Council Decisions for the Period by leader6

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									Council Decisions for the Period:                                             Monday 17th - Friday 21st March 2008
Application No. 63 / 2007 / 8062               Case Officer:     Mark Moore                     Grid Ref:       398926 /     451751
Proposal:       CONVERSION OF EXISTING COMMERCIAL STORES AREA INTO 2 RESIDENTIAL UNITS.
Location:       52 HIGH STREET SKIPTON.
Applicant:      ROYAL LIVER GROUP                                 Agent: CS2 LIMITED
                ROYAL LIVER BUILDING PIER HEAD LIVERPOOL L3 1NT.          11TH FLOOR PORTLAND TOWER PORTLAND
Application Type:     FULL APPLICATION                        Decision and Date    Refused 20/03/2008
Refusal
Reasons for refusal
The proposals do not comply with the requirements of Saved Policy EMP7 of the Craven District Council (Outside the Yorkshire Dales
National Park) Local Plan in that it has not been satisfactorily demonstrated that the loss of commercial premises within the Core Retail
Area can be justified. Moreover, the proposals would not contribute positively to character and appearance of the Conservation Area as
required by PPG15 ‘Planning and the Historic Environment’ and would result in a development which would fail to provide adequate
amenity to future occupiers and would have inadequate parking provision contrary to Saved Policy T4 of the Craven District Council
(Outside the Yorkshire Dales National Park) Local Plan.
The proposed scheme provides a sub-standard form of development when regard is paid to the desire to provide residential units with an
adequate standard of natural light, ventilation and amenity space and in the interests of a sustainable form of development.

Application No. 32 / 2007 / 8216               Case Officer:     Gemma Whinray                  Grid Ref:       365253 /     472175
Proposal:          CONVERSION AND EXTENSION OF FORMER COACH HOUSE TO FORM 3 NO. DWELLINGS. DEMOLITION AND
                   REBUILDING OF EXTENSION TO SOUTH END OF COACH HOUSE. ERECTION OF DETACHED 4 BAY PARKING
                   BLOCK, WITH 2 BEDROOM APARTMENT ABOVE.
Location:       FERN BANK HOUSE 2 PARK ROAD CROSS HILLS KEIGHLEY.
Applicant:      MR W BIRD                                       Agent: J & L B DESIGN
                APARTMENT 1 WHEATSHEAF HOUSE CARLETON IN                7 ORCHARD HILLS TERRACE CARLETON
Application Type:   LSTD BDG WORKS                          Decision and Date    Approved 18/03/2008
Conditions and Reasons
Condition
1] The works hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason
Reason: To ensure compliance with sections 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990, as amended.

Condition
2] All new windows and doors shall be of timber construction to the designs shown on the approved plans, set in a minimum external
reveal of 100mm or to the position of the existing external reveal (whichever is greatest), and painted throughout to the same colour
specification, the precise colour of which shall have first been agreed in writing with the Local Planning Authority. Once in place, the
windows and doors shall be retained as such thereafter, unless otherwise agreed in writing with the Local Planning Authority

Condition
3] The development hereby permitted shall not begin until details of all gutters, downpipes, soil pipes and other external plumbing
have been submitted to and approved in writing by the Local Planning Authority; the use of plastic or similar materials for such items will
 not be acceptable. These items shall then be provided in accordance with the approved details and so retained thereafter.

Condition
4] Any stone flags or setts on the ground floor of the Coach House are to be retained in situ, or if taken up, re-laid in the existing position,
 unless otherwise agreed in writing by the Local Planning Authority.

Condition
5] Notwithstanding the details shown on the submitted plans, no barge boards, fascia boards or soffit boards shall be used in the carrying
out of the development hereby approved and the roofs shall have slated verges.

Reason
Reason (for 2 and 5): In the interests of the character and visual amenity of the area and of historic accuracy, and to accord with PPG15.

Condition
6] The development hereby approved shall be carried out in accordance with the amended plans (Drawing No’s. 07/53/9a, 11a, 12a and
13a) received by the Local Planning Authority on 6th February 2008.
Reason
Reason: For the avoidance of doubt as to what is permitted, and to ensure the development is acceptable in terms of visual amenity and
the impact on the Listed Building, and to accord with PPG15.

Reason
Reasons for approval
The scheme of works to the existing building, and the proposed new buildings, are considered to be sympathetic to the special
architectural and historic features, and setting of, the listed building. It is considered that the proposal is in line with the advice set out in
 PPG15, by creating the ‘optimum viable use’ of the building and site, whilst carrying out a sympathetic series of restoration and
Application No.    08 / 2008 / 8306            Case Officer:     James Ellis                    Grid Ref:      366733 /     469213
 Proposal:       CHANGE OF USE OF DWELLING TO OFFICE.
 Location:        1C KING STREET BENTHAM LANCASTER.
 Applicant:      MRS C.E ARMSTRONG                                Agent: HOGG ROBINSON DESIGN SERVICES
                 23 PYE BUSK CLOSE BENTHAM LANCASTER LA2 75G.             ROSE COTTAGE LAVERSDALE LANE END
 Application Type:     CHANGE OF USE                          Decision and Date   Approved 19/03/2008
 Conditions and Reasons


 Condition
 NO CONDITIONS

 Reason
 Reasons for approval
 The use of the dwelling as an office will not adversely impact upon neighbours living opposite or adjacent as the premises are likely to
 be in use for limited hours / days. The site is situated in a town centre location and public car parking is available nearby. It is therefore
 not considered that the proposed change of use would lead to a large number of vehicles using the narrow King St.

 Application No. 59 / 2008 / 8320              Case Officer:     James Ellis                    Grid Ref:      379989 /     460934
 Proposal:       CONVERSION OF BARN TO WORKSHOP WITH ANCILLARY LIVING ACCOMMODATION AND CHANGE OF USE OF
                 EX MODERN FARM BUILDING TO PRIVATE INDOOR HORSE RIDING FACILITY
 Location:       HOLLY DENE FARM RATHMELL SETTLE.
 Applicant:      A BRADLEY                                       Agent: WINDLE BEECH WINTHROP
                 MEARBECK FARM LONG PRESTON                              SKIPTON AUCTION MART GARGRAVE ROAD
 Application Type:    FULL APPLICATION                       Decision and Date   Approved 19/03/2008
 Conditions and Reasons

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

 Reason
 Reason: To ensure compliance with section 51 of the Planning and Compulsory Purchase Act 2004

 Condition
 (2) No part of development authorised by this planning consent shall be commenced until such time as the walls adjacent to the highway
  have been reconstructed in accordance with details shown on a submitted plan, marked ‘Plans of access improvements’ received by the
 Local Planning Authority, on February 18th 2008.

 Condition
 (3) Notwithstanding the above and details on the submitted plan the reformed drystone walls shall be no more than 1.05m above the
 level of height of the access track and shall be retained as such thereafter. No fences going higher than the top of the walls as prescribed
 shall be erected unless otherwise agreed in writing with the Local Planning Authority.

 Condition
 (4) The barn for which conversion is hereby granted shall not be occupied until such time as the existing access track has been resurfaced
  in accordance with details shown on a submitted plan, marked ‘Plans of access improvements’ received by the Local Planning Authority,
 on February 18th 2008.

 Reason
 Reason for 2 - 4: Consent for the conversion of the barn is partly based on the fact that it is proposed to significantly improve highway
 visibility at the junction of the track serving the barn, with the passing highway which consequently would significantly improve highway
 safety for existing users of the track.
 Condition
 (5) The property shall be occupied and operated only for the dual purposes of a workspace and associated living accommodation. The
 residential accommodation shall not be occupied unless the workspace is used for business purposes or vice versa. The dwelling space
 and workspace shall be occupied and operated by the same person or people and the workspace shall be operated to the extent that at
 least one occupant of the dwelling space shall derive the equivalent of a full time employment from that operation. No internal
 alterations which would lead to a reduction in the area of the barn allocated in approved plans as being for business use shall take place
 without the prior consent of the Local Planning Authority.

 Condition
 Reason: The development has been permitted only in recognition of the need for ancillary living accommodation in connection with the
 primary use of the site for business purposes. Residential accommodation in this location would not otherwise have been permitted.

 Informative: It is the general approach of the Local Planning Authority when determining applications for extensions to barns granted
 consent as workspace / residential units, that the proportion of workspace to residential accommodation is not reduced through the
 provision of extensions which increase only the residential accommodation in the barn.

 Condition
 (6) The trees to be planted to the east of the equestrian facility hereby approved, as shown on an amended plan received on 18.02.08
 from the agent of the scheme, shall be planted in the first planting season following the commencement of development. In the event
 that any tree indicated on this plan is, within five years of its planting, removed, uprooted, destroyed or dies (or becomes in the opinion
 of the Local Planning Authority, seriously damaged or defective) another tree of the same species shall be planted at the same place,
 unless otherwise agreed in writing with the Local Planning Authority.
Reason
Reason: To provide a screen in front of the agricultural building to be retained in the interests of ameliorating the appearance of built
development on-site and to provide a screen between the building and a neighbouring residential property.

Condition
(7) No areas outside the building shall be used for the carrying out of any industrial operations or for the storage of materials, plant,
equipment, products or waste.

Reason
Reason: For the avoidance of doubt and to ensure that the use of the site does not detract from the general amenities of the countryside.

Condition
(8) All door and window frames to be inserted in the barn for which conversion is hereby granted shall be timber of a finish that has been
approved in writing with the Local Planning Authority. Thereafter windows and doors shall be retained in accordance with the approved
details unless otherwise agreed in writing with the Local Planning Authority.

Condition
(9) The glazed screen and windows to be set within the barn for which conversion is hereby granted shall be set within an external reveal
of not less than 100mm.

Condition
(10) No barge boards, fascia boards or soffit boards shall be used in the carrying out of the development hereby approved. All rainwater
goods shall be coloured black and all gutters shall be supported by black coloured brackets, fixed directly to stonework, unless otherwise
agreed in writing with the District Planning Authority.

Condition
(11) All soil stacks created in the conversion of the barn hereby approved shall be located internally.

Reason
Reason for 7 - 11: To ensure development is attractive and reflects the traditional building styles of the locality.

Condition
(12) Unless otherwise agreed in writing with the Local Planning Authority the equestrian facility for which consent is hereby granted shall
be for the private use of the applicant only and shall not be used for any commercial purpose.

Reason
Reason: Equestrian facilities for private use have been applied for and assessed accordingly. Further information would be required to
assess the appropriateness of the site for any commercial activity and any related impact on the highway network and the surrounding

Reason
Reasons for approval
The conversion of the barn to an employment use with ancillary living accommodation will secure the retention of this traditional
building while ameliorating the appearance of built development on site through demolition of attached modern buildings. The use of
part of an existing agricultural building as a private equestrian facility is considered an appropriate reuse of this modern building. Works
to improve the visibility where a track serving the barn meets the passing highway will significantly improve highway safety for occupants
of existing dwellings using this track. The development proposal is in accordance with Saved Policies ENV1, ENV2 and EMP9 of the
Craven District Council (Outside the Yorkshire Dales National Park) Local Plan and national planning guidance in PPS1 and PPS7.

Application No. 24 / 2008 / 8321              Case Officer:     Rod Morris                    Grid Ref:       404395 /    452128
Proposal:       RENEWAL OF UNIMPLEMENTED PERMISSION 24/2002/2747.
Location:       FALLOWS LAITHE BARN LANE END FARM DRAUGHTON SKIPTON.
Applicant:      MR & MRS H GARNETT                              Agent: MR A B HOWCROFT
                LANE END FARM DRAUGHTON SKIPTON BD23 6DX.               57 REGENT DRIVE SKIPTON BD23 1BB.
Application Type:    RENEWAL OF PERM.                       Decision and Date   Approved 19/03/2008
Conditions and Reasons


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

Reason
Reason: To ensure compliance with section 51 of the Planning and Compulsory Purchase Act 2004

Condition
(2) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order
revoking or re-enacting that Order with or without modification) no development consisting of the enlargement, improvement or other
alteration to the dwelling house, nor the erection of any garages or ancillary buildings, nor the erection of boundary walls or fences shall
 be carried out within the curtilage of the dwelling house without the prior written approval of the Local Planning Authority.

Reason
Reason: To avoid ancillary development which the Local Planning Authority may consider to be out of character with the area.

Condition
(3) All new windows and doors shall be fabricated in timber to the designs shown on the approved plans unless agreed in writing by the
Local Planning Authority.

Reason
Reason: to ensure that these features are in character with the building.
Condition
(4) The roof of the building, if removed for any purpose, shall be reinstated to its original level and pitch and be re-covered in natural
stone slates with any shortfall being made up in slates to match the originals unless otherwise agreed in writing with the Local Planning

Reason
Reason: to ensure that the character of the building is retained.

Condition
(5) No part of the building to which this application relates shall be demolished or re-constructed without the prior written approval of the
Local Planning Authority of the full details of the exact extent of the propose demolition and the method of reconstruction.

Reason
Reason: To ensure that any such works are carried out in a manner appropriate to the character of the building and the surrounding area.

Condition
(6) All buildings within the application site, other than the building to be converted, shall be completely demolished to ground level and
permanently removed from the site before any of the conversion works hereby approved take place.

Reason
Reason: To ensure that an appropriate residential environment is created for the future occupants of the dwelling.

Condition
(7) The building to which this application relates shall be occupied and operated only for the dual purposes of a workshop and associated
 living accommodation. The dwelling shall not be occupied unless the workspace is used for business purposes and vice versa. The
dwelling space and workshop space shall be occupied and operated by the same person or people to the extent that at least one
occupant of the dwelling space shall derive the equivalent of a full time income from that operation.

Reason
Reason: This planning permission has been granted primarily to make provision for the generation of employment in a rural area and the
 dwelling space is regarded as being regarded as a necessary ancillary requirement. This permission specifically excludes the use of the
residential part of the building unless the workshop space is being used to provide full time employment for at least one of the occupants
of the living space.

Condition
(8) The new dry stone wall shown on the approved plan which delineates the curtilage of the development hereby approved shall be
constructed in traditional dry stone boundary wall fashion to a height of 1.5 metres before the dwelling and workshop are brought into
Reason
Reason: To assist the screening of the residential curtilage of the building and to ensure that this is done in manner which is compatible
with the character of the area

Condition
(9) The employment area of the development hereby approved shall only be used for purposes within Class B 1 of the Town and Country
 Planning (Use Classes) Order 1987, as indicated on the approved plan, unless the prior written approval of the Local Planning Authority
has been obtained for an alternative use.

Reason
Reason: To ensure that the proposed use of the building is compatible with the surrounding area.

Reason
Reasons for approval
The proposed development has been considered against the requirements of Saved Policy EMP 9 and found to meet those
requirements. Subject to the compliance with the attached conditions it is considered that there have been no material changes in
planning circumstances which could militate against the renewal of the previous permission.

Application No. 63 / 2008 / 8342              Case Officer:    Mark Moore                    Grid Ref:       399053 /    451717
Proposal:       EXTENSION TO IST FLOOR AREA.
Location:       THE COFFEE MILL 9 OTLEY STREET SKIPTON.
Applicant:      THE COFFEE MILL                                                     Agent: STEVEN BROADBENT
                9 OTLEY STREET SKIPTON BD231DY.                                             79 CLAYTON HALL ROAD CROSSHILLS
Application Type:    FULL APPLICATION                                           Decision and Date   Approved 19/03/2008
Conditions and Reasons


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

Reason
Reason: To ensure compliance with section 51 of the Planning and Compulsory Purchase Act 2004

Condition
2. The stonework to be used in the development hereby approved shall substantively match in terms of the size, consistency and colour
of the stone and in the type of walling and pointing method, the existing stonework in the walls of the application property.

Reason
Reason: To ensure that the materials used are appropriate to the locality.
Condition
3. The window detailing and roofing materials detailed on the approved plan Drawing No: CM -002 received by the Local Planning
Authority 30.1.2008 shall be used and no others substituted without the prior written consent of the Local Planning Authority.

Reason
Reason: To ensure that the materials used are appropriate to the locality.

Condition
4. The ornate ‘gothic’ style first floor window shall be retained as an internal feature and shall be retained as such thereafter.

Reason
Reason: The window is an attractive and unusual feature of the building which is worthy of retention.

Reason
Reasons for approval
The proposed extension is of an appropriate design, scale and materials and will have no adverse impact upon amenity and will
contribute to the vitality and viability of the town centre by allowing the expansion of an existing long established business in accordance
 with the aims of PPS6. The proposals will also contribute positively to the character and appearance of the Conservation Area by
replacing an existing flat roofed structure with a more suitable form of extension in accordance with PPG15.

Application No. 22 / 2008 / 8379              Case Officer:     Gemma Whinray                 Grid Ref:       397608 /    443387
Proposal:       2 STOREY EXTENSION TO REAR.
Location:       3 LINGCRAG GARDENS COWLING KEIGHLEY.
Applicant:      MR & MRS BUTLER                                                       Agent: NO AGENT
                3 LINGCRAG GARDENS COWLING BD22 0AN.
Application Type:     HOUSEHOLDER DEV.                                           Decision and Date         Refused 19/03/2008
Conditions and Reasons


Refusal
Refusal

Reason
Reason for refusal
 The proposed development is irregular in design, with chamfered corners and ornate architectural detailing. This design is considered
to jar with the simple stone built terraced dwelling to which it would be attached, failing to complement or reflect the character and
appearance of the application property, and the surrounding area. In addition, the French doors at first floor level of the extension
would allow commanding, open views of neighbouring gardens to the detriment of neighbouring amenity.

Reason
 As such, the proposal fails to meet the requirements of Saved Local Plan Policy H20 which sets out that the design of extensions should
respect the original property, and that extensions should not result in any unacceptable loss of privacy to neighbouring residents.

Application No. 72 / 2008 / 8380              Case Officer:     James Ellis                   Grid Ref:       380046 /    456266
Proposal:         CHANGE OF USE OF AGRICULTURAL LAND TO CREATE RIDING AREA TO EXERCISE HORSES FOR PRIVATE USE.
                  2 STOREY SIDE EXTENSION AND ERECTION OF 1NO WIND TURBINE TO PROVIDE POWER TO ADJACENT
                  PREMISES.
Location:       LOSCOBER BARN WIGGLESWORTH SKIPTON.
Applicant:      MR & MRS P JACKSON                            Agent: ROBERT HODGKISS
                LOSCOBER BARN WIGGLESWORTH SKIPTON BD23 4RR.          THE DRAWING BOARD UK LTD LYCHGATE
Application Type:    FULL APPLICATION                     Decision and Date   Refused 17/03/2008
Conditions and Reasons
Refusal
Refusal.
Reasons for refusal
The proposed side extension is relatively large in size in relation to the existing barn and would significantly affect its character. It is
considered that in its scale, design and proportion the extension will not respect the original property; development is therefore in conflict
 with saved policies ENV2 and H20 and is unacceptable to the Local Planning Authority as such.

1. The proposed extension would result in living the workshop being situated between two separate sections of residential living space
and thoroughfare would be through the centre of the workshop. This would mean that the employment use would no longer be a
genuine workspace, as was permitted, in that the would not be able to be used independently of the living accommodation; certainly it
would restrict the use of the workspace to occupants of the dwelling space which would conflict with the requirements of saved policy
EMP9 under which the consent was granted for the barn conversion and development is therefore unacceptable to the Local Planning
2. When traditional barns are converted to employment space with ancillary living accommodation it is the approach of the Local
Planning Authority to require at least a third of the floorspace within the barn to be given over to this employment use. Where extensions
are permitted the original floorspace division is sought to be maintained. In this case the significant extension of the barn would only
include living accommodation and would therefore result in a “token” area of the barn being given over to workspace. For this reason
development is considered unacceptable to the Local Planning Authority and would be in conflict with the requirements of saved policy

3. The proposed extension of the barn to create increased living accommodation would, as shown on plans, create what could be used
as a self-contained unit. The extension includes its own lounge, kitchen / dining room, bedroom and large en-suite. As part of the
internal changes to part of the barn to be used as workshop a second staircase is shown to be created. It is clear that the resulting
extended building could be used as two separate properties and is therefore in conflict with the approach of the Local Planning Authority
 to not permit new residential units outside of the development limits of settlements and in conflict with national planning policy

								
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