, screening when viewed from wider vantage points. However, when the background of the existing residential property is brought into this consideration, the proposed development would not be as easily perceptible when viewed across the landscape.

The Council note that the specific appearance of the building is also of concern due to the proposed gable detail to the roof form. However, during my site visit, it was noted that a mixture of gable and hipped roof forms are found to the buildings found within [site address] . The use of stone would respond positively to the high use of stone across the wider appeal site.

To conclude, the proposed development would not conflict with Policies SS9, SC3 and SC2 of the Local Plan for Bolsover District 2020. Collectively, these policies seek for development to respect the form, scale and character of the landscape, which also responds to the established character and local distinctiveness.

The Council did indicate which conditions it wanted to be considered in the event that the appeal was allowed. In my assessment of these conditions, I have undertaken minor changes to meet the six tests for imposing conditions.

In addition to the statutory time condition [1], a condition specifying the approved plans [2] are justified in the interests of certainty. The submission of a detailed schedule of all external facing materials before any development above ground level [3] is necessary to ensure that the development is completed with an appropriate material finish. I am cognisant that materials are stated on the proposed plans. However, whilst they give an indication of a general finish, they do not contain the specific details of the materials which are to be utilised, such as their supplier and exact appearance. A condition which restricts the use of the stable block to the incidental enjoyment of [site address] [4] is necessary to ensure that the development does not give rise to impacts which have not been considered as part of this assessment.

For the reasons given above the appeal should be allowed.

The development hereby permitted shall begin no later than three years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following drawing numbers: • P578(24).10 ([name]) • P578.(24)01 Revision Av3 (Stables)

No development above ground level shall take place until a detailed schedule of all external facing materials has been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved schedule details.

The stable block hereby permitted shall be used for the private use incidental to the enjoyment of the dwelling house known as [site address] and shall not be used for any commercial purpose.