Dakin Cottage, Waterswallows Road, Fairfield, Buxton, Derbyshire, SK17 7JJ

Planning appeal 3368683 at Dakin Cottage, Waterswallows Road, Fairfield, Buxton, Derbyshire, SK17 7JJ (High Peak Borough Council) was dismissed on 25 February 2026 by Inspector Francis M, by written representations. The main issue, as the Inspector framed it: Whether the proposal would preserve the grade II listed building, or its setting or any features of special architectural or historic interest that it possesses.

New single storey garden room extension and conservation repairs to Dakin Cottage

Authority: High Peak Borough Council
Appeal type: other · Listed Building Consent & Conservation Area Consent Appeal
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Francis M
Postcode: SK17 7JJ

Main issues, as the Inspector framed them

Whether the proposal would preserve the grade II listed building, or its setting or any features of special architectural or historic interest that it possesses

What decided it

The less than substantial but considerable harm to the listed building from the forward projection and loss of historic fabric could not be justified by the limited public benefits, which fell short of the clear and convincing justification required by the Framework.

The less than substantial harm to the listed building, weighed against limited public benefits (mainly conservation repairs as part of regular management), tipped against the proposal

What the Inspector cited

Development plan policies: EQ 6EQ 7
National Planning Policy Framework: Paragraph 212Paragraph 213Paragraph 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.

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The decision letter

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22 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision

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More decisions in High Peak

The authority’s record since 2016 · every decision in 2026

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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.