Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision Site visit made on 20 September 2022 by C Harding BA(Hons) PGDipTRP PGCert MRTPI an Inspector appointed by the Secretary of State Decision date: 11th January 2023 Appeal Ref: APP/C1570/W/21/3287389 Hunters Cottage, Debden Road, Saffron Walden CB11 4AA • 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 Nigel and Alison Hall against the decision of Uttlesford District Council. • The application Ref UTT/21/2695/FUL, dated 27 August 2021, was refused by notice dated 25 October 2021. • The development proposed is described as demolition of the existing Hunters Cottage and erection of a replacement dwelling. Decision 1. The appeal is dismissed. Main Issue 2. The main issue is whether the proposed development would preserve or enhance the character or appearance of Saffron Walden Conservation Area. Reasons 3. The appeal site is located within Saffron Walden Conservation Area (the CA). As such I have had regard to the duty to pay special attention to the desirability of preserving or enhancing its character or appearance. 4.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision The significance of the CA is derived from its retained medieval character and historic townscape, and collection of timber framed and traditionally designed buildings. 5. The age of the existing dwelling within the site is unclear, but it is altered from its original form. It has not been identified, other than with regards to the rear wall of the property, as being particularly notable with regard to its age or design. 6. However, its location set behind other development, and inwards facing front elevation results in the site exhibiting a private and secluded character. The location of the existing dwelling at the edge of the garden, effectively forming the northern boundary of the site, with garden occupying the remainder of the plot is suggestive of the former yard use identified within the evidence. 7. The site is not prominent within the CA, but is nevertheless visible, primarily being glimpsed in passing views via the access from Debden Road, or via gaps between or within frontage buildings on High Street.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision However, this is indicative of its historic backland character, with the glimpsed views from the road sufficient to suggest that historic development of a less formal arrangement https://www.gov.uk/planning-inspectorate

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision However, this is indicative of its historic backland character, with the glimpsed views from the road sufficient to suggest that historic development of a less formal arrangement https://www.gov.uk/planning-inspectorate

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision Appeal Decision APP/C1570/W/21/3287389 exists behind the strong frontage. Furthermore, the fact that the site and existing dwelling is of a different form and character to the more formal street frontages in this location, further highlights the secondary tier status of the site within the area, and the character that results, which is not diminished by a lack of prominence. 8. Consequently, the contribution that the appeal site makes to the CA results primarily from the backland nature and urban grain of the plot, situated behind the strong frontage of buildings along London Road and Debden Road, and its evidential value in understanding the development of the townscape of this part of the CA over time, as opposed to any specific significance relating to the existing dwelling itself. 9. Although not specifically identified within the Conservation Area Appraisal, and despite the condition of the existing dwelling, the character of the site as a whole currently makes a positive contribution to the character and appearance of the CA. 10.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision By locating the larger replacement dwelling more centrally, and away from the site perimeter, echoes of the former yard use which are currently evident in the layout of the site, would be eroded. Instead of having the character of an historic remnant of a former layout and use, the site would exhibit a more conventional residential plot layout character. 11. Furthermore, although of a similar general shape to the existing dwelling and making use of traditional materials, the proposed replacement dwelling would be a bulkier form of development. It would comprise a two-storey property with hipped roof, and although incorporating flat-roofed single storey rear wings, would not exhibit the same level of articulation that is evident in the existing dwelling, and would also appear as a larger structure. 12. In terms of the design of the proposed dwelling, existing development on surrounding plots differs in terms of age and design, leading to this part of the CA exhibiting a varied character in terms of built form. 13.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision The enclosed nature of the site means that the flat-roofed single storey projections and extensive glazing in the southern elevation would be neither prominent within the streetscene, nor appear as unacceptably incongruous. Additionally, the proposed car port would, due to its flat roof, scale and location, not be harmful. 14. However, as the property would appear much larger within the plot than the existing dwelling, and in a location with no street frontage and surrounded by other development, it would appear as cramped within the site. As a result, the historic backland character and secondary status of the appeal site would be eroded to an unacceptable degree, and the understanding of the townscape of the CA that the site currently affords would be diminished. 15. I therefore conclude that the proposed development would fail to preserve the character or appearance of the CA.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision Accordingly, the development would be contrary to Policies ENV1, H7 and GEN2 of Uttlesford Local Plan 2005 (ULP) which amongst other criteria, seek to ensure that new developments preserve or enhances the character and appearance of a Conservation Area, including plan form, relationship between buildings and grain, are compatible with the scale, form, layout and appearance and materials of surrounding buildings, https://www.gov.uk/planning-inspectorate 2

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision Accordingly, the development would be contrary to Policies ENV1, H7 and GEN2 of Uttlesford Local Plan 2005 (ULP) which amongst other criteria, seek to ensure that new developments preserve or enhances the character and appearance of a Conservation Area, including plan form, relationship between buildings and grain, are compatible with the scale, form, layout and appearance and materials of surrounding buildings, https://www.gov.uk/planning-inspectorate 2

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision Appeal Decision APP/C1570/W/21/3287389 and, in the case of replacement dwellings be of a scale and character with neighbouring properties. Other Matters 16. The appeal site is appropriately located for local services and transport options, nor does the Council raise concerns with regards the effect of the proposal upon the living conditions of occupiers of neighbouring properties, air quality, contaminated land or in terms of flood risk. Even if I were to agree with regards to these matters, these would be neutral factors and would not weigh in favour of the scheme. Conclusion 17. The harm the proposed development would cause to the significance of the CA would be less than substantial. Paragraph 202 of the National Planning Policy Framework (the Framework) states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. 18. The proposed development would comprise a replacement dwelling and would therefore not represent a boost to housing supply.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision It would, however, provide employment during construction, although this would be time limited. The use of low carbon technology to power and heat the development would also be a minor benefit, as would be the reuse of previously developed land and the more general improvement to the quality of accommodation that would result. 19. At present, access to the appeal site is constrained and the proposed development would represent an improvement in this regard and also in relation to access for maintenance. As the existing access currently serves a number of properties, including a commercial premises within close proximity, the improvement of this situation would amount to a moderate public benefit. 20. The northern wall of the existing dwelling, which also forms the boundary of the appeal site would be retained, repaired and incorporated within the proposed development. Securing the longevity of this historic fabric would also represent a minor benefit of the scheme. 21.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — Appeal Decision It is stated that the proposed development would lead to an increase in ecological value at the appeal site, however no precise details of how this would be achieved have been provided, and accordingly, I can only afford this very limited weight as a benefit of the scheme. 22. The proposal would fail to preserve the significance of a designated heritage asset and the Framework states that great weight should be given to the conservation of the asset. The public benefits identified would not outweigh this harm. 23. For the reasons given above, I conclude that the appeal is dismissed.

Hunters Cottage , Debden Road, SAFFRON WALDEN, CB11 4AA — Uttlesford District Council — C Harding INSPECTOR https://www.gov.uk/planning-inspectorate 3