®Planning appeal decision
Bakers Cottage, Cage End, Hatfield Broad Oak, Essex, CM22 7HL
Planning appeal 3363746 at Bakers Cottage, Cage End, Hatfield Broad Oak, Essex, CM22 7HL (Uttlesford District Council) was dismissed on 3 July 2025 by Inspector Cullen F, by written representations. The main issue, as the Inspector framed it: Whether the proposed works would preserve the Grade II listed building, 2 High Street, or any features of special architectural or historic interest which it possesses; and preserve or enhance the character or appearance of the Hatfield Broad Oak Conservation Area.
described as ‘Bakers Cottage is a small two storey home which is adjoined to a Grade II listed building in Hatfield Broad Oak and its Conservation Area. There are three timber windows single glazed at the front of the property that are letting in the cold causing a lot of condensation and damp. I would like to replace two of these with mechanical flush ca sement windows with external glazed bars so they look like timber. For the large window keep the timber just replace the glass with a sealed unit.’
- Authority
- Uttlesford District Council
- Appeal type
- other · Listed Building Consent & Conservation Area Consent Appeal
- Procedure
- Written Representations
- Development
- other · Householder developments
- Inspector
- Cullen F
- Postcode
- CM22 7HL
Main issues, as the Inspector framed them
- Whether the proposed works would preserve the Grade II listed building, 2 High Street, or any features of special architectural or historic interest which it possesses; and preserve or enhance the character or appearance of the Hatfield Broad Oak Conservation Area
What decided it
The harm to the significance of the listed building and conservation area caused by the incongruous appearance of the proposed uPVC replacement windows was not outweighed by the public benefits generated, and clear and convincing justification for the harm had not been provided.
What the Inspector cited
- Development plan policies
- ENV1ENV2
- National Planning Policy Framework
- Paragraph 212Paragraph 213Paragraph 214Paragraph 215
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.