Appeal 6002925

Appeal A is allowed and planning permission is granted for alteration of existing modern extension including changes to fenestration and replacement of chimney stack with bay window at [site address] [postcode] in accordance with the terms of the application, reference: DM/25/2369 and subject to the conditions in the attached schedule.

Appeal B is allowed and listed building consent is granted for alteration of existing modern extension including changes to fenestration and replacement of chimney stack with bay window at [site address] [postcode] in accordance with the terms of the application, reference: DM/25/2370 and subject to the conditions in the attached schedule.

As the appeal relates to a listed building, I have had special regard to sections 16(2) and 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (the Act).

The main issue is whether the proposal would preserve a [name] listed building, known as ‘ [site address] (Ref: 1025589) and any of the features of special architectural or historic interest that it possesses. Appeal Decisions – Appeal A: 6002923 and Appeal B: 6002925

[site address] is a [name] listed building, which dates back to the 18th century. It is two storeys high, with attic. The front elevation is finished with white weatherboarding and features traditional casement windows. The end walls are constructed with red brick, with some burnt headers, which is laid in English bond. The historic part of the building has a Horsham slab roof, with a chimney on either side of the building. The listed building has a modern, rear extension, which is constructed of red brick. The extension features full height glazed doors, dormer windows and a large chimney on the gable end.

Based on my site visit and the evidence before me, I find that the listed building’s special interest, insofar as is relevant to these appeals is derived from its historic and architectural interest, as an illustration of 18th century domestic architecture. The building’s surviving historic fabric, use of traditional materials and its pleasing architectural style and design make important contributions in these regards.

The proposal seeks to demolish an existing chimney and make changes to the fenestration on the rear projection. Given that this part of the building was constructed in the late-20th century, the proposal would not result in the loss of any historic fabric. The chimney that is proposed to be removed is of limited architectural merit. The modern chimney has a large base that dominates the rear elevation of the building. While glimpses of the modern chimney stack are visible from the public realm, the eye is drawn to the historic part of the building and its taller, chimney stacks. I do not find that the modern chimney stack adds to the building’s significance or special interest. Consequently, I do not find that its removal would cause any harm to the special interest of the listed building.

The proposed bay window would be modest in size and would utilise traditional materials. It would be sited on a modern part of the building, which currently features full height glazing and dormer windows. The proposal would appear subservient in respect to the rear elevation and I do not find it would appear out of character on the modern part of the building. Overall, I find that the proposed bay window would preserve the special interest of the listed building.

The proposal would also result in alterations to the fenestration on the late-20th century part of the building. The Council raises no objection to this part of the proposal and based on the evidence before me and my site visit, I find no reason to reach a contrary conclusion to the Council on this matter.

For the reasons given above, I conclude that the proposal would preserve the special interest of the listed building. Consequently, the proposal would satisfy the requirements of the Act and the historic environment policies within the Framework. The proposal would also comply with Policies DP26 and DP34 of the Mid Sussex District Plan 2014 – 2031 adopted March 2018. These policies among other things seek to promote well located and designed development, which protects the valued characteristics of the built environment for their historical and visual qualities and that alterations or extensions to a listed building respect its historic form, scale, significance and fabric. Appeal Decisions – Appeal A: 6002923 and Appeal B: 6002925

The appeal site lies within the High Weald National Landscape. Given the modest nature of the proposal, the Council confirms that the appeal scheme would conserve the landscape and scenic beauty of the National Landscape. Based on my site visit and the evidence before me, I find no reason to reach a contrary conclusion to the Council on this matter.

In the interests of certainty, a condition specifying timescales is required for both appeals and an approved plans condition is required for Appeal A. An approved plans condition is not necessary for Appeal B as there is no provision for a minor material amendment to a listed building consent. Conditions in respect to external materials and detailing are required to ensure that the proposed works assimilate well with the existing building.

Appeal A - For the reasons given above, having regard to the development plan as a whole and all other relevant material considerations, I conclude that the appeal should be allowed.

Appeal B - For the above reasons and having regard to all other matters raised, I conclude that this appeal should be allowed.

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

The development hereby permitted shall be carried out in accordance with drawing nos: 2505BU_R0_000; 2505BU_R0_100; 2505BU_R0_101; 2505BU_R0_102; and, 2505BU_R0_103.

The works authorised by this consent shall begin not later than three years from the date of this consent

The new hung tile required to make good the first floor of the building where the chimney is removed shall be clay tile to match the existing adjacent material in colour, texture and profile.

The new brickwork at ground floor to make good where the existing window is removed shall match the existing adjacent material in colour, texture and bonding pattern and in colour, texture and style of pointing.