Enabling development in grounds of listed building unfounded in green belt

An enabling development scheme for the restoration of a listed building into flats and erection of 12 further dwellings in the green belt in Derbyshire was refused for its inappropriateness and substantial harm to heritage assets.

200-005-650 (Image Credit: Amber Valley BC)
200-005-650 (Image Credit: Amber Valley BC)

In considering one of the main issues, the impact on the heritage assets of the listed building and the conservation area in which it was located, the inspector found that the fire-damaged public house made an important contribution to the surrounding industrial landscape of the area with its particularly strong historical, industrial revolution connection to the nearby canal. He considered despite its internal damage, in contrast to the local authority, that the proposed restoration of the building would cause less than substantial harm to its significance by virtue of the loss of plan form, loss of important contextual features and insertion of new windows and doors. For the layout of the new homes, he found these would represent a suburban form in open countryside at odds with the prevailing linear pattern of historical development within the conservation area, detracting from its and the listed building's setting.

In assessing the claim of enabling development, he found the scheme unproven in terms of financially viability due to lack of and inconsistencies in the evidence, particularly the lack of uplift in the value of the new houses being attributed to the listed building's renovation. Ultimately, the inspector found the scheme represented inappropriate development in the green belt that would reduce its openness and result in encroachment into open countryside resulting in substantial harm and there were no special circumstances to dictate otherwise.

Inspector: Cullum Parker; Hearing


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