Single-storey barn extension at Sweet Briar Cottage Conksbury Lane Youlgrave

The extension proposed

The application sought a single-storey extension with a pitched roof, glazed link and extensive glazing, providing a garden room for visiting children and grandchildren.

“The extension would be single storey under a pitched roof and project from the dwelling by a flat roof glazed link. Full height glazing is also proposed to the north and west elevation. The east elevation under the pitched roof is to remain solid, with matching stonework.”

“It is advised the extension would provide a garden room for required additional living space to accommodate the applicants’ children and grandchildren upon visiting.”

Officer report

The site and surroundings

Sweet Briar Cottage is a converted single-storey barn in Youlgrave Conservation Area, with stone walls, a tiled roof, gardens and nearby converted barns.

“Sweet Briar Cottage is a single storey converted barn located within the village of Youlgrave and its Conservation Area. The north elevation of the building forms part of the Conservation Area’s boundary.”

“The nearest neighbouring dwelling is Corneia, one of the three dwellings within the converted two storey range of barns located immediately to the south west elevation of Sweet Briar.”

Officer report

Earlier applications and advice

Earlier records include the barn conversion, a replacement front door, and advice that a proposed conservatory’s modern, heavily glazed design would harm the dwelling.

“PDNPA Enquiry 35706 – Report issued 09/12/2019: Proposed small conservatory on rear of property. PDNPA advised the proposed design would be modern in appearance with too much glazing and would result in harm to the character of the dwelling. For this type of traditional building smaller simple lean-to extensions using material to match are more suited, however in this case as this building is single storey, this may not be possible due to limited height.”

“NP/DDD/0212/0200 – Approved 08/05/2012: Replacement front door, approved.”

Officer report

What officers recommended

Officers recommended refusal because the extension’s form, scale, detailing and materials would harm the barn and the Conservation Area without sufficient public benefit.

“The proposed extension would by virtue of its form, scale, detailing and use of unsympathetic materials represent an incongruous feature that would lead to a less than substantial harm to the significance of the non- designated Heritage Asset by undermining its historic character and appearance.”

“The extension by fundamentally altering the historic character and appearance of the building would consequently undermine the retained, legible character and appearance of the former barn complex and the contribution it makes to the setting and significance of the Youlgrave Conservation Area.”

Officer report

The main planning concerns

Officers considered the extension would lose the building’s simple form, dominate its elevations, conflict with its openings and roofs, and cause heritage harm.

“The introduction of an extension on the north elevation would result in the loss of the existing simple linear form and rectangular plan of the building; this form is an important part of its distinctive historic, former agricultural character and appearance and its loss would be harmful.”

“The projection would furthermore appear awkward and contrived with its combination of flat roof and pitch roof when compared with the simple western gable to which it would be adjacent while its sizable depth would ensure it would compete for visual prominence with the existing western gable.”

Officer report

Consultation responses

The Highway Authority had no comments, the parish council supported the application, and one letter said it would enhance and blend with the property.

“Highway Authority – no material impact on the public highway, so no comments to make.”

“During the consultation period the Authority has received one letter of support stating ‘It can only enhance the property and would blend in well with existing’.”

Officer report

Who spoke

The agent spoke under the public participation scheme, and the recorded point concerned the proposed development’s fenestration.

The final decision

The application was approved subject to amended fenestration, matching materials, agreed window and door frames, black rainwater goods and other conditions.

“That the application be APPROVED subject to the following conditions:”

“In accordance with approved plans (to include amended plans showing amended fenestration)”

Minutes