Appeal 6004713

The appeal is allowed and planning permission is granted for demolition of existing shallow pitched garages and construction of single garage/carport at [site address] , Essex [postcode] in accordance with the terms of the application, [name]/1410/25, subject to the conditions in the attached schedule.

An application for costs by the appellant against the Council is the subject of a separate decision.

I have removed the term ‘similar to the 1985 approval EPF/1149/85’ from the description of development in the banner heading above, as that wording does not describe a form of development.

Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (LBCA) requires the decision maker, in considering whether to grant planning permission for development which affects a listed building or its setting, to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Additionally, Section 72 of the LBCA requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of a conservation area.

The main issue is whether the proposal would preserve the setting of the [name] listed buildings known as [site address] and Pump at [site address] .

The Limes1 is a handsome [name] listed house dating back to the 18th century, which faces out onto the local village green. For the purposes of the appeal its 1 [name]. 1123928 significance lies in the fineness and proportions of its well-preserved architectural detailing, and in its impressive, imposing presence. The latter reflects wealth and status, and is derived from the detailing of the house, from the width of its frontage, and its spacious plot.

The Pump2 is a cast iron water pump dating to the late 19th century, positioned alongside [site address] . For the purposes of the appeal the significance of the Pump lies in its underlining [site address] as an impressive building reflecting wealth and status.

The appeal site includes curtilage-listed outbuildings known as the Stables and the Granary, and two simple garage buildings (the garages). These, along with a workshop building, are clustered around a courtyard broadly south southeast of [site address] . Though separated by a generous gap, this collection of buildings is nevertheless recognisably within the curtilage of [site address] , and forms part of its setting.

The setting, including the appeal site, makes a positive contribution to the significance of [site address] and the Pump in two respects. Firstly, it underlines the impressive status and scale of the house and its grounds, identifying [site address] as requiring, or historically having required, a small complex of working outbuildings to support its ongoing maintenance. Secondly, the outbuildings combine being attractive and traditional in appearance themselves with being sufficiently modest in size and design as not to compete with [site address] for prominence. The significance of the Stables and the Granary is also drawn from these two factors.

It is proposed to remove the garages and erect a timber framed and clad double garage and carport building. It would be broadly traditional in design, raised on a brickwork plinth with a tiled roof. The site and the wider area contain a notable mix of traditional building styles and materials, and I do not therefore see these elements of the proposal as harmful. It would not contain any windows or domestic doors and, as such, would be readily recognisable as a subservient domestic outbuilding.

The proposed building would be around a metre taller and have an overall footprint greater than double that of either of the garages. Moreover, whilst the garages are modest, simple, and have an unassuming presence, the proposed building would be a little more ornate, drawing the eye to it to a greater degree.

Even so, the proposed building would be seen alongside a two-storey, part timber-clad dwelling at [address], rather than in isolation, and would appear as a modest development in that visual context. The proposal would maintain the existing arrangement in which outbuildings become steadily shorter in height the further they are from [site address] ; an important visual indicator of deference.

The modest increase in built footprint would be mitigated by greater openness to the front of the courtyard. This would positively affect face-on views of [site address] from the village green, in which I found to be the relationship between the listed building and its setting to be most readily appreciated. In these respects, and on a more fundamental level, the proposal would maintain the appearance and feel of a cluster of working outbuildings arranged around a courtyard in service to [site address] . 2 [name]. 1337193

Overall, I am content that the setting, including the appeal site, would continue to make much the same positive contribution to the significance of [site address] , and that the effect of the proposed development would be neutral in that respect.

The Council has raised no objections to the effect of the proposed development on the [site address] Conservation Area (the CA). With reference to the [name] (2007), for the purposes of the appeal the significance of the CA is in the largely intact historic pattern of development, and the range of historic buildings, located around the edge of the village green. [site address] is prominent amongst these. For the same reasons that I find the proposal would preserve the setting of [site address] , I am also content that it would not harm the character and appearance of the CA.

I conclude that the proposal would preserve the setting of the [name] listed buildings [site address] and the Pump, and also the character and appearance of the CA. This would satisfy the requirements of the LBCA, the objectives of the National Planning Policy Framework (the Framework) and would not conflict with policy DM7 of the Epping Forest District Local Plan (2023) which seeks, among other things, to ensure that heritage assets and their settings will be preserved or enhanced.

Given my findings above it has not been necessary for me to consider any other arguments made regarding the need for the proposed development, nor any benefits it may deliver.

The conditions set out in the accompanying schedule are based on those suggested by the Council. These conditions have been considered against the tests of the Framework and advice provided by the Planning Practice Guidance.

In addition to the standard time condition, I have imposed a condition requiring that the development is carried out following the approved plans, for the avoidance of doubt and in the interests of certainty. Conditions requiring agreement over external finishes are required in the interest of the setting of the listed buildings and the visual amenity of the area.

For the reasons given above the appeal is allowed.

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

The development hereby permitted shall be carried out and retained strictly in accordance with the following approved plans: Location Plan; 2312-P-403; 2312- 204; 2312-P- 904/A; Heritage Statement/June 2025; [name]/April 2025; EFDC Sustainability Guidance and Checklist; [name]/July 2025.

Prior to their installation, full specification of the external finishes of the development hereby approved shall have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Additional drawings that show details of proposed doors, eaves, fascias, cills, and structural openings, by section and elevation at scales between 1:20 and 1:1 as appropriate, shall be submitted to and approved by the Local Planning Authority in writing prior to the commencement of any works. Thereafter, the development shall be completed in accordance with the approved details and so retained.

All new rainwater goods and soil and vent pipes shall be of black painted metal. Schedule Ends