Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — by Paul Thompson DipTRP MAUD MRTPI an Inspector appointed by the Secretary of State Decision date: 24th October 2022

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — Faringdon, SN7 8QD • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr and Mrs Green against the decision of Vale of White Horse District Council. • The application Ref P21/V1926/HH, dated 2 July 2021, was refused by notice dated 23 August 2021. • The development proposed is re-submission of approved scheme 're-submission of approved planning application P20/V1648/LB & P20/V1647/HH. Revised scheme to include additional rear extension. Revised scheme to include the removal of the additional rear extension and its replacement as an additional front extension' (dated 14.06.2021; planning reference P21/V0722/HH & P21/V0723/LB). Revised scheme to include a first floor gable addition to the outbuilding.

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — Faringdon SN7 8QD • The appeal is made under section 20 of the Planning (Listed Buildings and Conservation Areas) Act 1990 against a refusal to grant listed building consent. • The appeal is made by Mr and Mrs Green against the decision of Vale of White Horse District Council. • The application Ref P21/V1927/LB, dated 2 July 2021, was refused by notice dated 23 August 2021. • The works proposed are re-submission of approved scheme 're-submission of approved planning application P20/V1648/LB & P20/V1647/HH. Revised scheme to include additional rear extension. Revised scheme to include the removal of the additional rear extension and its replacement as an additional front extension' (dated 14.06.2021; planning reference P21/V0722/HH & P21/V0723/LB). Revised scheme to include a first floor gable addition to the outbuilding.

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. https://www.gov.uk/planning-inspectorate

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. https://www.gov.uk/planning-inspectorate Appeal Decisions APP/V3120/W/21/3286717, APP/V3120/Y/21/3286715 2) The development hereby permitted shall be carried out in accordance with the following approved plans: E001.00 Rev M, 010.01 Rev K, 011.01 Rev K, 030.00 Rev L, 031.00 Rev K, 035.00 Rev A and Additional Information (16.12.2020). Appeal B 2. The appeal is allowed and listed building consent is granted for a first floor gable addition to the outbuilding at Cherbury Cottage, Road Running From B4508 To Home Farm, Pusey, Faringdon, SN7 8QD in accordance with the terms of the application Ref P21/V1927/LB dated 2 July 2021 and the plans and documents submitted with it, subject to the following condition: 1) The works authorised by this consent shall begin not later than three years from the date of this consent. Applications for costs 3. Applications for costs were made by Mr and Mrs Green against Vale of White Horse District Council, which are the subject of a separate Decision. Procedural Matters 4. Despite the descriptions of development and works set out in the banner headings above, I have omitted superfluous information that does not form part of the description of development and works.

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. These are therefore for ‘a first floor gable addition to the outbuilding’ and I have dealt with the appeals on this basis. 5. The two appeals concern the same scheme under different, complementary legislation. I have therefore dealt with both appeals together in my reasoning. Background and Main Issues 6. The Council granted applications for listed building consent and planning permission in 2019, 2020 and 2021 relating to the scheme shown on the latest application drawings, works to which I observed to be under construction at the time of my visit. The appeal scheme now includes a gable extension to the north roof slope of the outbuilding south of Cherbury Cottage. As approval already exists for the remainder of the scheme and the Council’s concerns relate to the gable extension to the outbuilding, the main issue is whether the proposal would preserve a Grade II listed building, ‘Lodge Cottage’, which is now known as Cherbury Cottage, and any of the features of special architectural or historic interest that it possesses, including its setting. Reasons Special Interest, Significance and Setting 7. The appeal concerns Cherbury Cottage, a grade II listed house of mid-18th Century origin.

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. The evidence before me indicates that it has previously been used as a pair of farmworkers’ cottages in association with the adjacent farm. This is partly reflected by historic mapping, but the appellant indicates that, following modernisation, it was returned to a single house in c.1935. 8. The main range is of two storeys and constructed of limestone rubble beneath a 20th Century tiled roof. The appellants’ Heritage Statement and its Addendum https://www.gov.uk/planning-inspectorate 2

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. The evidence before me indicates that it has previously been used as a pair of farmworkers’ cottages in association with the adjacent farm. This is partly reflected by historic mapping, but the appellant indicates that, following modernisation, it was returned to a single house in c.1935. 8. The main range is of two storeys and constructed of limestone rubble beneath a 20th Century tiled roof. The appellants’ Heritage Statement and its Addendum https://www.gov.uk/planning-inspectorate 2

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. Appeal Decisions APP/V3120/W/21/3286717, APP/V3120/Y/21/3286715 (both 2019) include photographs of the cottage with later lean-to outbuildings to either gable end. That to the south end has since been removed in order to accommodate a glazed link extension between the house and outbuilding. 9. As far as it is relevant to the appeal before me, the significance of the listed building is to be found in its architectural and historic interest as a good example of a mid-18th Century former pair of farm cottages, with later alterations, built in a vernacular style. 10. The listed building also draws significance from its setting, which includes its substantial garden to the north, east and west, and the remainder of its curtilage to the south. Despite the presence of other outbuildings, most notably a large metal clad building to the south, the cottage remains the dominant building within its setting. Effect of the Proposal 11. The T-shaped roof of the approved scheme would not be a conflicting in form, as this is common in historic buildings and they are not, necessarily, arranged with cross-wings. Nevertheless, the evidence before suggests gables are also a local traditional building form.

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. The inclusion of the first-floor gable addition to the north end of the outbuilding, to effectively create cross-wings to its east and west, would therefore be an acceptable built form in this historic context. In particular, it would reflect the gable ends of the existing cottage and the approved alteration of a gable to the north lean-to. 12. The topography of the site means that the eaves and ridge of the outbuilding sit lower than the cottage and, with the approved scheme, it would be accessed by the cottage through a lightweight glazed link under a flat roof. The proposal would inevitably occupy the space between the eaves and ridge of the outbuilding and this would narrow the separation between it and the cottage. However, the glazed link would still provide sufficient separation between the outbuilding and listed building to define it as a later phase in development, not least due to the differing approach in construction. Restored stonework of the south gable would also still be visible over the glazed link, between the cottage and outbuilding. 13. Accordingly, the additional scale and mass that would be added to the outbuilding would not undermine the legible hierarchy between it and the cottage.

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. The proposal would not therefore compete with or be a distraction from the listed building, which would continue to dominate its immediate setting within its large garden and the rural landscape. 14. In light of the above, I conclude that the proposal would preserve the special interest, including the setting, of the Grade II listed building. This would satisfy the requirements of sections 16(2) and 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 and paragraphs 197 and 199 of the National Planning Policy Framework; and would not conflict with the design and heritage aims of Policies CP37 and CP39 of the Vale of White Horse Local Plan 2031 Part 1 and to Policies DP36 and DP38 of Vale of White Horse Local Plan 2031 Part 2. Other Matters 15. The appeal property is near to ‘Lodge Farmhouse and Lodge Farm Cottage’ and ‘Lodge Farm, barn approximately 20 metres north of farmhouse’, both of which are designated as Grade II listed buildings. I have therefore had regard to the https://www.gov.uk/planning-inspectorate 3

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — from the date of this decision. Appeal Decisions APP/V3120/W/21/3286717, APP/V3120/Y/21/3286715 statutory duty referred to in the Act. Similarly, a Scheduled Ancient Monument, Cherbury Camp, is found some distance to the south of the subject building. Based on the scale, nature, proximity, and physical relationship of the proposal with these designated assets, their settings would be preserved and the proposal would not detract from them. Conditions 16. In addition to the standard time limits for both appeals, in the interests of clarity I have specified the approved plans in Appeal A. This is unnecessary in the listed building consent appeal, as the decision incorporates the plans. Furthermore, the information contained on the plans means that other conditions as to materials or further construction details are not necessary. Conclusion 17. For the reasons given above, I conclude that both of the appeals should be allowed.

Cherbury Cottage, Pusey, Faringdon, Oxfordshire, SN7 8QD — Vale of White Horse District Council — Paul Thompson INSPECTOR https://www.gov.uk/planning-inspectorate 4