Planning Application submitted for an extension to an existing barn conversion to augment the existing annex use.

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Following an initial planning appraisal with the client En-Plan: Planing & Architecture formulated and submitted a full planning application to Shropshire County Council for extension and alterations to an existing barn conversion to allow for improved accommodation and new bespoke architectural features. 

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The proposal affects an ancillary outbuilding that lies adjacent "Pimhill" which is a grade II listed building. The principal listed building dates from the seventeenth century and is a cottage that is constructed in timber framing with brick nogging where it has later mid-nineteenth century alterations. The lsisting detail from Historic England is as follows:

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"WEM RURAL C.P. WEIR LANE (north- SJ 52 NW east side) 11/170 Pimhill - - II Cottage. Late C17, extended mid- to late C19 with later additions and alterations. Timber framed with painted brick infill; C19 red brick addition rendered and painted black and white in imitation of timber frame; machine tile roof. Original 2-cell plan with higher C19 addition to right. One storey and attic to C17 part. Framing: rectangular panels, 3 from cill to wall-plate, with C20 framing in imitation of original to left gable end. Two C20 casements to ground floor, that to centre with contemporary raking eaves dormer directly above. Entrance to far right, C20 ledged door under gabled hood with integral end stack directly above. Integral end stack to right of C19 addition. Interior: inspection not possible at time of resurvey (March 1986) but timber frame and roof trusses said to be substantially intact to C17 part, including to right gable end."
 

The ancillary outbuilding associated with the listed building does not appear to be historic (replacing earlier outbuildings that have subsequently been demolished) and is therefore not considered to be curtilage listed, where it currently makes a neutral impact upon the setting of the existing principal listed building. As such Shropshire Coynty Council Conservation Team had no objectios to the sympathetic extensions proposed as part of the Planning Application.

En-Plan successfully argued that the proposed extension would not harm the form of the barn as the existing outbuilding seems to be currently used for ancillary domestic accommodation and storage which includes garaging. The building has a mixture of facing materials including horizontal timber cladding with a slate and metal corrugated roof, where there are no principle objections with having the whole roof done in slate. The principal layout is an 'L' shape with later incremental 'lean-to' additions. The general scope of the works is to improve the capacity of this ancillary outbuilding, where there are no principle objections to the raising of the roof profile of the existing garaging section so at least the roof would have a more traditional pitch profile.

 

However, there are concerns with the proposed extent of the glazing within the new window openings, along with the glazed balcony, and En-Plan in conjunction  wityhe the Council found a design solution to ths issue as The Conservation  Team felt that these additions would  be overly domestic in terms of character and appearance, and would inevitably compete and have an adverse impact upon the principal listed building, where the existing building should be retained as a more ancillary function appearance wise, and maintain that key visual relationship. Therefore only small scale casement windows (as per the rear elevation) should be utilised within the gables, with matching horizontal timber cladding which can be left to weather naturally to grey as per the existing appearance.

Discussion with the Council were undertaken concerning the external finishes and materials (including slate, replacement garage up and over door and conservation flush fitting specification rooflights) were conditioned accordingly.

There were no overall principal objections to the proposal where it is acknowledged that there is scope to visually enhance the existing appearance of this ancillary outbuilding, and make it more sympathetic and therefore mitigating harm upon the existing listed building, there are objections to the proposal as submitted where revisions to the proposed gables are required as recommended above.

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The planning  and listed building consent application was approved in September 2020 with a Building Regulations Full Plans Application for the technical build detail receiving apporval in early 2021.  Watch this space for more details.  We also have a dedicated barn conversion page that details further example of how we have helped clients realise the development potential of their property.

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If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system please contacts us and we will be only too happy to talk through any questions or development proposals you may have.

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