The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — by E Worthington BA (Hons) MTP MUED MRTPI IHBC an Inspector appointed by the Secretary of State Decision date: 17 March 2023

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — The Old Vicarage, Burrow Road, Lancashire, Tunstall, LA6 2QN • 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 Walkden against the decision of Lancaster City Council. • The application Ref 22/00767/FUL, dated 21 June 2022, was refused by notice dated 16 August 2022. • The development proposed is described as ‘addition of a garden room to existing house’.

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — The Old Vicarage, Burrow Road, Lancashire, Tunstall, LA6 2QN • 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 Walkden against the decision of Lancaster City Council. • The application Ref 22/00780/LB, dated 23 June 2022, was refused by notice dated 16 August 2022. • The works proposed are described as ‘addition of a garden room to existing house’.

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — from its south east elevation under a section of catslide roof which forms a 1 The Old Vicarage, A683 (Ref: 1071641) 2 Drawing number 2042C_PA_02 3 Drawing number 2042C_PA_01

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — from its south east elevation under a section of catslide roof which forms a 1 The Old Vicarage, A683 (Ref: 1071641) 2 Drawing number 2042C_PA_02 3 Drawing number 2042C_PA_01

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — from its south east elevation under a section of catslide roof which forms a Appeal Decisions APP/A2335/W/22/3307282 and APP/A2335/Y/22/3307286 continuation of the main roof. Although there is some inconsistency between how it is shown on the existing plan as opposed to on the proposed plan, this part of the building is nevertheless included on the drawings depicting the building’s south east elevation. However it is completely absent in the drawings showing the south west elevation. 5. Whilst the parties have not raised this matter, it is imperative that plans are accurate to avoid any uncertainty about what is proposed or its likely effect on the host building. Irrespective of my views as to the planning merits in this case, the inaccuracy of the plans create significant doubt over the effect of the proposal on the host building (since the extension would be sited on both its south east and south west elevations). This is highly undesirable in general terms, but particularly so given that the appeal property is a Grade II listed building in a conservation area. 6. Furthermore, paragraph 194 of the National Planning Policy Framework (the Framework) requires applicants to describe the significance of any heritage assets that may be affected by a proposal.

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — from its south east elevation under a section of catslide roof which forms a It goes on to advise that this should be proportionate to the asset’s importance and sufficient to understand the potential impact of a proposal on its significance. 7. In this instance, whilst a Heritage Assessment has been provided, no assessment has been made as to the effect of the proposal on the two storey rear offshoot element of the building, and in particular its south west elevation. From my own reading of the plans and observations on site, the proposed works would see the ground floor opening on this part of the building being obscured behind the proposed extension and filled in. Although no details have been provided, this opening has a stone header and cill and appears to be historic. Additionally it seems to me that the extension would obscure a good deal of the building’s historic fabric there, including some of the distinctive stone quoins. 8. Given these significant shortcomings, the information provided by the appellants does not provide a reliable grounding on which to determine the effects of the appeal proposal on the significance of the heritage assets in this case. 9.

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — from its south east elevation under a section of catslide roof which forms a Taking the above points together, and mindful of the duties arising from the Planning (Listed Buildings and Conservation Areas) Act 1990, the material presented in this case does not provide a reasonable basis to assess whether the proposal would preserve the special interest of the listed building or whether it would preserve or enhance the character or appearance of the Tunstall Conservation Area. For these reasons, nor is it possible for me to draw any conclusions against the Framework or the policies in the development plan. 10. In coming to this view I have considered the possibility of amended plans being provided, but am conscious that the appeal process should not be used to evolve a scheme. Moreover, in this instance I find that to take any such plans into account at this stage has the potential to be prejudicial to the interests of both the main parties, neither of whom have considered the effect of the proposal on that part of the host building that has been omitted from the plans as described above. 2

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — from its south east elevation under a section of catslide roof which forms a Appeal Decisions APP/A2335/W/22/3307282 and APP/A2335/Y/22/3307286 Conclusion 11. For the above reasons, I conclude that both appeals should be dismissed.

The Old Vicarage, Burrow Road, Carnforth, Lancashire , LA6 2QN — Lancaster City Council — E Worthington INSPECTOR 3