Listed building alterations at Farm Cottage & Old House, Wolverton

The site

The site spans Rectory Lane, with The Old House to the east and Farm Cottage to the west.

“The red line of the application site spans both sides of Rectory Lane with The Old House to the east and Farm Cottage to the west.”

“Farm Cottage is a two storey dwelling and the cart shed (to be converted) is grade II listed. The cart shed, whilst linked to Farm Cottage, currently remains within agricultural use.”

Officer report

Planning history

Earlier extensions were approved at both properties, while a holiday-let use and internal alterations were later approved at The Old House.

“Reference Description Decision Date BDB/32811 Single storey extension and internal alterations Granted 07.04.1992 BDB/32810 Single storey rear extension Granted 07.04.1992 24/00676/LBC Conversion of existing cart shed to habitable accommodation, ancillary to Farm Cottage and erection of single storey flat roof link extension. Demolition of existing garage and erection of new home office/utility/annexe at Old House.”

“Of note in the planning history of the approved application for The Old House, allowing a change of use to a sui generis mixed use of dwelling (one third) and holiday let (two thirds). The location plan for the holiday let application excluded the building proposed to be demolished by this application from the red line.”

Officer report

Officers’ recommendation

Officers recommended refusal because the garage demolition would cause unacceptable heritage harm and damage protected bat roosts despite repair being possible.

“The proposed demolition of the Grade II curtilage listed garage / store building at The Old House would represent the total loss of a heritage asset. Heritage assets, such as curtilage listed buildings, are irreplaceable and any harm or loss requires clear and convincing justification. No satisfactory justification has been provided.”

“The proposed demolition of the existing garage / store building at The Old House would result in loss, deterioration and harm to protected species (consisting of day roosts for common pipistrelle and western barbastelle (assumed), and night roosts for common pipistrelle, soprano pipistrelle and long-eared bats) and their habitats.”

Officer report

Why officers objected

The garage was treated as part of the listed building, and its complete loss lacked clear justification or public benefits outweighing the harm.

“The Old House is Grade II listed, and the former garage / store is curtilage listed and is treated as part of the listed building. The proposals for the garage / store would result in the total loss of a curtilage listed building to be replaced with a new building. Whilst it is recognised the existing building is in need of repair, paragraph 209 of the NPPF is explicit that the current condition of the building cannot be taken into account when making a decision.”

“The Bat Survey and Mitigation Report concludes that the proposals to The Old House, to demolish the garage / store, would be likely to harm bats through the loss of several existing roosts currently housed within the existing garage / store building. Given that it is considered that the garage / store building is capable of being repaired based on the information submitted with the application, it is…”

Officer report

Who spoke

A ward councillor asked for committee consideration, supporting rebuilding the building to conserve it and bring it back into use.

Members’ discussion

Members sought further information about the existing garage’s structural condition and whether it could be repaired and retained.

“As the previous application was deferred for additional information. Members…”

“RESOLVED that: the application be DEFERRED to seek further information in relation to the structural report on the existing garage to demonstrate whether it can be repaired and retained.”

Minutes