Despite initial heritage concerns, plans for solar panels at a listed building in South Tyneside have been approved on appeal. The planning department of South Tyneside Council had previously rejected the proposal for solar panels at St. Nicholas Vicarage, located off Hedworth Lane in the Boldon Colliery ward. This Grade II-listed building, dating back to around 1882, is significant due to its architectural interest as a purpose-built vicarage and its historical connection with a nearby listed church.
The original application sought consent for the installation of ten photovoltaic panels on the south-facing roof. However, in April 2024, the council’s planning department blocked the plan, stating it would cause an “result in an unacceptable level of harm” to the listed building without enough justification or public benefits to counterbalance the damage.
An appeal was subsequently lodged against this decision, leading to the appointment of a planning inspector by the Secretary of State to adjudicate the matter. In a report published in late November 2024, the planning inspector overturned the initial decision, granting permission for the solar panels.
It was noted that the council’s original grounds for refusal were based on a Historic England guidance note which suggests that it is not generally sympathetic to alter a building’s appearance. The proposed reduction in energy bills for the property could free up additional funds for investment in essential maintenance, contributing to the long-term preservation of the building. “It would thus help secure the optimum viable use of the building.”
Taken together, these public benefits of the proposal would outweigh the harm that would be caused.
The planning inspector noted submissions from the appellant that said the scheme would allow the “production of renewable energy, reduced use of electricity from the national grid, and reduced energy bills for the building”. The appellant also noted that the proposal would not harm the listed building because “mature trees present on the property boundary and within the site provide an element of screening from outside of the site”.
In the appeal decision report, the planning inspector said “listed buildings are safeguarded for their inherent architectural and historic interest irrespective of whether or not public views of the building can be gained”. However, the planning inspector noted the proposed works to the building were “modest in scale and would be readily reversible” and that there would be “no effect on the historic fabric of the building”.
While it was noted that the works would reduce the “aesthetic value” of “one element of the building”, the planning inspector said “the extent of the harm would also be modest”. The planning inspector said the proposed change “would not so fundamentally alter the building that, taken overall, the ability to understand and appreciate its appearance would be compromised”.
The appeal decision report adds: “The best use of a heritage asset can often be the use for which it was originally designed and built, in this case as a dwelling for the vicar of the nearby church.
“A reduction in the energy bills for the property could lead to additional funding being available for the investment in other aspects of the maintenance necessary for the long-term conservation of the building.
“It would thus help secure the optimum viable use of the building. Taken together, these public benefits of the proposal would outweigh the harm that would be caused.”
The planning inspector added proposed works would “not cause harm to the setting of St. Nicholas Church” and would not alter the appeal building’s “historical and functional association” with this church. For more information on the planning application and appeal decision, visit South Tyneside Council’s planning portal website and search reference: ST/0114/24/LBC
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