Historic Environment Consultation Response
13/01059/LBA – Rowan House, High Street, Freshford
Proposed extension over existing utility room
Site and proposed works
Rowan House is a mid-C19 grade II listed building located in the Freshford Conservation Area. It is
one of a pair of elegant stone houses addressing the High Street. They have lower ground floors and
it is proposed to construct an extension comprising a small garden room, shower room and lift
allowing for disabled access above the existing single storey lower ground floor utility room to the
rear of the property. The extension would involve removal of the clay pantile lean-to roof which
abuts the party wall with the neighbouring property. Access would utilise an existing ground floor
window opening, involving removal of the sliding sash and the ashlar stone below sill level.
The proposal would have the appearance and proportions of a small traditionally painted timber C19
conservatory at garden level. The roof would be clad in lead and incorporate a hipped form of
lantern. The north east side of the extension is designed to include a small jetty projection,
supported on console brackets.
Relevant history
Subject of a pre-application enquiry which advised use of a less ornate design.
Representations
Freshford Parish Council:
The Council would wish to ensure that the garden room is constructed appropriately in terms of
both style and material, in keeping with the building's listing, and in the context of the adjoining and
similar semi-detached house; both properties being listed and in a Conservation Area.
Relevant Legislation / Policy :
The primary consideration is the duty placed on the Council under Section 16 of Planning (Listed
Buildings and Conservation Areas) Act 1990 to have special regard to the desirability of preserving
the building or its setting or any features of special architectural or historic interest which it
possesses.
From the historic environment aspect there is also a duty placed on the Council under Section 72 of
the Act to pay special attention to the preservation or enhancement of the character of the
surrounding Conservation Area.
Section 12 ‘Conserving and enhancing the historic environment’ of the National Planning Policy
Framework sets out the Government’s high-level policies concerning heritage and sustainable
development. The Historic Environment Planning Practice Guide published jointly by CLG, DCMS,
and English Heritage provides more detailed advice with regard to alterations to listed buildings and
development in conservation areas.
If the Council is minded to grant consent there is no requirement to notify the Secretary of State
before a decision is issued.
Assessment
The front of the listed building facing onto the High Street is symmetrically balanced with the linked
property and maintains its original regular historic form and appearance.
The rear of properties on this part of the High Street are partly characterised by a variety of
additions and alterations of various scale and built form, interrupting the building line. The adjoining
(linked) property has a single story flat roof extension that projects some depth into the rear garden,
whilst others are more modestly scaled. Both flat and pitched roofs are evident. The existing utility
room appears to be an early C20 lean-to extension. Altering it is considered acceptable provided the
new works can be considered to respect the overall character and appearance of this part of the
listed building.
The proposed garden room access involves removing a (later) ground floor sash window and stone
work below. Only a small proportion of historic fabric is lost, together with the early C20 clay pantile
lean-to roof structure of the utility room. This is not considered to cause any significant harm to the
integrity or character of the listed building.
The garden room form and size is considered satisfactory in relation to the listed buildings(s). The
design is vertically emphasised with three lights to each elevation, each reflecting the proportions of
existing windows on the rear elevation. Glazing would be Slimlite units set in traditionally detailed
joinery as confirmed by the submitted large scale joinery details. The gentle slope to the roof would
have a traditional lead covering, with a moulded cornice verge detail.
The proposed extension is minor in scale and respects the architecture, design and detail of the
existing building. Only minimum loss of historic fabric would occur. It is not therefore considered to
cause any harm of significance to the appearance, character, setting or fabric of the listed building
and consent is recommended.
Recommend
Consent with conditions:
 Time limit
 No development shall commence until a sample panel of the new external wall stonework,
including the jointing, pointing and mortar shall be erected on site and approved in writing
by the local planning authority, and kept on site for reference until the development is
completed.
Reason: To safeguard the appearance and character of the listed building
 Plans
John Davey: Senior Conservation Officer