Appeal 6003048

The appeal is allowed and planning permission is granted for garage doors at [site address] , [site address] , Gawcott [postcode] in accordance with the terms of the application, Ref 25/01946/APP, and the plans numbered MF_PR_EL_200, 21-33-101, subject to the following condition:

Prior to any change in colour to the garage doors hereby permitted, details of the proposed colour shall have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

I have removed the words ‘retrospective’ and ‘retention of’ from the description of development above, as it does not describe development. However, for the avoidance of doubt, I saw on site that the garage doors are in place, in accordance with the plans before me, and I have considered the appeal on the basis that the development has already taken place.

The appeal relates to the [name] listed building known as ‘[name] and [name], which is located within the Gawcott Conservation Area (CA). In reaching my decision, I have considered the statutory duties under sections 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act, 1990 (the Act).

The main issues in this case are whether the works preserve the listed building or its setting, or any features of special architectural or historic interest that it possesses and preserve or enhance the character or appearance of the [name].

The appeal property is a grade II listed building1 fronting [address] within the settlement of Gawcott. The two storey property was listed in 1952 and consists of what was originally two separate cottages with a shed deriving from the late 17th century. It has since been remodelled, including the demolition of the frontage of the second cottage to create the current linear form. It is formed of red brick in English bond on a coursed squared limestone plinth, with a plain-tile roof and brick ridge stack.

The significant repair work both externally and internally means that the original 3- unit through-passage plan originally is somewhat obscured and there are substantial clearly modern additions/repairs. However, the original farmhouse character remains evident.

Given the above, I find that the special interest and significance of the listed building to be primarily associated with its historic and architectural interests as a good illustration of mid late 17 century vernacular domestic architecture which has evolved over time. Important contributors in these regards which are pertinent to the appeal are extant historic fabric; and key historic features and detailing.

The extensive recent works2 undertaken at the property includes a new detached garage at the rear. The siting of the erected garage does not obscure the historic form of the primary building, and its traditional design and form ensures that it has a neutral effect on the asset’s historic and architectural interests and therefore significance. The generally open domestic garden setting of the listed building and nearby remaining agricultural buildings allows its historic form to be experienced and its former farm context to be appreciated. The setting therefore contributes in a positive way to its special interest.

The appeal site is located within the [name]. The CA is centred around [address], and I observed that the significance of the CA as a whole in part derives from its rich and cohesive number of vernacular historic 18th or 19th Century buildings, in addition to some earlier 16th and 17th century properties, which form a fine and consistent townscape.

As a vernacular 17th century building, [site address] contributes positively to the character and appearance of the CA as a whole.

The installed garage doors are not as originally approved, and instead of the simple timber design and ‘barn like’ doors shown on the previously approved drawings, a pattern is added to the timber. By virtue of the subtle nature of the pattern and retention of a timber material, the installed doors are in keeping with the traditional style of the new building and do not appear incongruously domestic. This ensures that the garage does not obscure nor harm the retained farm and agricultural links of the surroundings. It does not compete with nor obscure the architectural qualities of the listed building and does not affect the authenticity of how [site address] is experienced, nor alter the ability to appreciate its significance.

This traditional appearance of the garage doors ensure that they also sit comfortably within the surrounding high quality townscape character and 1 [name]:1205840 2 Including approval reference 22/03944/APP vernacular buildings of the CA. It therefore preserves the character of the CA as a whole.

I conclude therefore that the development preserves the listed building and its setting, and any features of special architectural or historic interest that it possesses; and preserves the character and appearance of the Gawcott Conservation Area. There is no conflict with Policies BE1 and BE2 of the Vale of Aylesbury Local Plan (2021) which, amongst other matters, require that development complements and respects the character of its context the locality and that the historic environment be preserved or enhanced. For these reasons, the appeal scheme also does not conflict with the statutory presumptions set out in sections 66(1) and 72(1) of the Act and satisfies the historic environment conservation and enhancement policies of the Framework.

The Council has submitted a suggested condition were the appeal to be allowed. I have considered this having regard to the advice set out in both the Framework and the Planning Practice Guidance.

Given its location within the CA and adjacent to the listed building, a condition securing details of any future colour change to the garage doors is appropriate in order to ensure that the historic environment be preserved.

For the reasons set out above, and having regard to all the other matters raised, I conclude that the appeal should be allowed.