DC Casebook: Housing: New build - Former appearance deemed irrelevant

Planning, 22 August 2008

The house had once been a large and visually imposing property and lay in extensive grounds. The fire had led to the total loss of the roof, ceilings, floors, staircases, internal plasterwork and internal walls and fittings. The external walls and bays survived but in a damaged state. The council claimed that the building's contribution to the character of the area should be assessed on its appearance before the fire.

The inspector decided that this was unrealistic. Although it might be technically feasible to rebuild or replicate the external appearance, he heard that the appellants were very unlikely to do so. In any event, he added, the resulting structure would involve a predominantly new building with little historic value. He ruled that the impact of the building's loss on the character of the conservation area should be assessed on the strength of its present state.

With this in mind, he decided that its demolition would enhance the character of the area. He considered that the proposed dwellings, based loosely on the arts and crafts movement of the early 20th century, would create individual and uncluttered designs appropriate to the location. They would form a pleasing group making efficient use of the site and blending unobtrusively with existing development, he concluded.

DCS Number 100-056-495

Inspector John Felgate; Inquiry.