# Gladwyns Farmhouse, Richmonds Green, Thaxted

- **Decision:** allowed, 17 September 2026
- **Decided by:** Planning Inspector: L Fleming
- **Authority:** Uttlesford (East of England)
- **Appeal reference:** 6007971
- **Application reference:** UTT/25/2853/LB
- **Procedure:** householder
- **Development:** Single-storey flat-roof rear extension and alterations to modern kitchen wing of grade II listed farmhouse (linked planning appeal 6007968 and LBC appeal 6007971)
- **Site context:** listed-building-setting, open-countryside
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** HE5(2)(b)
- **Development plan policies:** Uttlesford Local Plan 2021-2041 (2026) CP62
- **Main issues:** listed building
- **Tags:** tier-2, listed-building, heritage-no-harm, transitional-no-consultation, costs-application

## Summary
Linked planning and listed building consent appeals (6007968 / 6007971) for a contemporary glazed infill and rear extension to the modern wing of a grade II farmhouse. Both were allowed. The Inspector found no harm: the works "would preserve the special architectural and historic interest of the grade II listed building" (DL ¶11). The new Framework was treated as "not materially changed" and the parties were not consulted (DL ¶5).

## What made the difference
The works were confined to a modern extension and involved "no loss of historic fabric" (DL ¶10). Because there was no harm, no HE6 balance was needed. A separate costs decision was issued.

## Policy findings
- **HE5(2)(b): pass.** works confined to modern extension; no loss of historic fabric; "would preserve the special architectural and historic interest" (DL 11); HE6 not cited by code
- **Uttlesford LP CP62: accord.** conserves designated heritage asset (DL 12)

## Key facts
- C16 timber-framed grade II farmhouse with large modern traditional-style side extension
- Works affect the modern extension; angular glazed infill modest and subservient
- New Uttlesford Local Plan 2021-2041 adopted 2026 applied

## Sources
- https://appeal-planning-decision.service.gov.uk/published-document/55f8b9df-deda-423c-9f11-121b2256f691
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6007971

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6007971.html

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