The owners of the Yorkshire Dales guest house say they ‘didn’t know’ they needed planning permission to convert the outbuildings into a holiday rental

Robert and Jane Burdett own Rowe House in Horton-in-Ribblesdale, a 19th century shooting lodge which has been run as a B&B since the 1980s.

The Authority ruled that the project had caused “significant damage” to Georgia’s building heritage and councilors accepted their recommendation for refusal.

Seasonal rental over

The vacation rental, called The Shippon, is now occupied.

The resubmitted application, which is still under review, includes reports from town planning consultants who argue that one of the buildings, described as a former stable or barn by the Authority, was in fact used as a coal store . They claim Mr and Mrs Burdett were unaware they needed consent for the job and found themselves in an ‘unexpected and stressful’ situation following the refusal notice.

Reports from the consultants point out that the outbuildings were in disrepair and redundant, and have now been salvaged and refurbished.

The app’s design and access statement reads: “Applicants were unaware that planning permission was required for the development. After receiving correspondence from YDNPA Planning Enforcement, they found themselves in an unexpected and stressful situation and immediately sought help in an attempt to resolve the situation.

“Applicants nominated Humble Heritage Ltd, a professional built heritage and archaeological consultancy operating in the specialist field of the historic environment. A site visit was undertaken. A detailed assessment of the heritage significance of the site of development and the heritage impact of the development has been undertaken and the results are reported in the statement produced to accompany this submission.

“The heritage statement includes an assessment of the condition of the two outbuildings before the conversion works and explains why the works were necessary. It also includes details of the works that have been carried out. This request proposes to build replacement stone steps for in front of what was the existing toilet/coal store referred to in this tender as the largest outbuilding.The proposed rehabilitation is intended to reinforce the historical appearance of the outbuilding.

In the planning officers’ report attached to the initial refusal in June, the Authority’s Buildings Conservation Officer said: “(I) have concerns about the loss of the old toilet and the impact of the layout on the traditional character and layout of the site and on the decor of Rowe House.”

It was clarified that the reconstruction of the toilet, its change of use to accommodation and the construction of a timber link between the two outbuildings all required planning permission and were not covered by existing permitted development rights.

The report continues: “The larger building appears to have been a barn and/or stable associated with the main house, and the smaller outbuilding was probably a toilet and/or a small store. The two outbuildings were of traditional construction and contributed to the whole. the character and significance of Rowe House and its setting, largely due to their historic functions and layout, and the group they formed with the main house.

“The Authority’s Buildings Conservation Officer has commented that the historic grouping of private toilets, barn and Rowe House is of sufficient significance to qualify as undesignated heritage property. The statement heritage submitted with the application includes a simple description of the work already completed at the dependency and does not comply with the requirements of the NPPF.

“Prior to the recent works, the small private building was a detached structure located immediately to the east of the larger outbuilding. The building has clearly been extensively rebuilt and extended and now includes a timber link, which connects to the adjacent building. The height of the building has also increased significantly and a completely new roof structure and exterior roofing have been added. a modern extension of the barn/stable, although partially constructed from traditional materials.

“The work to the toilet/store, including the timber bonding, is more than minor structural work and is clearly not the minimum necessary to facilitate the conversion of the outbuildings. The work has had a detrimental impact on the character of the site , both in terms of the loss of the traditional outbuilding and the impact of the considerably larger replacement outbuilding on the immediate setting of Rowe House.The newly constructed outbuilding/extension is of a significant scale and does not reflect the he old function or the character of the outbuilding The new wooden link and the domestic-type opening appear as particularly incongruous elements, not conforming to the traditional character of the buildings.

“While the conversion of the larger outbuilding has retained much of its old layout and traditional character, the loss of the original stone steps outside has had a negative impact on the integrity and character Although it is noted that the steps were in poor condition before the conversion, they could have been repaired or incorporated into the design of the conversion, rather than demolished and removed completely. of the building have been replaced by a more sympathetic gray Artstone Roofing Slate, which has had a positive impact on the character of the building.

Rowe House was built in the late 18th century as a shooting lodge for a landowning family from Arncliffe. It was then sold at auction in the 1950s.

About Michael B. Billingsley

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