Data shows that more applications than ever are being refused on design and heritage grounds, and subsequently upheld at appeal. Following changes to the NPPF last July, a study by University College London found that the odds of planning authorities winning on design grounds have shifted from 5:7 against to 13:7 in favour.
As noted in our previous article The Levelling Up Bill: A Summary, the emerging Levelling Up Bill is also set to give more weight to heritage concerns in planning decisions. With over 24,000 listed buildings in Norfolk and Suffolk (among the highest in the UK), heritage is nearly always a consideration for planning applications in our area.
Appeal case law suggests that failure to consider heritage impacts when designing schemes is increasingly viewed dimly by the Inspectorate.
A recent appeal against the refusal of an annexe in Herefordshire was upheld on the basis that the design was not sympathetic to its setting (reference 3289070). The proposed annexe was modern in style, and used materials which could not be seen in the main house, such as timber cladding.
The main house was a neo-Tudor stone manor house which was not listed, but was close to a Grade II* Listed church, and clearly of architectural interest. No heritage assessment was submitted. Additionally, the inspector concluded that while the family’s needs for an annexe (ageing family, care needs etc.) change over time, heritage impacts are permanent, and therefore take precedence.
Durrants have secured numerous planning permissions on developments affected by heritage issues, and our team of designers are experts in providing designs which reflect their context.
We are unique in having planners, architects and a building surveyor in the same room in our Diss office, giving us the ability to design schemes in a truly comprehensive way. We understand the danger of underestimating heritage and design in applications, and have great relationships with heritage experts who can quickly mobilise to support our clients’ ambitions.
Give our team a call to discuss your project on 01379 642233 or email us at buildingconsultancy@durrants.com
