Little House, Dedham

Following a Pre-Application, Warner Planning submitted a full planning application and Listed Building Consent to Colchester City Council for external improvement works to this Grade II listed property situated within a conservation area in Essex.

Notwithstanding significant changes made to the plans in response to the received Pre-Application advice, the full application was refused by the Local Planning Authority on the grounds that the “proposed replacement dormers, by virtue of their design and massing, would have a harmful impact on the significance of the listed host dwelling and the setting of other nearby listed buildings”.

Warner Planning subsequently submitted an Appeal on behalf of our client to the Planning Inspectorate, reasoning that the existing dormers are in a state of disrepair and replacements for these as well as the other necessary external improvements works to the building are required in order to retain and enhance the historical importance of the property. The proposed replacement dormers are high quality, appropriately designed and proportionate to the existing building. They enhance the heritage asset’s architectural integrity, significance and maintain functionality as a family dwelling.

The inspector agreed with the argument put forward by Warner Planning in setting out within their report that the loss of the existing dormers would not be unacceptable, and that the scale of the replacement dormers would not be visually heavy or overbearing against the building. In fact, they would be more sympathetically detailed than the existing features and the alignment with the windows below would better respect and complement the elegant composition of the elevations.

It was concluded that the proposals would preserve the special interest and significance of the Grade II listed building, The Little House, and the character, appearance and significance of the Conservation Area and the appeal was allowed.

Architect: MEW Architects

CGI for illustrative purposes only