Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Site visit made on 3 March 2026 by E Worley BA (Hons) Dip EP MRTPI an Inspector appointed by the Secretary of State Decision date: 24 April 2026 Appeal Ref: APP/N0410/W/25/3375386 Georgian House, 57 Wycombe End, Beaconsfield, Buckinghamshire HP9 1LX • 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 J Hunt against the decision of Buckinghamshire Council - South Area (South Bucks). • The application Ref is PL/25/0601/FA. • The development proposed is extensions and alterations, including second floor mansard roof section to main part of the building and first floor mansard roof section to the rear part of the building, with the conversion from hotel bedroom accommodation (C1) to create five apartments (C3). Decision 1. The appeal is dismissed. Main Issues 2.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision The main issues are: • the effect of the proposed development on the living conditions of the occupiers of the neighbouring residential properties with particular regard to outlook and privacy; • whether the proposed development would provide satisfactory living conditions for the future occupiers having specific regard to the provision of outdoor amenity space; and • the effect of the proposed development on the host building and the character and appearance of the area, including designated and non-designated heritage assets. Reasons Living conditions of occupiers of neighbouring properties 3. The appeal property, Georgian House, is a 2 storey building with a single storey adjunct to the rear elevation. There are residential properties adjoining either side of the appeal site. The flank elevation of the existing building runs alongside the rear boundaries of 1 and 2 Grosvenor Cottages and is sited a short distance from the rear elevations of these dwellings. The rear elevation of the existing building continues along part of the side boundary to the rear garden of 1 Grosvenor Villas, while the side elevation of the lower rear part of the building extends along the rear boundaries of 1 and 2 Grosvenor Villas.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision In addition, the rear garden to 29 Old Town Close, runs parallel with the opposite flank elevation of the building. https://www.gov.uk/planning-inspectorate

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision In addition, the rear garden to 29 Old Town Close, runs parallel with the opposite flank elevation of the building. https://www.gov.uk/planning-inspectorate Appeal Decision APP/N0410/W/25/3375386 4. As a consequence of the siting and orientation of the adjoining residential properties, they currently have a close relationship with the host building, whereby, due to the height and extent of the main 2 storey element of the building, it appears as a dominant feature when viewed from the neighbouring properties and their rear gardens, despite its position offset from the rear of 1 and 2 Grosvenor Villas. While the overall height of the main section of the building would increase by only a modest amount, the pitch of the mansard roof extension would be steep. This, in combination with the increase in eaves height through the formation of a parapet wall, would add considerable bulk to the upper part of the building. This would increase the dominance and visual presence of the building when viewed from the neighbouring properties, including 1 and 2 Grosvenor Cottages, 1 and 2 Grosvenor Villas and 29 Old Town Close, which would in turn adversely affect the living conditions of the occupiers through harm to outlook. 5.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Despite the increase in the scale and bulk of the single storey part of the building, over and above the existing pitched roof, by virtue of the height and bulk of the first floor extension, together with the separation distance from the rear elevation of 1 and 2 Grosvenor Villas, it would not appear unduly imposing when viewed from the rear of these properties. Furthermore, although the first floor mansard roof extension to this part of the building would increase the height and bulk of the built form immediately adjacent to the side boundary of the site with 29 Old Town Close, only a short section would extend beyond the rear elevation of the property. Thus, it would not have a significant effect on the outlook from the property, or its rear garden, having regard to the current juxtaposition of the outdoor space with the existing side wall of the building. 6. The appellant’s Planning, Heritage and Design and Access Statement indicates that the window openings proposed to the north elevation of the building, which runs along the side boundary to the rear garden of 1 Grosvenor Villas, would be either high level or obscurely glazed so as to prevent any overlooking of the adjoining properties. 7.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision The appeal submissions confirm that the first floor kitchen and utility room windows in this elevation would be high level (with a sill height a minimum of 1.7m above finished floor level) and that the traditional height window, which would serve a w/c would be obscure glazed. While the outlook from the first floor openings would be restricted, they would nonetheless enable a view outward from the rooms, albeit of the sky, and could allow for ventilation, without giving rise to overlooking of the neighbouring properties. In addition, the first floor living areas of apartments 4 and 5 would also be served by 2 front facing openings. Therefore, the number and design of the openings to these units would be acceptable in this instance, and subject to a suitable planning condition to secure this arrangement, the proposed first floor openings would not give rise to any direct overlooking of the neighbouring properties or their gardens. 8. It has not been demonstrated that the proposed ground floor kitchen window to the rear elevation, which appears to be at a lower level than the other ground floor windows, would be a high level window.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Thus, in order to avoid any direct overlooking of the adjoining garden, this opening would have to be obscure glazed. However, like the first floor living spaces, there are windows in the front elevation of the building that also serve the open plan living space in this unit, which would ensure suitable living conditions for future occupiers of apartment 1 in terms of outlook and ventilation. https://www.gov.uk/planning-inspectorate 2

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Thus, in order to avoid any direct overlooking of the adjoining garden, this opening would have to be obscure glazed. However, like the first floor living spaces, there are windows in the front elevation of the building that also serve the open plan living space in this unit, which would ensure suitable living conditions for future occupiers of apartment 1 in terms of outlook and ventilation. https://www.gov.uk/planning-inspectorate 2

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Appeal Decision APP/N0410/W/25/3375386 9. Notwithstanding the above considerations, the proposed ground floor bedrooms would be served solely by high level openings to the rear elevation of the building. While the opening of the windows, in part, to provide ventilation may not result in any direct overlooking of the adjoining properties or gardens, future occupants would nonetheless have a restricted outlook, which would make the rooms unpleasant, oppressive spaces in which to spend time. Consequently, it has not been demonstrated that the proposed development would include appropriate measures to prevent any adverse effects in terms of overlooking of the adjoining properties, while achieving suitable living conditions for future occupiers of the proposed residential units. 10. Taking the above factors into account, I therefore conclude that the proposal would cause substantial harm to the living conditions of the occupiers of the neighbouring residential properties with particular regard to outlook and privacy.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision As such, it would fail to accord with the combined aims of Policies EP3 and H9 of the South Bucks District Local Plan, adopted March 1999 (LP) which set out that development should not adversely affect the amenities of nearby properties from overdominance, obtrusiveness, or loss of privacy. Living conditions of future occupiers 11. Policy H9 of the LP sets out that proposals involving the development of land for residential purposes will only be permitted where, among other things, the proposal includes provision for conveniently located, usable amenity space. In addition, the Council’s Residential Design Guide Supplementary Planning Document, adopted October 2008 (SPD) indicates that flatted development should have access to a landscaped space and where appropriate, ground floor occupiers should have an enclosed private garden or some form of defensible space. It also acknowledges that, in some town centre locations with high density development, the ability to provide landscaped areas may be limited and that in such cases the outside space may include a communal garden and/or balconies. 12.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision While apartments 4 and 5 would have outdoor space in the form of a first floor balcony, occupiers of the other 3 apartments would not benefit from access to suitable private outdoor amenity space for day-to-day activities associated with a residential property, such as the drying of clothes or the siting of a table and chairs. Even if nearby areas of green infrastructure and Local Green Spaces, including Market Square Garden and Malthouse Square Recreation Ground may meet some recreational needs of future occupants, these areas would not adequately compensate for the lack of private amenity space. Moreover, there is no compelling evidence that such space could not be provided as part of the proposal in the form of a communal area and or balconies, particularly to the ground floor units. 13. My attention is drawn by the appellant to planning permission granted by the Council at 1 Holtspur Top Lane1 for the conversion of a building to 2 flats, where it was considered that, despite the lack of private amenity space, the proposal was acceptable given the proximity of the site to outdoor space and facilities.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision It is suggested this approach has also been adopted in a number of schemes for similar development, which postdate the adoption of the SPD. However, I have determined the appeal on its own merits, based on the evidence before me. 1 LPA Ref: 17/00709/OUT https://www.gov.uk/planning-inspectorate 3

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision It is suggested this approach has also been adopted in a number of schemes for similar development, which postdate the adoption of the SPD. However, I have determined the appeal on its own merits, based on the evidence before me. 1 LPA Ref: 17/00709/OUT https://www.gov.uk/planning-inspectorate 3

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Appeal Decision APP/N0410/W/25/3375386 14. For the foregoing reasons the proposed development would fail to provide satisfactory living conditions for future occupiers having specific regard to the provision of outdoor amenity space, and in that regard, it would conflict with the aims of Policy H9 of the LP. Effect on the character and appearance of the area, including designated and non- designated heritage assets. 15. Georgian House is situated behind the properties which front Wycombe End, with access from the highway to the front of the appeal site through a gap between the existing buildings. The site, excluding the access thereto, lies beyond but adjoining the boundary of the Beaconsfield Old Town Conservation Area (CA). The Beaconsfield Old Town Conservation Area Character Appraisal, adopted April 2008, sets out that the significance of the CA is, in part, derived from the concentration of very high proportion of listed buildings in its historic core. Several Grade II listed buildings are located close to the appeal site on Wycombe End.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision These include Grosvenor House and Leigh House (51-53 Wycombe End), 45, 55, La Lanterna (57A, 59 & 61 Wycombe End), 63, 65, 67, 69, 71, The George Hotel, 75 – 77 and 79 Wycombe End. From the evidence before me, the significance of these listed buildings is derived from their age and architectural interest. Given their position relative to the appeal site, they have some intervisibility with the host building. The listed buildings, together with other historic buildings in the area, by virtue of their age and architectural interest, contribute positively to the significance of the CA. 16. The surrounding townscape which contributes to the setting of the listed buildings comprises a range of commercial and residential uses of a mix of ages, materials and architectural styles, including traditional roof pitches of varying heights and designs. Similarly, pertinent to this appeal, the setting of the CA comprises the surrounding built form, some of which includes modern development and layout which distinguishes the historic core of the settlement and allows its historic and architectural significance to be appreciated.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision This includes the appeal property, which is of a modern design, of brick and slate construction, with a shallow hipped roof, clearly different in form from that within the CA, and the adjoining modern development in Old Town Close. The appeal site can be viewed in a break in the existing historic frontage; however, by virtue of its set back position and visibility only in glimpsed views in proximity to the gap, it is not visually prominent from Wycombe End. Views of the building from the CA are also somewhat limited from other directions given the extent of the immediate built form. Consequently, the appeal site has a neutral effect on the ability to appreciate the significance of the CA as a designated heritage asset. 17. The appeal proposal seeks to convert the building from hotel accommodation to 5 residential units, including a second floor mansard roof extension to the main part of the existing building and a first floor extension of similar design to the rear single storey section. The proposed mansard roof would sit behind a new parapet wall and would have a traditional form and appearance.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision While the overall bulk and mass of the proposed roof to the main part of the building would be greater than the existing hipped roof it would replace, the resulting height of the roof would not be significantly greater than that of the existing building. As such, while greater in overall volume, the proposed additional second floor would not project notably above the existing roof line or that of the neighbouring properties so as to appear at discordance with the general scale of the surrounding buildings. https://www.gov.uk/planning-inspectorate 4

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision While the overall bulk and mass of the proposed roof to the main part of the building would be greater than the existing hipped roof it would replace, the resulting height of the roof would not be significantly greater than that of the existing building. As such, while greater in overall volume, the proposed additional second floor would not project notably above the existing roof line or that of the neighbouring properties so as to appear at discordance with the general scale of the surrounding buildings. https://www.gov.uk/planning-inspectorate 4

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Appeal Decision APP/N0410/W/25/3375386 18. The proposed dormer windows, evenly spaced within the mansard roof extension would also serve to break up the mass of the new roof structure. Consequently, the proposed roof addition would not appear out of scale with the lower parts of the building or detract from the overall appearance of the existing building. 19. In light of these considerations, the proposed roof would not be an incongruous addition to the host building. Moreover, it would not appear as an unduly visually prominent feature in the surrounding urban streetscape and would further add to the variety of styles and roof forms in the vicinity of the site. For these reasons, due to its size, massing and form, the proposed mansard roof would not appear unduly conspicuous or at odds with the prevailing character of the surrounding built form or significantly increase its prominence in views from the CA. Consequently, the proposal would not harm the character and appearance of the host dwelling or the surrounding area, nor would it harm the significance of the CA through harm to its setting. 20.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Moreover, given that views towards the listed buildings, in which the appeal site would feature do not contribute to their architectural and historic significance, the proposed development would not harm the setting of these buildings, the special interest and significance of which would be preserved. For similar reasons to those set out above, I also find that there would be no harm caused to the setting, and the overall significance, of nearby non-designated heritage assets including 1-4 Grosvenor Villas, and 47 and 49 Wycombe End. 21. For the foregoing reasons I conclude that the proposed development would not harm the host building or the character and appearance of the area, including designated and non-designated heritage assets. Accordingly, it would not conflict with the aims of Policies C1, H9 and EP3 of the LP or Policy CP8 of the South Bucks Core Strategy, adopted February 2011 (CS) in so far as they require new development to be of a high standard of design and be compatible with and make a positive contribution to the character of the surrounding area and that locally important heritage features and their settings will be protected, conserved and enhanced. Other Matters 22.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision The site is within the 5.6km Zone of Influence of the Burnham Beeches Special Area of Conservation (SAC). Had I been minded to allow the appeal, it would have been necessary to establish whether the proposal on its own or in combination with other projects would be likely to have significant effects on the integrity of the European Site. However, given my decision on the appeal overall, there would be no pathways to significant adverse effects on the SAC arising from my decision. Planning Balance 23. The proposal would give rise to substantial harm to the living conditions of neighbouring properties through harm to outlook and loss of privacy and would fail to provide suitable living conditions for future occupiers of the development with regard to the provision of private amenity space. On this basis, the proposal would conflict with the development plan as a whole. 24. It is put to me by the appellant that the Council cannot demonstrate an adequate supply of housing land, with the current supply of 0.91 years, which represents a considerable shortfall. This position is not disputed by the Council. In such https://www.gov.uk/planning-inspectorate 5

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision Appeal Decision APP/N0410/W/25/3375386 instances paragraph 11 d) ii. of the National Planning Policy Framework (the Framework) falls to be considered. 25. In terms of benefits the proposal would boost the supply of housing, which is a key objective of the Framework, in a location where future occupiers would benefit from access to a range of amenities and facilities by means other than the private motor car. There would also be economic and social benefits associated with the delivery of housing. The proposal would also reflect the aims of the Framework which recognise the important contribution small and medium sized sites can make to meeting the housing requirement of an area, and the value of using suitable brownfield land within settlements for homes, including the use of airspace above existing residential and commercial premises for new homes. While the benefits associated with a scheme of this scale would be modest, and the provision of 5 dwellings would not greatly improve total supply, given the current circumstances in the district any additional provision would be valuable. 26.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision The absence of development plan policies to protect the existing hotel use would be of neutral weight, as would the lack of harm in other regards or conflict with other relevant development plan policies. 27. The support for the proposal in the Framework set out above is countered by the importance of good design, which is a key aspect of sustainable development, and establishes that development that is not well designed should be refused. As such, the harm to the living conditions of the occupiers of the neighbouring residential properties and future occupiers of the proposed development attracts significant weight. Accordingly, in this case, the adverse impacts would therefore significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework taken as a whole. Therefore, the proposal would not benefit from the presumption in favour of sustainable development. Conclusion 28. The identified harm means the proposal would not accord with the development plan when read as a whole. There are no other considerations of sufficient weight, including the provisions of the Framework, to indicate that a decision should be made otherwise than in accordance with the development plan.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — Appeal Decision The appeal is therefore dismissed.

Georgian House, 57 Wycombe End, BEACONSFIELD, Buckinghamshire, HP9 1LX — Buckinghamshire Council - South Bucks Area * — E Worley INSPECTOR https://www.gov.uk/planning-inspectorate 6