Item Staffordshire Moorlands District Council

Document Sample
Item Staffordshire Moorlands District Council Powered By Docstoc
					Agenda Item 11 – 15/2/07
06/01315/FUL      CONVERSION OF BARN TO THE NORTH WEST OF GATE
                  FARM, FOXT ROAD, FOXT TO USE AS A DWELLING BY
                  MR. S. HARRIS

06/01314/LBC          LISTED BUILDING CONSENT FOR CONVERSION OF BARN TO
                      THE NORTH WEST OF GATE FARM, FOXT ROAD, FOXT TO
                      USE AS A DWELLING BY MR. S. HARRIS

Parish: Ipstones                                              Registration: 7/12/06
Case Officer: Mr. S.L. Williams                               Grid Reference 0342 4843


THE APPLICATION

Full permission and listed building consent is sought to convert this traditional stone and
clay tile barn for residential use. The submitted details indicate the barn groundfloor
converted into two bedroom accommodation but there will be access into the loft area.
An attached blockwork building will be demolished and the ground made good but an
area to the south east side of the building will be enclosed with a 1.3m (4 feet 3 inches)
drystone wall to provide an outside amenity space and an existing area to the north-
west side will be deepened to provide a parking area. The demolition of the attached
building will expose two door openings on the rear (south west) elevation facing the
field, which will remain as window openings. The details indicate that the conversion
will use existing/original door and window openings to this listed building. The building
is protected by being within the historic setting of the historic farmhouse.

The applicant’s Design and Access Statement confirms that this 18th century former
livestock building has an attachment covering three quarters of the rear elevation.
Unsuited to modern farming use, the building has been vacant but kept in good repair. It
is structurally “not ruinous and suitable for rehabilitation without wholescale demolition”.
 The building may be considered to be sited within the original core of the village. The
intention is for the applicant to occupy the proposal and he will accept the Council’s
local needs occupancy condition. The proposal will provide a modest, affordable
dwelling. In policy terms, it is stated that the proposal will meet national planning policy
advice and local planning policy with the property now having had a full marketing for
business use without suitable interest. The proposal will contribute to the shortage in
local need housing in rural areas identified in the Council’s 2003 Housing Survey. The
site is close to a range of local facilities and can be considered to be sustainable
development. In design terms an incongruous rear extension will be removed, only
former and existing openings used, there will be limited changes to minimise the
domestic curtilage and land to the rear reinstated to open field. The openings will be
compliant for people with disabilities with parking also close to the property. The
agent’s statement also refers to an update in information on the property marketing
undertaken by a local estate agent.

SITE LOCATION/DESCRIPTION

The barn is located on a conspicuous rise of ground when viewed from Foxt Road with
the ground levels falling both to the north west and south west. The building fronts onto
Agenda Item 11 – 15/2/07
a quiet lane which serves a number of historic properties on the southern edge of Foxt
but the building has the appearance of a field barn being some 70 metres (239 feet)
away from Gate Farm. The building appears to be in reasonable structural condition,
although the gradual fall in the level of the lane north-westwards exposes the benching
to the building foundations on the north west side of the barn. The traditional low eaves
barn covers a ground area of 19 metres (62 feet) by 6 metres (20 feet) reaching a
height of some 3.5 metres (11 feet 6 inches) to eaves and 6 metres (20 feet) to ridge.
The connection of the lane to Foxt Road is a minor crossroads but the southern edge of
the village has no clearly defined limits in this vicinity with the area immediately
surrounding the site being an historic small pattern of unimproved fields.

PLANNING HISTORY

05/00137/FUL      - Conversion of barn to a dwelling refused on grounds of lack of
                    marketing for more suitable business uses.

06/00220/FUL      - Conversion of barn to dwelling withdrawn. Advice provided
                    suggesting the supplementary marketing options.

06/00221/LBC      - Listed building consent submission, also withdrawn.

CONSULTATIONS

Parish Council:      Fully support both submissions.

Highway Authority: Awaited.

Policy Section:      If the applicant has demonstrated that a commercial use is
                     unviable, then residential reuse may be appropriate in principle,
                     provided the criteria for Policy B21 of the adopted Local Plan and
                     detailed comments of the Conservation Section are complied with.
                     A local person’s occupancy condition will be appropriate.

Conservation         The barn is listed by its relationship to Gate Farm House, a 17th
Section:             century farmhouse. The removal of the rear 20th century building
                     would be a major improvement. The ancient enclosure should be
                     retained. A holiday accommodation use would be preferable to
                     avoid any domestic curtilage. There should be no rear garden
                     created. Details should be sought on the access points into the
                     field and the extent of the mezzanine floor (details now provided).
                     No new windows or skylights should be added.

REPRESENTATIONS

A press notice and site display and 11 households notified. One letter of support
received stating that the proposal will secure a use for the historic building, stem any
building decay, will have no detrimental impact on any neighbours and there are other
precedents in the locality.
Agenda Item 11 – 15/2/07
POLICIES

Staffordshire Moorlands Local Plan

N1:      Countryside protection
N8/9:    Special Landscape Area protection and design considerations
N23:     Boundary walls
B5:      Listed building restoration
B6:      Listed building alterations
B7:      Listed building change of use
B8:      Listed building and planning standards
B9:      Listed building setting
B13:     Design considerations
B21:     Rural building conversions
H7:      Housing development outside settlements
H15:     Housing exemptions for affordable housing
T16:     Parking facilities

Supplementary Planning Guidance
Housing for Local Persons and Affordable Housing

OFFICER COMMENT

1.     The submissions are seeking consent to convert this traditional rural building into
use as a dwelling. The Council’s existing rural building conversion policy (Policy B21)
gives preference to business use which can contribute more to the local economy and
require less alteration to the building. This is more relevant for this building which is
both historically associated with a Grade II Listed Building and located in an open
setting. A residential use can result in pressure for further alterations to a building. In
previous submissions, it was not considered that there had been sufficient marketing of
the property to accept a residential use. It was also suggested that a holiday
accommodation use should be given consideration since the setting of the building
would be less likely to be affected by such a domestic use in terms of change to the
surroundings of the barn.

2.      A key planning consideration is whether the lack of marketing for a business use
has now been overcome. The estate agent has outlined that there has been extensive
marketing since June 2005 and the details of advertisement in four respective
publications have been supplied. The level of publicity in the press in the initial
supporting documentation is unclearly expressed. The suggested guidance to the
applicant in a letter in May 2006 was to undertake at least three months’ further publicity
with a press promotion every three weeks. The applicant’s agent has been asked to
clarify the number of press promotions undertaken since the last submission and
confirms six press notices during the past three months. Other aspects of the
suggested marketing such as the amendment in description not to limit uses to a
particular use class and display a prominent sales board near to the site have been
undertaken, together with shopfront displays at the estate agents. It is considered
therefore that the marketing campaign has been sufficiently robust in terms of its quality
and quantity to demonstrate that business use of this building is not feasible.
Agenda Item 11 – 15/2/07

3.      In terms of the Council's planning policy for re-use of rural buildings, the
preference for a business use has to be demonstrably investigated and only then would
a residential use be considered appropriate. The site is considered to be located in a
convenient setting for various local facilities in the Foxt area and therefore would not be
otherwise considered unsustainable development by being so remote to be reliant on
private vehicle transport. There will be a need to strictly limit domestic development to
protect the integrity and character of the listed building which also contributes to the
historic setting of this rural area. The preferred business uses, including but not limited
to holiday accommodation, have to be adequately promoted in terms of the policy
requirement to make “every reasonable attempt to secure suitable business re-use”.

4.       In general terms the majority of planning and listed building considerations
relating to the conversion are acceptable. Revised details have been supplied which
still indicate the retention of door openings into the field on the rear elevation as
windows and also details of the extent of use of the loft area. The details indicate the
retention of existing roof trusses and no openings are shown in either side of the roof.
Of more concern are the comments by the applicant’s agent that the building is
“suitable for rehabilitation without wholesale demolition”. It will be a consideration which
the Committee will be familiar with, but it will be a pre-requisite of any approval that
there should be a minimum of rebuilding works, particularly for a listed building.

5.      The changes to the surrounding land will involve a minimal intrusion to provide
part of a patio enclosure on the south-east side and to secure sufficient depth for
vehicle parking on the opposite side of the barn. This is more than compensated by the
removal of the attached blockwork shippon and loosebox. The ground restoration will
include a change in levels adjoining the barn but a planning condition would be
necessary to prevent domestic use beyond the edge of the realigned walling and rear of
the barn to retain the ancient field enclosure which is of important local historic
significance.
.
6.      The changes to the barn will affect the character of the building but with the
additional marketing exercise discounting a business use, the prospect of a residential
use has to be given a greater weight of consideration. The submitted site plan shows
there will only be limited intrusion into the adjoining field enclosure which is part of an
ancient settlement pattern in the area. It is considered that the provision of suitable
planning conditions now represents the most appropriate means of securing the
retention of the listed building and securing its future maintenance.

7.     In conclusion, the proposed residential conversion can be accepted as the
remaining means of ensuring a viable use to secure the retention of this listed building.
Suitable conditions will be necessary to limit the changes to the historic building and its
setting, prevent demolition and to comply with the Council’s policy to secure local needs
occupancy.

Parish Council Views

Give full support for the proposed conversion.
Agenda Item 11 – 15/2/07
Public Views

One response which recognises the benefits of securing a use for this vacant rural
building.


OFFICER RECOMMENDATION 1

Planning permission be granted subject to the following conditions:

1.   The development hereby permitted shall be begun before the expiration of three
     years from the date of this permission.

     Reason: To comply with the provisions of Section 51 of the Town and Country
     Planning and Compulsory Purchase Act 2004.

2.   The development hereby permitted shall not be occupied, nor shall each
     subsequent new occupation be undertaken until such time as it has been
     demonstrated in writing to the Local Planning Authority, and such written consent
     has been provided that the occupation of the development will satisfy the following
     local occupancy criteria from the Supplementary Guidance on Housing for Local
     People and Affordable Housing by meeting at least one of the following criteria:

     (i)     They have lived continuously in the Staffordshire Moorlands community for at
             least five years;
     (ii)    They have strong local connection with the Staffordshire Moorlands by birth
             or upbringing, or by previous periods of residence;

     (iii)   They need to support their family currently living in the Staffordshire
             Moorlands or themselves in need of family support;
     (iv)    They are employed in the Staffordshire Moorlands.

     Reason: In order to achieve and maintain in perpetuity local needs housing in
     circumstances where planning permission would otherwise be refused.

3.   Notwithstanding the provisions of Article 3(1) of the Town and Country Planning
     General Permitted Development Order, 1995, planning permission shall be
     obtained before carrying out within the curtilage of the site any additional
     development described in Classes A to H of Part 1 and Class A of Part 2 of
     Schedule 2 to the Order.

     Reason: To safeguard the character and integrity of this protected historic barn and
     its setting in the interests of preserving the Listed Building.

4.   Before any development commences, should any remedial work be necessary, a
     metric scale drawing, together with a detailed schedule of works, shall be provided
     which indicates any necessary works of demolition to the original barn. Any
     demolition works shall be agreed in writing and there shall be no deviation from the
Agenda Item 11 – 15/2/07
   agreed details without written consent of the Local Planning Authority. This
   permission is for ‘conversion’ works only and not demolition/rebuild and any
   demolition which is identified under the terms of this condition shall be limited to
   that which is necessary for superficial repair and maintenance purposes only.

     Reason: To ensure that there is minimal change to the existing historic barn and
     prevent any premature demolition in the interests of the Listed Building, and in
     particular since no structural report is submitted with the application to indicate that
     anything more than superficial demolition is required.

5.   The proposed domestic curtilage shall be limited to the area to the south west side
     of the lane shown on Drawing Number 2004-1310-03.

     Reason: To maintain the character and setting of the List Building.

6.   The demolition of the attached building indicated on the detailed drawing shall take
     place and the land restored to grazing land before the occupation of the proposed
     development and there shall be no means of enclosure erected within the
     reinstated ground area without written consent of the Local Planning Authority.

     Reason: The decision has been made on the basis of the removal of this addition
     which detracts from the character of the protected barn and the reversion of the
     land to become part of the grazing land in the interests also of visual amenity.

7.   The joinery details are to be submitted to and approved by the Local Planning
     Authority. Details should include: the recess depth of frame within the aperture;
     moulded timber sections; finish; opening mechanism; and glazing bar subdivision.

     Reason: To maintain the character and integrity of the Listed Building.

8.   Details of the colour scheme and paint specification shall be submitted to and
     approved by the Local Planning Authority, before the relevant parts of the work
     commence.

     Reason: To maintain the character and integrity of the List Building.

9.   All pointing shall be of a strength and style appropriate to the type of walling
     material used (see Council leaflet on pointing) and shall not include ‘tuck’, ‘strap’, or
     ‘recessed’ pointing. A sample panel, at least one square metre, shall be completed
     on site and shall be inspected and approved by the Local Planning Authority before
     development commences and shall remain on site during the period of
     reconstruction.

     Reason: To maintain the character and integrity of the List Building.

10. Details of all rainwater goods, external drainage goods and soil pipes on the visible
    elevations are to be submitted to and approved by the Local Planning Authority.
    Details should include: the materials to be used; colour of paint; means of
    ventilation; and any associated cowling.
Agenda Item 11 – 15/2/07

     Reason: To maintain the character and integrity of the List Building.

11. All new external work and finishes and work of making good shall match existing
    original work, in respect of materials used, detailed execution and finished
    appearance.

    Reason: To maintain the character and integrity of the List Building.
12. Any disturbed work resulting from the approved alterations is to be made good to
    match the existing building in accordance with the details submitted to and
    approved by the Local Planning Authority.

     Reason: To maintain the character and integrity of the List Building.

INFORMATIVES

1.   The policies taken into account for the proposed development are Policies N1, N8,
     N9, N23, B5, B6, B7, B8, B13, B21, H7 and H15 of the Staffordshire Moorlands
     Local Plan. The building is an integral part of the Grade II Listed Building adjoining
     an historic field pattern on the southern outskirts of Foxt. The local and national
     planning policy is to give preference for a business re-use but the Council accepts
     that a reasonable attempt at marketing the property for a commercial use has not
     secured a suitable buyer/tenant. The changes to the building need to be limited but
     will be subject to relevant planning conditions to limit change to the building fabric.
     The amended positioning of the drystone walls are considered to be acceptable
     and necessary to secure adequate facilities for the proposed development. The
     removal of the attachment and restoration of the ground to return to grazing land
     will enhance the setting of the listed building. The conversion works should not
     require any significant rebuilding works to the external walling.

2.   The Council’s Countryside Section advise that there may be scope in such rural
     conversions to incorporate provision for providing habitat for protected species
     such as bats and barn owls. Should you require further details, please contact the
     Countryside Section (Tel. 01538 483580).


OFFICER RECOMMENDATION 2:

Listed building consent be granted subject to the following conditions:

1.   The development hereby permitted shall be begun before the expiration of five
     years from the date of this permission.         Not later than 3 days after
     development/works first begin on site written notice shall be given to the Local
     Planning Authority of the date on which development/works first commenced.

     Reason: To comply with Section 18 of the Planning (Listed Buildings and
     Conservation Areas) Act 1990, and to ensure the Local Planning Authority is
     informed of the commencement of the first works on the site.
Agenda Item 11 – 15/2/07
2. This consent relates to the demolition of that part of the building or buildings
   indicated on the attached plan, all other parts of the building or buildings shall be
   retained and made good in accordance with details submitted to and approved in
   writing by the Local Planning Authority.

    Reason: To ensure the demolition of approved buildings only.
Agenda Item 11 – 15/2/07
3. This consent relates to the demolition of that part of the building or buildings
   indicated on the attached plan, all other parts of the building or buildings shall be
   retained and made good in accordance with details submitted to and approved in
   writing by the Local Planning Authority.

     Reason: To ensure the demolition of approved buildings only.

4.   The joinery details are to be submitted to and approved by the Local Planning
     Authority. Details should include: recess depth of frame within the aperture;
     moulded timber sections; finish; opening mechanism; and glazing bar subdivision.

     Reason: To maintain the character and integrity of the Listed Building.

5.   Details of the colour scheme and paint specification shall be submitted to and
     approved by the Local Planning Authority before the relevant parts of the work
     commence.

     Reason: To maintain the character and integrity of the Listed Building.

6.   All pointing shall be of a strength and style appropriate to the type of walling
     material used (see Council leaflet on pointing) and shall not include 'tuck', 'strap' or
     'recessed' pointing. A sample panel, at least one square metre, shall be completed
     on site and shall be inspected and approved by the Local Planning Authority before
     development commences and shall remain on site during the period of
     reconstruction.

     Reason: To maintain the character and integrity of the Listed Building.

7.   Details of all rainwater goods, external drainage goods and soil pipes on the visible
     elevations are to be submitted to and approved by the Local Planning Authority.
     Details should include: the materials to be used; colour of paint; means of
     ventilation; and any associated cowling. Cast iron will be expected for the rainwater
     goods.

     Reason: To maintain the character and integrity of the Listed Building.

8.   All new external and internal work and finishes and work of making good shall
     match existing original work, in respect of materials used, detailed execution and
     finished appearance.

     Reason: To maintain the character and integrity of the Listed Building.

9.   Any disturbed work resulting from the approved alterations and/or extensions is to
     be made good to match the existing building in accordance with the details
     submitted to and approved by the Local Planning Authority.

     Reason: To maintain the character and integrity of the Listed Building.
Agenda Item 11 – 15/2/07
INFORMATIVE

The policies taken into account in consideration of the listed building consent
submission are Policies B5, B6, B7, B8 and B9 of Staffordshire Moorlands Local Plan.
In respect of this historic building it is considered that the proposal is acceptable in
terms of retaining the character and integrity of the historic barn with minimal alterations
to the building. The restoration of the adjoining land, following the removal of the
incongruous rear addition, is also considered to be a significant benefit. Although a
residential use does introduce a risk that a domestication of the building, suitable
conditions can limit the change to the building and its surroundings.

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:3
posted:10/28/2012
language:Unknown
pages:10