The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision Site visit made on 22 October 2025 by E Pickernell BSc MSC MRTPI an Inspector appointed by the Secretary of State Decision date: 21 November 2025 Appeal Ref: APP/Y3940/W/25/3368013 The New Cottages 1 & 2, Tytherington, Wiltshire BA12 7AE • The appeal is made under section 78 of the Town and Country Planning Act 1990 (as amended) against a refusal to grant planning permission. • The appeal is made by Mr C Hocken against the decision of Wiltshire Council. • The application Ref is PL/2025/00463. • The development proposed is garages with stores. Decision 1. The appeal is allowed and planning permission is granted for proposed garages with stores at The New Cottages 1 & 2, Tytherington, Wiltshire BA12 7AE in accordance with the terms of the application, Ref PL/2025/00463, and the plans submitted with it, subject to the conditions in the attached schedule. Preliminary Matters 2. I have taken the description of development in the banner heading above from the application form, removing words which are not an act of development. Main Issue 3.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision The main issue is the effect of the proposed development on the character and appearance of the area with particular regard to the setting of Ashbys, Coach House at Ashbys, Dovecote at Ashbys and Granary and Stable at Ashbys which are Grade II listed buildings (LBs), the Tytherington Conservation Area (CA), and the Cranbourne Chase National Landscape NL). Reasons Setting of listed buildings 4. The appeal site is within the setting of Ashbys, Coach House at Ashbys, Dovecote at Ashbys and Granary and Stable at Ashbys which are separately listed Grade II LBs. I have a statutory duty under Section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act (1990) (the Act) to have special regard to the desirability of preserving the LBs, their setting, or any features of special architectural or historic interest which they possess. 5. Ashbys comprises two cottages which date from the late 18 century and have been in use as a farmhouse. It is in a prominent location within the village, and its significance is contributed to by its history as a farmhouse and also from its architecture including its distinctive rubble stone walls, brick detailing and half hip roof. https://www.gov.uk/planning-inspectorate

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision Appeal Decision APP/Y3940/W/25/3368013 6. The Coach House associated with Ashbys has more recently been used as a garage although at the time of my site visit it was in the process of being converted to ancillary accommodation. It derives its significance in part, from its historic role as a coach house and from its architecture which in common with Ashbys features rubble stone walls and brick dressing. The list entry states that the building is included primarily for group value. 7. The Dovecote and Granary complete the group of LBs associated with Ashbys. They both date from the 1800s and in part, derive their significance from their association with the agricultural history of the site and the wider area. Their features of architectural interest also contribute to their significance including the curved roof, pigeonholes and tunnel vaults of the Dovecote and the brick and stone elevations of the granary including triangular headed windows and bull’s eye openings. 8. The setting of the LBs comprises primarily the fields which surround the site and the loose knit development which exists nearby.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision This contributes to the understanding of the role and history of these buildings in the agricultural evolution of the area and also the social role of Ashbys as a home within the village. 9. The appeal site contains two relatively recently constructed detached dwellings in the approximate location of two previously existing semi-detached dwellings. The two dwellings are located to the south of the group of LBs separated by a driveway. 10. Although the appeal site is in relatively close proximity to the southernmost of the LBs, the Coach House and the Granary and stable, the placement of the new dwellings is such that they are angled away from the group which face inwards to the farmyard area. 11. The proposal includes the provision of a detached garage to the east of each of the new dwellings. The proposed garages and the LBs would be visible from similar vantage points along the main road, however the garages would be set back from the front elevation of their respective host dwellings and as such they would not be located any closer to the LBs than the existing dwellings.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision Furthermore, both the eaves and ridges of the garages would be lower than the existing dwellings and as such they would appear as recessive, ancillary elements adjacent to the existing dwellings. 12. Consequently, the garages would not be overly prominent or assertive in the street scene, would not compete with or crowd the LBs, nor have a significant effect on views towards them. Overall, the proposal would have a neutral effect on the setting of the LBs and as such their significance would be preserved. Conservation area 13. The appeal site is located within the Tytherington CA. I therefore have a duty under Section 72(1) of the Act to pay special attention to the desirability of preserving or enhancing the character or appearance of the area. 14. The CA designation encapsulates the historic core of the village and includes dwellings which are generally adjacent to the road, farms and large open areas. The pattern of development is organic, loose knit and characterised by wide verges and generous open areas. This along with the use of stone and brick as a unifying https://www.gov.uk/planning-inspectorate 2

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision Appeal Decision APP/Y3940/W/25/3368013 feature of many of the local characterful buildings, contribute to the significance of the CA. 15. Although the appeal site contains two newly constructed dwellings, these are set back from the road and are constructed of appropriate materials and exhibit design features which reflect the vernacular of the area. As such, in this regard, the appeal site contributes to the significance and special interest of the CA as a whole. 16. The garages would partially fill the gap between the two buildings and would also introduce built form to the east of No.1. This would increase the quantum of development at the appeal site. However, as described above, the garages would be set back and down from the frontages of the host dwellings. As such they would not result in a continuous linear form of development. Gaps would be retained between the garages and the dwellings which, along with the staggered building line would avoid a terracing effect. 17.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision Furthermore, the lower roof height along with the half-hip design of the proposed garages ensures that they would not appear excessively bulky and would differentiate them from the host dwellings they would serve, resulting in a secondary, ancillary appearance. The garages would not be dissimilar in size and scale to several outbuildings I observed elsewhere in the village during my site visit and would not appear out of keeping in this context. 18. Views between and around the existing dwellings, of the fields to the south and southeast of the appeal site would be somewhat reduced as a result of the development. However, given the topography of the area, these views are not far reaching, and the proposed buildings would result in the loss of only a very small section of the views of the countryside which are available from other vantage points in the vicinity. 19. Consequently, I conclude that the proposal would not result in harm to the significance of the CA. National Landscape 20. The appeal site is within the Cranbourne Chase NL.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision In addition to the statutory duty at section 85 of the Countryside and Rights of Way Act 2000 in respect of conserving and enhancing natural beauty, Section 245 of the Levelling Up and Regeneration Act 2023, requires authorities to seek to further the purposes of NLs. The National Planning Policy Framework requires that great weight should be given to conserving and enhancing landscape and scenic beauty in NLs. Core Policy 51 of the Wiltshire Core Strategy (adopted January 2015) (WCS) is consistent with these aims and refers to the management plan for the area. 21. The Cranborne Chase NL covers an extensive area of chalkland which is primarily a rural area with scattered hamlets and villages. The special qualities of the NL include settlements characterised by their distinctive use of materials and vernacular features, as well as fields, valleys and areas of woodland. 22. In the context of the appeal site the surrounding landscape is evident in views from the main road. Because of the nature of the pattern of development in the village, in some locations there are relatively expansive and far-reaching views and in other locations views are truncated or are experienced in glimpses between buildings.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision https://www.gov.uk/planning-inspectorate 3

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision https://www.gov.uk/planning-inspectorate 3 Appeal Decision APP/Y3940/W/25/3368013 23. At present, from vantage points along the main road, views of the countryside beyond are visible to the sides of 1 and 2 New Cottages. The available views would be lessened as a result of the appeal scheme. However, the proposed garages would be closely associated with the existing dwellings and would not result in a significant spread of built form beyond the immediate context of the buildings. 24. As such, views to the open countryside would still be possible to either side of the appeal site as well as from many other locations nearby. The proposed development would not encroach beyond the curtilage of the dwellings into the countryside and when viewed from further afield, including from the adjacent fields, would be seen in the context of the existing houses. 25. As such the proposal would not result in harm to the special qualities of the NL and as such would further the purposes of the NL by conserving its landscape and scenic beauty. Conclusion on main issue 26.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — Appeal Decision I conclude that the proposed development would not result in a harmful effect on the character and appearance of the area with particular regard to the setting of Ashbys, Coach House at Ashbys, Dovecote at Ashbys and Granary and Stable at Ashbys which are Grade II LBs, the Tytherington CA, and the Cranbourne Chase NL. Therefore, the proposal would accord with Core Policies 51, 57 and 58 of the WCS. Together these seek to ensure that development is of a high quality and responds to local context, conserves the historic environment and does not have a harmful effect on landscape character. Conditions 27. I have undertaken some minor editing and rationalisation of the conditions proposed by the Council in the interests of precision and clarity. In addition to the standard time limit condition, I have imposed a condition requiring that the development is carried out in accordance with the approved plans in the interest of certainty. A condition ensuring matching materials are used is required in the interests of the character and appearance of the area. Conclusion 28. For the reasons given above, I conclude that the appeal should be allowed.

The New Cottages 1 & 2, Tytherington, Wiltshire, BA12 7AE — Wiltshire Council — E Pickernell INSPECTOR Schedule of Conditions 1) The development hereby permitted shall begin not later than three years from the date of this decision. 2) The development hereby permitted shall be carried out in accordance with drawing nos: Location plan, 1228/1A, 1228/2B. 3) The external materials of the garages hereby permitted shall match those used in the existing dwellings. END OF SCHEDULE https://www.gov.uk/planning-inspectorate 4