Kitchen extension at Luxford Farm, Eridge Road, Crowborough

What was proposed

A single-storey courtyard extension would create a larger kitchen, using stone, clay tiles, metal windows and timber fenestration.

“Executive Summary The application seeks a single-storey extension within the existing courtyard to enlarge the kitchen area. This involves converting the existing boot room and kitchen into a new kitchen and larder. The proposal follows a previously refused application for a similar extension. The property is a Grade II listed building.”

“Proposal Planning application ref WD/2025/1341/F has been submitted to run alongside this application for Listed Building Consent. The reports should be read in conjunction with one another. The proposal seeks a single storey extension with pitched roof and ridge running east to west. The extension would be composed of stone with clay tile roof, metal windows and timber fenestration.”

Officer report

The site

The property is a Grade II listed building with a courtyard, associated farm buildings, gardens and surrounding residential development.

“Site and Surroundings Luxford Farm is a Grade II Listed property on the northern side of Eridge Road located to the far northeast of Crowborough. The property is accessed from a private drive off the A26 leading to a courtyard with garage to the north with the associated oast house behind and the main dwelling to the east of the entrance.”

“Site Constraints The application site is subject to the following constraints: • The application dwelling is a Grade II Listed Building.”

Officer report

Earlier applications

Earlier proposals for kitchen extensions were withdrawn or refused, following several approved alterations and extensions to the property.

“Independent of adjacent buildings – Approved 8 July 2002 WD/2002/0305/LB – Exchange positions of a door and window, remove small internal wall and door in recently built extension – Approved 8 July 2002 WD/2016/0096/F & WD/2016/0097/LB - Alterations and extension to rear of house – 4 May 2016 WD/2017/1102/F – Brick walling to form walled kitchen garden and greenhouse – Refused 1 August 2017 WD/2018/1602/LB – Proposed replacement windows – Approved 14 March 2019…”

Officer report

Consultation responses

The Town Council recommended approval, the Heritage Officer objected, and seven notifications supported the application.

“Consultation Responses The following consultation responses and representations have been received. These responses are summarised. Full versions of the consultation responses and representations are available on the case file available on the Council’s website (link above). Statutory Consultees Crowborough Town Council: Recommends Approval – The Town Council has no comments. Non-Statutory Consultees Heritage Officer - Objection…”

“Summary: • Less than substantial harm to the designated heritage asset, no heritage benefits • Fails to preserve the listed building or its setting or any features of special architectural or historic interest it possesses.”

Officer report

Public speaking

There were no public speakers, and the local ward member did not speak on the application.

Members’ reasons

Members considered that local materials and specialist labour, together with exposing older walls, would provide public benefits outweighing the harm.

“It is the Committees opinion that the materials proposed will be locally sourced and will require specialist local labour. The existing kitchen being removed will open up the older walls of the building in the historic core, where they can be studied and appreciated. These would all be valuable public benefits which would outweigh the less than substantial harm identified.”

“The replacement of the kitchen within the present courtyard would be preferable to projecting it northwards beyond the footprint of the house, that is not an alternative option.”

Minutes

The vote

Six councillors voted for approval, with no votes against and no abstentions.

“A motion was proposed by Councillor Everitt and seconded by Councillor Howell, to approve the Listed Building Consent contrary to officer recommendation.”

“For: Councillors Everitt, Glynn White, Redman, Howell, Hulbert, Alison Wilson. (6) Against: None Abstain: None…”

Minutes

The decision

The committee granted listed building consent contrary to the officer recommendation and delegated conditions to officers.

“RESOLVED: That Contrary to officer recommendation that Listed Building Consent be granted for the following reasons:”

Minutes