Garrolds Farm Woodgates End, Broxted, DUNMOW, CM6 2BN

the demolition of redundant agricultural buildings and conversion and adoption of a redundant traditional barn into a residential dwelling

Authority: Uttlesford District Council
Appeal type: other · Listed Building Consent & Conservation Area Consent Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Woodwards O

Main issues, as the Inspector framed them

effect of the proposed development on the special interest and significance of the Grade II listed building, named 'Garrolds Farmhouse' (Appeal A, B and C)
principle of development (Appeal C)

What decided it

The less than substantial harm to the special interest and significance of the Grade II listed building and its setting, combined in Appeal C with breach of Policy S8 regarding development in the Countryside Protection Zone, outweighs the public benefits of housing delivery and economic activity.

The less than substantial harm to the heritage asset, weighed heavily against moderate positive weight for housing delivery and economic benefits (limited in Appeal C due to unacceptable location in principle), with the heritage harm providing clear reason for refusal under NPPF 11(d)i, displacing the tilted balance.

Framework references: 205, 206, 208, 11

Plan policies cited: Policy ENV2, Policy S8

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

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