Appeal 6004120

The appeal is allowed, and the details submitted pursuant to condition No 10 attached to planning permission Ref 23/00013/FL granted on 31 January 2025 in accordance with the application dated 31 October 2025 and the details submitted with it are approved.

Planning permission was granted for a new dwelling ([name]) and for the conversion of the existing barn ([name]) which is a non-designated heritage asset to a further dwelling. The condition subject to this appeal relates solely to [name].

The main issue is whether the submitted details satisfy the requirements of the relevant condition with regard to the character and appearance of the area, including whether it would preserve the setting of nearby heritage assets.

[name] is set back from the road and close to the listed building known as [name] at [address], [address], referred to by the parties as [address] (the Cottage).

[address] is a [name] listed building. It is currently a house but was formerly an outbuilding dating back to the late 16th century. It was altered and converted to a dwelling in the 19th century. The building has coursed rubble coal measures sandstone, with quoins and low stone plinth and slate roof. Internally it has 2 full cruck trusses with the remnant of a third in the gable. The windows at the time of my visit did not appear historic.

The special interest of the Cottage derives, so far as relevant to this appeal, from it being an example of vernacular agricultural building techniques, architecture and historic practices of this time and how such buildings have been adapted over time.

[name] is a stone building with pitched roof forming part of the same complex of buildings. Its significance, in part, also comes from it being an example of historic farm building architecture and practices in the area.

The setting of these buildings includes the historic farmstead layout and their building styles. These contribute to and are part of the special interest of the Cottage and [name] historically. Nevertheless, there has subsequently been considerable development around the former farmstead, and the Cottage is currently experienced with many more modern buildings as part of the settlement. This includes varying materials and styles of window. [address] itself has rooflights and other glazing that are relatively modern in appearance.

[name] would be viewed and experienced with both the Cottage and [name]. The proposed windows for [name] would not be timber, However, neither are those at 179a, the former farmhouse. They would match the colour of the windows at [site address] and other nearby properties and have a flush stone cill. PVC is found at many other buildings nearby and given the similar design to those at and close to the former farmstead the materials would not be obvious, incongruous or noticeably different. The proportions and design of the windows, being flush casement ones would not be out of keeping with the area.

The windows would be discreet features in the wider setting of the Cottage and [name]. The agricultural vernacular appearance and farmstead setting would not be altered by the proposed windows.

As such, the proposal would preserve the setting of the Cottage and [name] as it relates to their special interest and significance and would not harm the character and appearance of the area. As such, there is no need to consider any public benefits of the proposal. It would accord with the heritage protection and design aims of Policies SDC6 and SDC9 of the North East Derbyshire Local Plan and the National Planning Policy Framework, as well as the requirements of section 66(1) of the Act1.

For the reasons given above the appeal should be allowed.