Location; Dunston
Completion Date; Ongoing
This proposal set out a carefully considered application for the construction of a new, single-storey dwelling on a parcel of land in Dunston, Lincolnshire. Located within the heart of the Dunston Conservation Area, and directly adjacent to a Grade II listed cottage, the scheme was developed through extensive consultation and design refinement to ensure it responded sensitively to the site's heritage context and contributed positively to the village’s character. The plot comprised approximately 350 square metres of land, including an existing limestone and pan-tile roofed outbuilding, former pig-shed, and a small number of trees and fences set within a grass-covered parcel of land. The outbuilding sat prominently at the front of the site, directly against the back edge of the footpath, forming a distinctive feature in the Lincoln Road streetscape. The proposal retained and repurposed this historic outbuilding as part of the scheme, transforming it into a working element of the new home—housing storage and study accommodation—and using it to shield the new dwelling from the public realm. The dwelling itself was positioned to the rear of the site and designed to remain discreetly behind the retained outbuilding. This placement helped to preserve the historic street frontage while creating a sense of privacy and enclosure for the proposed home. The architectural form was kept low and linear, in keeping with the domestic scale of nearby buildings. Its massing and roofline were deliberately subdued to minimise visual impact on both the conservation area and the adjacent heritage assets.
CHURCH VIEW
The material strategy reflected the local vernacular. Walls were proposed in coursed limestone to match the predominant materiality of the village core, with careful attention paid to mortar colour and jointing. The shallow-pitched roof was to be finished in standing-seam metal, selected for its clean lines and low-profile appearance, allowing the form to recede behind the taller frontage structure. This choice also aligned with technical requirements for a roof at this pitch while referencing the durability and colour tones of traditional lead.
Internally, the house was conceived around principles of simplicity and flow. The layout featured a primary open-plan living space oriented toward the rear garden, with generous glazing and rooflights drawing in natural light and offering framed views of greenery. Ancillary spaces, including utility, bedrooms, and bathroom accommodation, were arranged to ensure privacy and functional zoning. The internal palette was muted and natural, supporting the overall architectural approach of calm and restraint.
Environmental performance was an integral part of the proposal. Designed around low-energy principles, the dwelling incorporated high-performance insulation, airtight detailing, triple glazing, and mechanical ventilation with heat recovery (MVHR). Renewable technologies, including photovoltaic panels and rainwater harvesting, were proposed to reduce operational energy demand. The scheme also included soft landscaping measures to promote biodiversity, with new planting and hedgerow enhancements complementing the existing maple tree to the rear of the site.
The access strategy was informed by the site’s constraints and opportunities. A new domestic access point was proposed via alterations to the existing stone outbuilding, allowing vehicles to enter from Lincoln Road without impacting the historic street wall. Parking and turning were contained within the rear garden space, screened from public view and softened through the use of permeable surfacing and landscape planting. This access arrangement had been the subject of early discussion with planning officers and was designed to be both discreet and functional.
The development emerged from a collaborative and responsive design process. A pre-application enquiry was submitted to North Kesteven District Council to explore the appropriate form, massing, and materiality for the site. Feedback from this process informed a complete reassessment of the architectural design, ensuring that the final proposal aligned with planning policy, heritage sensitivities, and community expectations.
Public consultation was also undertaken with the Parish Council and local residents to ensure that the proposal addressed local concerns and aspirations. The Dunston Neighbourhood Plan and associated design guidance formed a key framework for the project. The guidance identifies this part of Lincoln Road as comprising a row of fine vernacular properties, highlighting the importance of retaining and enhancing this character. The proposed dwelling adhered to these principles by using traditional materials, maintaining building lines, and adopting a form that respected the rhythm of the street. Boundary treatments, roof profiles, and window proportions were all carefully calibrated to sit comfortably within the established context.
Heritage considerations were at the forefront of the proposal. The site lay directly adjacent to a Grade II listed cottage and within 50 metres of both the Grade II listed Church of St Peter and The White House. To ensure the new dwelling preserved the setting of these assets, a formal Heritage Impact Assessment was undertaken by a specialist consultant. The assessment concluded that the design—through its modest scale, sympathetic materials, and discreet siting—would have a neutral or beneficial impact on the setting of the listed buildings and the conservation area as a whole.
Trees and vegetation on the site were assessed by an arboricultural consultant, who identified one high-quality maple tree to be retained and three lower-quality trees recommended for removal. The design was adapted to preserve the best specimen and to allow for replacement planting either on-site or through off-site mitigation agreed with the Parish Council. The landscaping proposal included the introduction of native species and pollinator-friendly plants to improve biodiversity and visual amenity.
Throughout the process, the project team worked closely with the local authority to ensure that the scheme met both the letter and spirit of the policies governing conservation area development. The final proposal was submitted with detailed design documents, contextual studies, sustainability assessments, and supporting reports that clearly demonstrated the proposal’s sensitivity, quality, and coherence.
This project illustrated how new dwellings can be successfully introduced into historic village environments when approached with care, technical rigour, and a respect for place. By retaining the existing outbuilding and positioning the new home discreetly behind it, the scheme managed to preserve the character of Lincoln Road while delivering a modest, energy-efficient dwelling for contemporary living. The combination of traditional materials, low-profile form, and environmentally responsive design produced a proposal that would have sat quietly and confidently within the evolving architectural language of Dunston.
GALLERY
