Planning Consultants Sheffield Archives

Fallback approval secured in Derbyshire Dales

17th April 2024 by Gary Stringer

Planning & Design Practice is delighted to announce that Full planning permission has been secured for the change of use and reconstruction of agricultural buildings to form a single house near Kniveton, Derbyshire (Derbyshire Dales District Council), utilising the clients fallback position.

The approval relates to a range of former agricultural buildings. The ‘Green Barn’ is the smaller of the two steel portal framed agricultural buildings on site. This building is enclosed on three and a half sides, with the half open side facing the other barn.

Fallback — **Figure 1:** Photograph of the Green Barn

The ‘Black Barn’ is the larger of the two steel portal framed agricultural buildings which is physically linked to a traditional stone and tile barn. The buildings are fully enclosed. The modern addition is finished in corrugated sheets above a concrete panel plinth.

***Figure 2:*** *Photograph of the Black Barn*

The traditional stone building would be converted, and the larger steel portal farmed buildings would be rebuilt and linked by a structural two storey glazed link forming a generous 4 bedroom house.

The dwelling would comprise an open plan kitchen/dining area, living room, cinema/bar, dog room, utility room, entrance hall, glazed link, swimming pool, gym, store and plant room on the ground floor and a master bedroom with dressing room and ensuite, mezzanine study, and 3 bedrooms each with ensuites across the first floor.

The conversion of the traditional stone building and the rebuild of the steel portal framed buildings would allow the use of much more modern building techniques which will ultimately encourage a more energy efficient building, towards Passive House standards. A solar PV array would provide the majority of the electricity for the house.

Full planning permission was sought as the proposed works fell out outside of the scope of Class Q legislation. It was successfully argued that the application should be assessed in the context of a realistic fallback position where, in planning terms, the existing building can be converted to a residential use following a previous Class Q approval.

Fallback schemes are something Planning & Design Practice Ltd are well versed in.

The term “fallback” is used in when an existing consent confirms that the principle of development which can then be used as a lever to gaining full planning permission. For example, if prior approval had been obtained to carry out the conversion of an agricultural building to a residential dwelling via Class Q (agricultural to residential conversion), this then allows the existing fallback position (in this case the Class Q prior approval) to be applied to a full planning application for a similar scheme.

The permitted development right legislation is a notoriously complicated and complex issue with many Planning Authorities. Since the permitted development right legislation was introduced, there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority.

It is an area of planning which also attracts the interests of those people who wish to push the extent of their properties in the green belt using householder permitted development rights. Particularly in those instances when local plan policies are restrictive on the amount of extension allowed.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or email enquiries@planningdesign.co.uk.

Andrew Stock, Associate Director – Chartered Town Planner at Planning & Design Practice Ltd

Barn storming Green Belt success!

24th January 202416th January 2024 by Gary Stringer

Planning & Design Practice is delighted to announce that planning permission has recently been secured for the change of use and conversion of existing traditional red brick agricultural buildings to form 3 houses at a farmstead, within the Green Belt in Ockbrook, Derbyshire (Erewash Borough Council).

The application relates to a series of traditional red brick and plain tiled barns located to the rear (northwest) of the host Farmhouse. The site is bounded by open agricultural fields to the north and west, existing modern agricultural buildings to the east and a single track lane to the south. The site is wholly located within the Green Belt.

Full planning permission was sought for the change of use and conversion of existing traditional red brick agricultural buildings to form 3 dwellings with associated conversion works. A collaborative approach between Planning & Design Practice’s in-house Architects and Planning Consultants was required to produce a sensitive but functional scheme.

Barn 1 relates to a single storey ‘L’ shaped red brick and tiled barn located to the north side of the courtyard. The proposed conversion would comprise an open plan kitchen/living area, 2 bedrooms and bathroom. A residential curtilage and parking for up to 2 vehicles will be provided to the rear of the building.

**Figure 2:** Barn 1 – Approved Elevations and Floor Plans

Barn 2 relates to a split single and two storey red brick and tiled barn located toward the east side of the courtyard. The proposed conversion would comprise an open plan living/kitchen/dining area, 2 bedrooms (with ensuites), pantry and utility room with a WC on the ground floor. A single bedroom would be located on the first floor. A residential curtilage will be provided to the rear of the building and parking for up to 2 vehicles at the entrance to the site.

**Figure 3:** Barn 2 – Approved Elevations and Floor Plans

Barn 3 relates to a one and half storey red brick and tiled barn and a steel portal framed carport located along the western edge of the courtyard. The conversion would comprise an office, utility room, WC, kitchen, lounge, bedroom (with ensuite) and a snug on the ground floor and 2 bedrooms and bathroom across the first floor. A residential curtilage and parking for up to 2 vehicles will be provided to the rear and side of the building.

**Figure 4:** Barn 3 – Approved Elevations and Floor Plans

The application site is wholly located within the Green Belt. Paragraph 155 of the NPPF states certain other forms of development are also not inappropriate in the Green Belt provided they preserve its openness and do not conflict with the purposes of including land within it. These include:

“a) mineral extraction;

b) engineering operations;

c) local transport infrastructure which can demonstrate a requirement for a Green Belt location;

d) the re-use of buildings provided that the buildings are of permanent and substantial construction;

e) material changes in the use of land (such as changes of use for outdoor sport or recreation, or for cemeteries and burial grounds); and

f) development, including buildings, brought forward under a Community Right to Build Order or Neighbourhood Development Order.”

Criterion (d) was most pertinent to this application as it supports the re-use of buildings provided that the buildings are of permanent and substantial construction. The main consideration there-fore was whether or not the buildings are of permanent and substantial construction. The application was accompanied by a Structural Report which independently assessed the structural rigidity of each building to which this application relates. It was successful argued that the buildings are of permanent and substantial construction capable of being converted through carrying out some remedial and repair work.

The proposed change of use and associated conversion works to form 3 houses would have little impact on the character and appearance of the existing buildings as only very minor works were proposed as part of the application including the installation of new windows (including roof-lights) and doors. No extensions were proposed as part of the application. Furthermore, it was proposed to retain all existing agricultural detailing as part of the conversion work.

The complete refurbishment of the buildings and repair to roofs using traditional materials are considered to be a significant benefit of the proposal which would significantly enhance the character and appearance of the existing buildings and the surrounding area.

Gaining planning permission is a key step in almost any development. Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants, Design Professionals, and Heritage Specialists. Barn conversions are something Planning & Design Practice Ltd are well versed in, having helped lots of clients imagine and realise their dream homes. We have vast experience of working on rural projects for homeowners, landowners and farmers in including barn conversions (both via a planning application and Class Q).

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

Andrew Stock, Associate Director – Chartered Town Planner at Planning & Design Practice Ltd

Planning permission boosts rural business near historic hall

16th January 202416th January 2024 by Gary Stringer

Planning & Design Practice are delighted to announce that planning permission has been granted for the cladding of a building (retrospective) and change of use to a house to support rural business in Barlborough.

The building is associated with a fisheries business to the north of Barlborough. As the business continues to grow there became a need for the owner to be located permanently at the site, in order to help with the day-to-day running of the business, as well as benefitting from a better level of security that comes with being at the site permanently. The building was located close to a number of listed buildings, as well as being in close proximity to the M1 motorway and within the Green Belt.

The proposed development sought to convert an existing building, which was used in conjunction with the fisheries business, to a dwelling. The design would see the building have new metal cladding, a feature which is often associated with rural buildings, as well as new windows and a small garden area.

The National Planning Policy Framework (NPPF) allows for the change of use of existing buildings within the Green Belt.

The building will be subdivided internally to provide living accommodation on the western portion and storage space associated with the fisheries business on the eastern portion. The dwelling portion of the building will consist of 3 bedrooms, family bathroom and a utility space, which will also provide a doorway access into the storage area portion of the dwelling. The western portion of the dwelling will house the kitchen, dining and living areas.

There are a number of heritage assets located close to the site. These include Barborough Hall, Barlborough Hall Stable block and Barlborough Conservation Area. The design of the proposals considered the character of these heritage assets. The proposals ensured that there will not be any physical affect any of these Listed Buildings. However, the site is located within both the Grade II Listed Historic Park and Gardens and the Barlborough Conservation area, both heritage assets in their own right.

The character of the area alters significantly from the formal gardens, which have a close association with the Hall, to the land west of Ward Lane, where the site is located, which acts as a boundary to the formal managed gardens directly to the south and east of the hall. Due to the proposals retaining the existing building materials and not adding any additional elements to the building, the existing character of the area is retained. The proposed design will not increase the size of the agricultural building, nor will it fundamentally alter its appearance, besides the inclusion of windows and doors. Therefore, the proposals were considered to be acceptable in heritage terms.

Supporting urban and rural business

Planning & Design Practice Ltd is a multi-disciplinary team of Chartered Town Planners, Architects, Architectural Assistants and Heritage Specialists. Gaining planning permission is a key step in almost any development. We can take a project through from inception to completion, but we also offer the flexibility to engage a client’s own architects and provide a planning service, whilst our design team can also work with clients who have engaged other town planning professionals.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies to ensure the best possible case if put forward for our clients, helping secure planning outcomes beneficial to both urban and rural business owners.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Shaun Hyde, Planner, Planning & Design Practice Ltd

Storage unit success

11th December 2023 by Gary Stringer

Planning & Design Practice Ltd are delighted to announce a successful application for the erection of a storage building in Worksop, Nottinghamshire. The new building will provide additional storage space for the existing business, adjacent to the Chesterfield Canal.

Our client has been at the site for over 15 years, but a recent increase in demand means that an additional storage unit is required to continue the growth of the business long-term. As the district aims to provide sufficient opportunities for business growth and provide a range of jobs for local residents, this development is in-line with these principles to allow for sustainable business growth and cement continued longstanding investment into Worksop.

The storage unit is set within an existing industrial site bounded by other commercial related buildings, as well as being bordered by the Chesterfield Canal. In-line with the clients brief, our Architectural team, in collaboration with the Planning team, prepared a scheme that would not be imposing within the site and would sit comfortably and unobtrusively amongst the other industrial units.

Storage Unit – Plans

The development proposal for the new storage unit met multiple economic objectives that were set out in the Bassetlaw Local Development Framework. Our extensive knowledge of local planning policies, and site designations for commercial activity enabled us to secure planning permission on this occasion and secure jobs for the future for a sustainable business.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies to ensure the best possible case if put forward for our clients.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Alfie Keelin, Planning Assistant, Planning & Design Practice Ltd

Retrospective planning permission

22nd November 2023 by Gary Stringer

Planning & Design Practice is delighted to have assisted in securing retrospective planning permission for the installation of an oil tank associated with a recently constructive new build house.

The retrospective application related to work that had already commenced on site due to an honest error by our client who believed that planning permission was not required, as the installation of an oil tank fell within the limitations of Class E ‘buildings etc incidental to the enjoyment of a dwellinghouse’, Part 1 ‘development within the curtilage of a dwellinghouse’, of Schedule 2 of the General Permitted Development Order (2015).

However, following by the Local Planning Authority (LPA) it was advised that planning permission is required as a small part of the building is situated on land forward of the principal elevation of the original dwellinghouse.

It is first worth clarifying that the carrying out of ‘development’ (i.e. building works, material changes of use or engineering operations) without the benefit of planning permission is not, initially at least, ‘illegal’ but is better described as ‘unauthorised’. ‘Breaches of planning control’ are normally anonymously flagged by the general public to the LPA. In other words, the system is reactive – rarely do LPA’s proactively monitor compliance with planning consents.

Once a ‘breach of planning control’ has been identified the local planning authority (LPA) will often invite a landowner to submit a planning application to ‘regularise the breach’ – in other words to retrospectively obtain planning permission for development. In these circumstances, the LPA must assess the application in the same way as if it were a proposed development and not let the fact that it is a retrospective application affect the outcome either way.

If the application is approved, that is generally the end of the matter, with consent issued subject to any relevant conditions minus, of course, the usual 3 year commencement time frame. If the application is refused, however, the landowner then has the option to appeal the decision or rectify the breach of planning control (i.e. to correct the unauthorised works or cease the unauthorised use).

In most cases, we recommend that you appeal against the Enforcement Notice. We can help prepare, manage and submit your appeal. For more information on our enforcement service click here.

Andrew Stock, Associate Director – Chartered Town Planner, Planning & Design Practice Ltd

Building Stability within the Green Belt

22nd November 2023 by Gary Stringer

Planning & Design Practice are pleased to announce that they have successfully secured planning permission for a new stable building within the Green Belt, a positive result for our client having been achieved.

The new stable building is intended for equestrian use and will help create a better quality of life and environment for the horses on the site. It will provide much needed storage space for hay and associated equipment to cater for the newly acquired use for the site. The stable building is of wooden construction with Shiplap Cladding, whilst the roof is black Onduvilla tiles.

Before the construction of this stable building the site consisted of one agricultural field with no notable obstructions to the Green Belt in terms of buildings. As this site is within the Green Belt this did pose the complication of having to prove the building is necessary to cater for the horses on the site. This was unavoidable as the Council wouldn’t approve the construction of a building within the Green Belt without compelling evidence that it is essential for the new equestrian use of the site. As the land was previously under an agricultural use it was also necessary to apply for a Change of Use so that horses could graze on the land.

Another key aspect to this project was preserving the openness of the green belt whilst also constructing a building upon the land. To do this the building had to be linked to recreation and/or outdoor sport as part of Policy EN2.

Planning within the Green Belt

Planning Design Practice Ltd is a multi-disciplinary team comprised of Architects, Planning Consultants and Heritage specialists.

Obtaining planning permission in the countryside can bring about significant gains and help to maximise the value of your rural property. However, development in the countryside is subject to strict planning controls which can make obtaining planning permission very difficult. Our RTPI Chartered planning experts have vast experience of working on projects for homeowners, landowners and farmers in rural areas including agricultural buildings, barn conversions, Certificates of Lawfulness and farm diversification schemes.

We provide honest and sound advice, mediate when required and maintain high professional standards. We aim to build strong and lasting relationships with our clients and we are always pleased to work with architects and other professional companies.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Samuel Young, Assistant Planner, Planning & Design Practice Ltd

Arguing history with a Chat Bot

25th October 2023 by Gary Stringer

A recent exchange between our Heritage Consultant Ruth Gray, and an AI chat bot revealed that artificial intelligence may not know all the facts! Read on to find out more!

I am the heritage consultant for planning & design and my job is to reveal the significance of heritage assets and report on the impact a development may have on a heritage asset. Facts are very important to our reports as key decisions will be based on them. I was curious as to the uses I could put an AI chat bot app to in my work and what I found was alarming! I asked it a simple question:

Me:‘ Tell me about John Smedley Mills is it still open?’

It answered with this;

‘Smedley’s Mill today provides apartment living, office units, workshops, restaurants, shops and communal areas. Parts of the river were restored to create an attractive waterfront environment. The regeneration honoured the mill’s textile heritage.’

This surprised me because the river not next to John Smedley Mills Lea Brook runs beside it my local knowledge told me that. So, I asked it something else;

Me: ‘Isn’t John Smedley the longest running knitwear factory in the world?’

It replied:

‘Yes, you’re absolutely right. The John Smedley mill in Lea Bridge, Derbyshire had the notable distinction of being the longest continuously operating knitwear factory in the world when it finally closed in 2003.’

Closed? I know for a fact it isn’t closed! So I asked it something else;

Me: ‘It’s still open at Lea bridge making knitwear?’

Chat bot: ‘No, you’re right, I misspoke earlier – the original John Smedley knitwear factory at Lea Bridge is no longer operating.’

Anyway, after a lot of back and forth with this ill-informed chat bot I copied and pasted direct information from John Smedley’s current website and its reply was:

‘I clearly had outdated information suggesting the Lea Bridge factory had closed. Thank you again for pointing this out – I’ve updated my knowledge and recognize John Smedley maintains production at this iconic long-running knitwear mill. Please let me know if I can clarify or expand on this correction.’

You can rest assured I will not be using AI generated information in any heritage reports for Planning & Design! Our heritage reports use a combination of historic map data, first hand written evidence, the local historic environment record along with site visits and any other verified information including historic photo images. We present the facts as they are and these help inform the decisions as well as the designs of new developments and projects.

Chat Bot – past, present and future

AI will undoubtedly have its place in our lives in the future but beware of what it can also do to our past! For the moment it is still learning as is evidenced by my recent conversation with it above it only knows what it drags from the web. A lot of our history is still in archives and is still with the locals in their attics! AI hasn’t got all the information ………..yet!

John Smedley is very much still open and thriving after we secured planning permission in December 2015. We were instructed as planning consultants to deliver a complex set of proposals for redevelopment, conversion and part demolition on a site at Lea Mills part of the John Smedley factory. The ‘East Site’ was no longer needed for garment manufacture and development was needed to secure a beneficial future use for the land and buildings and to support the company’s development and expansion. The company also had three listed cottages at risk which were in a poor state of repair and needed to be refurbished and brought back into residential use. You can find out more about the project at this link.

If you have any projects in mind with a heritage element do get in touch with the team here at Planning & Design. This article was written by a human!

RTPI Young Planners’ Conference 2023

24th October 2023 by Gary Stringer

On Friday 13th and Saturday 14th October, hundreds of Young Planners, including three from the Planning & Design Practice team flocked to Birmingham to attend the annual Young Planners’ Conference, which this year was hosted by the RTPI West Midlands Young Planners Committee. Each year, the conference focuses on a theme; this year the topic was “Planning for Legacy: Regeneration and Place in the West Midlands.”

Over the two days, a number of talks hosted by different speakers and sponsors took place. These talks ranged from how master planning can be used to promote a legacy, and how transport infrastructure can unlock regeneration to the use of green infrastructure, biodiversity net gain, and how planning can be used to influence health outcomes. Each talk was chaired by one of the West Midlands Young Planners Committee members, and hosted a panel of different speakers who are specialists in their own fields. Each speaker provided a short presentation, which provided a different insight into the topic, and allowed for an interesting Q&A with the audience.

As well as the talks, the conference also included six study tours, which each delegate attending had the opportunity to go to one. Three of these tours were: Perry Barr – A Lasting Legacy Study Tour; Built heritage and regeneration in Birmingham’s Jewellery Quarter; Work/live/play by the water: leverage Birmingham’s canal network.

Last year, Birmingham hosted the Commonwealth Games. After stepping in to host the games, after Durban pulled out in 2018, Birmingham’s Alexander Stadium in Perry Bar was to be one of the main venues for the games, hosting the Opening and Closing Ceremonies as well as the athletics events. The stadium was completely transformed into a world class sporting venue. The improvements to Alexander Stadium have also seen enhanced facilities for the local community and new teaching space for Birmingham City University. The Games have acted as a catalyst for the regeneration of Perry Barr. The athletes village was located within Perry Barr, which has now been transformed into thousands of new homes, 30% of which are to be affordable. This has been supported by a new and improved railway station and bus interchange nearby, allowing people plentiful opportunity to commute into Birmingham in a more sustainable manner.

PDP Young Planners

The tour around Birmingham’s Jewellery Quarter showed how Birmingham has embraced the heritage of the city whilst also looking towards the future. The Jewellery Quarter is home to over 700 jewellers and independent retailers, and is considered to include the most extensive group of Victorian and 20th century buildings devoted to jewellery manufacture and small goods in Europe. One of these is the Coffin Works, a museum which focuses on the previous manufacturing of coffin plates that took place there. As well as the museum, the courtyard is home to a collection of independent manufacturers and retailers. The tour allowed us to look around this interesting collection of businesses that are helping bring economic growth to the area whilst also retaining key heritage assets. This also has promoted the creation of new communities that thrive on social enterprise.

The canal network tour began in the east of the city near Birmingham City University, highlighting the integration of the canal network within modern urban development. We travelled west through the inner city towpaths, exploring the stark contrast between underused, underdeveloped areas and the newly developed, cleaner, brighter towpaths. This provided an insight into the city’s historic and industrial heritage, highlighting its major role in transporting coal, iron and other heavy goods. It also emphasised the city’s successful efforts to transform these industrial, previously undesirable spaces into ideal locations for modern, inner-city housing. The standout development, Port Loop by Urban Splash, was a focal point of the canal boat tour around the west of the city. The development is circled by a kilometre of historic canal, delivering new public green spaces; a leisure centre; an Art House for residents and the local community; and 100 new homes, in what was once an undesirable area of Birmingham to live. Overall, the tour greatly illustrated Birmingham’s journey from an industrial past to a modern city with a focus on communities, green spaces and culture.

The conference was an invaluable opportunity for Young Planners to learn more about key planning issues, engage in discussions and network with familiar faces and make new connections within the industry. We are looking forward to the 2024 Conference in Cambridge!

Biodiversity Net Gain looming large for developments of all sizes

23rd August 2023 by Gary Stringer

The date on which biodiversity net gain (BNG) comes into law is fast approaching. Here, our Director Richard Pigott, provides answers to some FAQs about the whole process and what it will mean for applicants, landowners and homeowners.

What exactly is biodiversity net gain (BNG)?

Biodiversity net gain (BNG) is an approach to development, and/or land management, that aims to leave the natural environment in a measurably better state than it was beforehand. The minimum gain required will be 10% over and above the existing condition of the site. This habitat gain will need to be secured for at least 30 years via planning obligations or conservation covenants. BNG was stipulated in the Environment Act (2021) and the 2 year implementation period is drawing to an end.

When will BNG actually take effect?

BNG is set to become law in November 2023 with a transition period for small sites extended to April 2024. Small sites are defined as:

(i) For residential: 1-9 dwellings on a site having an area of less than one hectare, or where the number of dwellings to be provided is not known, a site area of less than 0.5 hectares.

(ii) For non-residential: where the floor space to be created is less than 1,000 square metres or where the site area is less than one hectare.

All applications submitted after these dates (the exact dates in November and April are yet to be confirmed) will need to meet the new requirements.

What are the current laws/requirements for BNG?

At present there are no laws covering BNG so it is applied inconsistently across different local authorities. Many now require some level of BNG (often as little as 0.1%) but will all change in November.

How is BNG calculated?

In simple terms, BNG is calculated by working out the baseline value of a site in habitat terms then working out the overall impact of a development using the Biodiversity Metric. This metric is designed to provide ecologists, developers, planners and other interested parties with a means of assessing changes in biodiversity value (losses or gains) brought about by development or changes in land management.

Are local planning authorities ready for the new system?

Almost certainly not. Local planning authorities and wildlife trusts are already stretched and the new system can only add more pressure to their workloads in the short term at the very least.

What if BNG cant be achieved on site?

There is a preference for onsite or local enhancements. However, in many cases it will not be possible to achieve biodiversity net gain on a development site or on adjacent land within the applicant’s ownership or control. In such circumstances, the developer can secure the unit shortfall by securing a bespoke site for net gain, or from appropriate sites on the local net gain habitat market from other landowners. These sites will need to meet the criteria of the biodiversity gain sites register when available. If a shortfall in units required to achieve BNG remains, having explored the onsite and local offsite options, a developer can purchase statutory biodiversity credits from government as a last resort.

What will off site BNG cost and will this impact viability?

At present it is very hard to predict what the cost of off-site BNG will be as there remain uncertainties about how the system will work. The Land Trust has previously suggested that BNG units could be worth around £10,000-£25,000 each, although local demand and supply are likely to be what ultimately sets unit prices. What can be said with certainty though is that BNG could be a very significant factor affecting the viability of some schemes, both large and small.

Comment

Whilst mandatory BNG is hardly an overnight concept, it certainly seems to have gone under the radar for many of our clients and eyebrows are often raised when we tell them what it could mean for their proposals. Some clients are determined to submit applications before November but this is not always possible for a variety of reasons. If you wish to discuss this issue further please do not hesitate to get in touch on 01332 347371 or email enquiries@planningdesign.co.uk.

Richard Pigott, Director – Chartered Town Planner, Planning & Design Practice Ltd

There was a Crooked House…

22nd August 2023 by Gary Stringer

Britain has lost its “wonkiest pub”! Architectural Technologist Joseph Cattmull looks at the history of the only place you can feel drunk without spending a penny, and the options available for this iconic cornerstone of village life following the devastating fire.

Constructed in 1765 in the Black Country village of Himley, The Crooked House was originally a farmhouse at Oak Farm, however due to subsidence caused by historical mining in the area, one side of the building now measures roughly 4ft lower than the other. Rather than seeing this as a negative, the owners used this to create a pub full of optical illusions.

I was fortunate enough to visit the pub recently, it was a pub like no other. One of the customers appeared to be rolling a marble up the bar, defying gravity. When we sat to have our pints I appeared to dwarf my friend who normally towers over me, reminding me of the camera trickery used in Lord of the Rings to film the hobbits. Upon leaving the pub, you got the weirdest feeling from walking on level ground again.

Devastatingly, the pub recently made national headlines for all the wrong reasons. Burning to the ground over night in a suspected arson attack. Conveniently, according to The Mirror, there was a digger hired on site already which was quickly used to demolish the pub following the fire.

As the dust settles, questions about the future of the Crooked House arise. The burning question is whether the Crooked House will be rebuilt, and if so, in what form? While rebuilding “like for like” seems like a natural step to preserve the heritage and memory associated with the landmark, decisions about its reconstruction are laden with complexity.

The possibility of rebuilding the Crooked House “like for like” might be met with both enthusiasm and apprehension. On one hand, recreating the iconic structure could be seen as a way to honor its legacy and maintain its historical significance. Reuniting the village of Himley with its beloved pub.

On the other hand, some might argue that attempting to replicate the Crooked House exactly might detract from its authenticity. The original charm was a product of generations of use, subsidence, and the passage of time. A meticulous recreation might lack the same sense of history and character that the original building possessed.

The UK does have a history of forcing property owners to rebuilt their demolished buildings like for like. In 2015 developers demolished The Carlton Tavern two days before it was due to be listed. A planning application on the site had been refused to convert the building into 10 flats, following this & two days before it was due to become grade II listed by Historic England, the developers ordered its demolition.

Swiftly the locals were onto the local council demanding action and luckily Historic England had taken plaster casts of every tile and had plenty of photographic documentation of how the building was. This lead to an order being passed for the pub to be rebuilt brick by brick. What was done well, was the reuse of old timbers showing the damage from the demolition. This adds to the history of the building, providing it with further character to add to its charm.

Back to the Crooked House, it is my belief, alongside our Heritage Expert Ruth Gray, that the pub be rebuilt brick by brick. They should follow in the footsteps of the Carlton Tavern in recovering what they can and trying to add to the buildings story within the rebuild. Unique pubs such as this are a special asset to communities and they need to be protected.

Joseph Cattmull, Architectural Technologist, Planning & Design Practice Ltd

Main Image: Wikipedia

Fallback approval secured in Derbyshire Dales

Barn storming Green Belt success!

Planning permission boosts rural business near historic hall

Supporting urban and rural business

Storage unit success

Storage Unit – Plans

Retrospective planning permission

Building Stability within the Green Belt

Planning within the Green Belt

Arguing history with a Chat Bot

Chat Bot – past, present and future

RTPI Young Planners’ Conference 2023

PDP Young Planners

Biodiversity Net Gain looming large for developments of all sizes

What exactly is biodiversity net gain (BNG)?

When will BNG actually take effect?

What are the current laws/requirements for BNG?

How is BNG calculated?

Are local planning authorities ready for the new system?

What if BNG cant be achieved on site?

What will off site BNG cost and will this impact viability?

Comment

There was a Crooked House…

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