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02/12/2020

Appeal: Inspector backs extension to grade II listed building in Malton

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Malton sign

Planning permission and listed building consent have been granted to a single-storey lean-to extension on a grade II listed building in a North Yorkshire town after an inspector found it would not harm its appearance.

LOCATIONSettrington, Malton, Yorkshire
AUTHORITYRyedale District Council
INSPECTORZoe Raygen
PROCEDUREWritten representations
DECISIONAllowed
REFERENCEAPP/Y2736/W/20/3257199

The appellant had challenged the refusal by Ryedale District Council. The extension would form a loggia on the property in Malton, which is located within the Settrington Conservation Area. The original cottage, which dates from around 1800, was one of a number built by Lady Henrietta and Sir Masterman Sykes, owners of the local estate. 

Inspector Zoe Raygen said the significance of the listed building derives from the architectural and historic interest associated with the estate owners and in its modest, small cottage character which, despite the extension to the rear, remains in the traditional small simple form and scale with original materials. 

She noted the proposed extension would form a timber framed lean-to loggia with a pantile roof, an open sided structure supported by four stained timber posts. The open nature of the proposed extension would mean that the footprint of the listed building would still be legible as would most of the currently exposed rear elevation. The proposal would therefore be “a later subservient addition to the listed building”.

Raygen said the stained oak posts would form a minimal visual addition with the roof, integrating the extension with the existing building. The relatively small size and height of the extension would mean that it would be subordinate to the existing property and unobtrusive. 

As a result, it would not harmfully erode the consistency of building forms in the area, she added. The proposed extension would have minimal visibility and would not harm the appearance of the building. It would also maintain the simple appearance of historic buildings within the conservation area and would not be prominent in the streetscene.

The inspector said the proposal would meet the requirements of the Settrington Design Statement which states that extensions should be subservient to existing buildings and should where possible use materials and windows that complement the existing building.

She concluded that the proposal would preserve the special architectural and historic interest of the grade II listed building and the character and appearance of the conservation area. This would satisfy the requirements of the Planning (Listed Buildings and Conservation Areas) Act 1990, paragraph 192 of the National Planning Policy Framework and would not conflict with policies under the local plan strategy, which require that distinctive parts of Ryedale’s historic environment will be conserved and where appropriate enhanced. 

Raygen also found that the development will respect the character and context of the locality and reinforce local distinctiveness. As a result, the proposal would accord with the development plan.

She therefore granted planning permission and listed building consent.

The inspector’s report – case reference 3257199 – can be read here.

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