# Elm Cottage, Further Ford End, Clavering (curtilage listed, LBC)

- **Decision:** dismissed, 23 September 2026
- **Decided by:** Planning Inspector: A James
- **Authority:** Uttlesford (East of England)
- **Appeal reference:** 6006330
- **Application reference:** UTT/25/2657/LB
- **Procedure:** written-representations
- **Development:** Listed building consent for internal alterations and two rear projections replacing a conservatory at a curtilage-listed farmstead cottage
- **Site context:** open-countryside, listed-building-setting
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** HE6(1), HE6(4), HE5(1)
- **Development plan policies:** Uttlesford Local Plan 2021-2041 (March 2026) Core Policies 61, 62
- **Main issues:** listed building
- **Tags:** tier-2, listed-building-consent, heritage-harm-decisive, evidence-gap, parties-consulted-on-2026-framework

## Summary
A reduced resubmission of rear extensions to a curtilage-listed farmstead cottage still failed. The extensions eroded the plan form that explains its place in the courtyard group, and the heritage assessment could not say what fabric would be lost (DL 14-17). Benefits were largely private (DL 22).

## What made the difference
Plan form as evidence of historic function, and the lack of a fabric assessment under HE5.

## Policy findings
- **HE6(4): fail.** low harm: extensions nearly as deep as the dwelling erode its simple rectilinear plan; 'a low level of harm does not equate to a low planning objection' (DL 14, 18, 23)
- **HE5(1): fail.** no evidence whether fabric to be removed is modern (DL 15-16)

## Key facts
- Treated as curtilage listed to Further Ford Farmhouse (DL 2-4)
- An earlier, larger scheme was dismissed on appeal (3346333) (DL 17)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6006330
- https://appeal-planning-decision.service.gov.uk/published-document/47f96b3a-bc6f-40c7-9289-e20acda7f00d

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6006330.html

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