Planning Application No: 45/2010/10461
7 Day Notice: YES
1. Site Description
1.1 The site is located within a group of existing farm buildings and a farmhouse
(Browns Farmhouse which is Grade II Listed Building) at the southern end of Cold
Cotes. The building is a traditional barn of vernacular characteristics that currently
has no roof and has walls that are in poor condition in terms of leaning and bulging.
A shippon was built to the western elevation although there is little of this left. There
is a dairy building constructed in block work with sheet roof attached to the northern
gable. There are two modern livestock buildings located to the south of the barn.
1.2 The site is accessed by an existing access to Browns Farm. This branches off a
single track unclassified road which traverses Cold Cotes Common and which joins
the A65 (T) approximately 1 km to the south. This lane is predominately used to
access the hamlet of Cold Cotes.
1.3 The site is located outside of development limits within the open countryside
2.1 To convert the barn into a live work unit, change of use of land to domestic curtilage
and to build a garage complex to the south of the barn incorporating swimming
pool, garage, workshop and bunk barn.
3. Planning History
3.1 45/2008/8489 (12/5/08) Permission granted for conversion of traditional barn to
form workspace with ancillary living accommodation
3.2 45/2007/7603 Conversion of barn to agricultural workers dwelling. Withdrawn
3.3 45/2002/1821: Conversion of former agricultural barn into workspace with ancillary
living accommodation. Approved April 2002.
3.4 5/45/577: Planning permission to erect agricultural building as livestock housing
granted October 1995.
4. Planning Policy Background
4.1 PPS4 “Planning for Sustainable Economic Growth”
4.2 PPS5 “Planning for the Historic Environment”
4.3 Saved Policy EMP9 'Conversion of Buildings to Employment Generating Uses with
Ancillary Residential Accommodation‟ of the Craven District (Outside the Yorkshire
Dales National Park) Local Plan
4.4 SPG – „The Conversion of Rural Buildings to Live/Work Units within Craven‟. The
document was adopted as a material planning consideration by Craven District
Council in October 2009.
5. Parish Council Comments
5.1 Ingleton Parish Council have no comments to make on the application
6.1 United Utilities do not consider that the development would have any impact on the
electricity distribution system
6.2 Craven District Council‟s building control department have state that full building
regulations would be required for the conversion and have also commented briefly
on the condition of the structure.
7.1 One letter of representation has been received with 10 signatories stating that they
object to the development as it may generate traffic on the narrow access to Cold
Cotes village. There is also irritation that no notification of planning has been
displayed at the access to the property preventing villagers from objecting to the
7.2 Officer‟s note: The statutory requirements were met for notification through
neighbour letter notification
8. Summary of Principal Planning Issues
8.1 Whether the application meets the requirements of PPS4 “Planning for Sustainable
Economic Growth” and Saved Policy EMP9 of the Craven District (Outside the
Yorkshire Dales National Park) Local Plan
8.2 Impact of the development on protected species
8.3 Impact of the development on the amenity of neighbouring properties
8.4 Impact of the development on the Listed building
9.1 Policy EC12 of PPS4 “Planning for Sustainable Economic Growth” sets a number of
guidelines for determining planning applications for economic development in rural
areas. This guidance suggests that planning applications for economic
development in rural areas should be supported where they provide the most
sustainable option in locations that are remote to local service centres. The
guidance suggests that planning applications should be approved for the
conversion of existing buildings where the benefits outweigh the harm in terms of
the impact on the countryside, landscapes, and wildlife, local economic needs,
settlement patterns and accessibility to services, the desirability of conserving
heritage assets and the suitability of the building for reuse.
9.2 Saved policy EMP9 sets a number of criteria for the conversion of barns to live work
units. The council have also produced an SPG “The conversion of Rural Buildings
to Live/Work Units within Craven” which provides a more detailed explanation of
Saved Policy EMP9. The following examines the proposal against the criteria of
policy EMP9 and refers to the SPG advice where appropriate.
9.3 The first criteria of policy EMP9 states that developments should be well related to
the existing road network with direct access off a public road.
9.4 The SPG states that the rural buildings should be accessed directly from a
classified road due to the requirement of employment units to be close to the road
network. The road running through Cold Cotes is not a classified road and as such
the property would be located a substantial distance from such a route. However
the barn is close to the village centre and would be located a short distance from
the main road through the village along an already formed access track. As such
the unit is considered to be in an acceptable location in terms of its accessibility to
the road network.
9.5 The second criteria states that the conversion should be of a scale and type that
are appropriate to the surrounding area and do not adversely alter the appearance
or character of the surrounding area. The third criteria of the policy relates to the
design of the unit and states that it should be of a good standard of design that
blends into the surroundings in terms of its design, landscaping and materials. The
SPG states that it is “essential that when rural buildings are converted the design of
the conversion respects the historic character and appearance of the building (and
9.6 The proposed conversion includes a balcony at first floor level which is not
considered to be an acceptable feature within a barn conversion. These
conversions should be built using the creation of minimal openings and features
that are typical of barns in order to maintain the original character of the barn and
minimise the overall visual impact. Balconies are not found within traditional barns
and other such domestic features should not be found within live work unit
9.7 Barn conversions should involve the creation of minimal new openings to the unit to
preserve the barn like appearance of the building. The addition of patio doors to a
barn conversion is generally considered unacceptable. These types of doors are
domestic features that are out of place within the elevations of a traditional barn.
However large glazing elements were previously approved in a scheme on the
application site but weight must be given to the advice within the SPG that was
adopted after previous approvals. This guidance suggests that additional glazing
areas should be minimal. Advice within the SPG also states that large cart openings
can be glazed to form integral parts of the building but should be designed so that
curtains or blinds would not need to be used by, for example, incorporating the
feature into the entrance hall of the unit. The proposed scheme would include the
cart opening to the front elevation of the property as a window to the sitting room
which may require screening of the window which would be visually unacceptable.
The introduction of a largely glazed feature, the sunspace, to the south east
elevation is considered an unacceptable addition to the traditional barn on a
prominent elevation. Window openings to the other elevations on the building are
considered acceptable. Conservation area rooflights are proposed to the main
building and the number and coverage of this glazing is considered to be
9.8 The use of aluminium clad timber windows is considered to be acceptable in that
the windows would maintain the chunky traditional appearance of timber windows
with a powder coated paint to the aluminium finish providing a suitable finish.
However further details would be conditioned to be submitted prior to any consent.
9.9 The re use of the old stone slates is considered appropriate and the use of a
suitable artificial stone slate, subject to a site inspection would be acceptable.
Traditional barns are converted to allow their preservation and contribution to the
surrounding area to be maintained. The farm buildings have been altered by
previous users for agricultural uses and the application structure did have a profile
asbestos roof. The use of a steel profile roofing material to the development is not
considered to be acceptable for the barn and it is considered that a more traditional
material should be used for any roofing.
9.10 The existing slurry pit and water tank would require extension and conversion to the
new proposed use. Further walls would need to be constructed along with the
addition of roofs to the currently open structures. The slurry pit and water tank
would have had an agricultural appearance and their conversion to a bunker style
development is not considered to be visually appropriate in relation to the traditional
barn. The walls of the slurry pit would be faced in local stone with windows of the
same materials as the main barn building and a turf roof. Included within the
scheme is an area to be used for a bunk barn however this space is not considered
to provide a good standard of visitor accommodation due to the room‟s location
next to the workshop and its partially underground nature. It is considered that the
proposed garage complex would not be appropriate in terms of its bunker design
and would have a detrimental impact on the character and appearance of both the
surrounding area and the original property.
9.11 In summary it is considered that the proposed development would introduce
inappropriate features to the design and would involve the use of unacceptable
materials. As such the development is not considered to accord with criteria 2 and 3
of Saved Policy EMP9 of the Craven District (Outside the Yorkshire Dales National
Park) Local Plan.
9.12 Criterion 4 of EMP9 states that the proposal should concern a building that is of
some architectural merit, adds to the local character and is structurally sound and
capable of reuse without rebuilding.
9.13 The building has been altered over the years with the addition of a small block
section to the northern elevation and a shippon to the west. However from the
photographs supplied the original building had some architectural merit as a barn
and was in a prominent location within the village. The barn was therefore
considered to be worthy of retention due to its character and appearance subject to
the improvement or removal of newer features to the unit.
9.14 A structural appraisal has been supplied with the application although this does not
seem to resemble what was found on site during the officer‟s site visit. At the end of
the report the appraisal also refers to the conversion scheme previously approved
not the plans subject to this application. Craven District Council‟s Building Control
have also viewed the site and made comments on the structural stability of the
9.15 The structural appraisal states that, regarding the main part of the building, “there is
no roof felt and there are large areas of the roof with missing slates” and also states
that it is assumed that new battens, rafters, ridge beans and wall plates would be
required for reroofing the property. At the time of the officer‟s visit there was no roof
at all on the main section of the building. The building would need entirely re roofing
including the newer elements attached to the main barn.
9.16 The structural appraisal states that “generally the masonry needs repointing and
holes filled in”. The report also states that the north west wall has “some bowing
inwards and outwards” however the design and access statement states that this
wall is of poor quality and would require rebuilding. At the time of the officer‟s visit
very little of this wall remained and this entire elevation would clearly require
9.17 The appraisal also states that the north east wall is plumb with a vertical/diagonal
crack in the masonry. From the pictures and onsite inspection it is clear that this
wall leans significantly and would require rebuilding to some extent.
9.18 The large internal wall to the north west is also in poor condition having partially
collapsed and bulging in other areas.
9.19 In terms of the conversion of the slurry pit and water tank to ancillary
accommodation to the main dwelling the block construction of the building and its
design have little or no architectural merit and were clearly constructed to serve a
function. This function is no longer required and the modern agricultural feature is
not worthy of conversion.
9.20 It is therefore considered that the application property is not “structurally sound” and
is not capable of conversion without significant rebuilding. In the building‟s current
state any further development would be considered to involve substantial rebuilding
and any previous approvals for the conversion of the property are not considered to
be valid. In terms of architectural merit the main building may have once been
worthy of saving however in its present condition could not be converted without
substantial rebuilding. The slurry pit and the water tank have no architectural merit
and are not considered suitable for converting. As such the development would not
meet the guidelines of Criterion 4 of Saved policy EMP9 of the Craven District
(Outside the Yorkshire Dales National Park) Local Plan.
9.21 Criterion 5 of Saved Policy EMP9 states that proposals should show a domestic
curtilage that is minimal.
9.22 The application site has an area of 0.8 hectares and includes a very large area of
open fields to the west of the buildings. Rural buildings are usually surrounded by
agricultural land and surrounding a converted barn with large areas of garden and
domestic spaces could detract from the character of the original building. The
curtilage slopes down to the south and as such an area of this size would be very
difficult to screen adequately. Due to the large size of the proposed domestic
curtilage it is considered that the proposed development does not meet the
requirements of this criterion of the Saved Policy.
9.23 Criterion 6 states that the development should relate to an employment use that is
designed so that it can be used independently of the dwelling.
9.24 Little explanation has been provided within the application as to the layout of the
dwelling however it is assumed that the areas designated as workspace and,
separately, office are the work elements to the live work unit.
9.25 Between the foyer (f on the Ground Floor plan) and the dining room (d) there is a
large opening between the sections showing a relationship that would not be
considered acceptable under the guidance of the SPG which state that internal
access would only be permitted where they maintain a degree of separation
between the employment premises and ancillary living accommodation. The
application includes separate bathrooms to the living accommodation and
workspace would be at ground floor level only as per the SPG guidance. However
the creation of split workspace surrounding the ancillary living accommodation is
not considered acceptable as it would have an inappropriate relationship with the
9.26 Criterion 7 states that a building should be of sufficient size to accommodate a
genuine business use and any residential accommodation would be ancillary to
9.27 The application states that the workspace provided would be approximately 80m 2
which is just over 30% of the total floor space of 258m2. The provision of the granny
flat is considered to be ancillary to the main use of the dwelling but the floor space
provided by this facility should be included as part of the domestic accommodation
within the main building. Measuring of the supplied plans showed that the overall
floor plan of the development including first floor accommodation would be
approximately 294m2 with the workspace providing approximately 78m2 of this total.
This would equate to approximately 26.5% of the total floor space which would fall
short of the requirements of the advice within the SPG and Saved Policy EMP9.
9.28 Included within the scheme is the creation of a garage complex based upon the
slurry pit and water tank currently on the site. This would create another 120m2 of
domestic accommodation with an ancillary bunk barn. Guidance within the SPG
states that it is sometimes possible to construct small buildings within the area
around the barn providing that they are not overly large or domestic in nature. This
additional complex is considered to be overly large and when taken with domestic
accommodation in the barn would allow the residential use of the site to dominate
contrary to guidance within the SPG.
9.29 Impact of the development on protected species
9.30 A bat and barn owl survey was supplied with the application and, given that Natural
England and NYCC are unable to look at smaller consultations, the onus is on the
Council to determine the suitability of the bat survey with a limited level of advice
from Natural England.
9.31 A bat and barn owl survey was submitted with the application which is compliant
with the guidance issued by Natural England. The survey found no trace of bats or
barn owls on the site. Mitigation measures in the form of an appropriate set of
guidelines for contractors should bats be found on the site have been suggested by
the surveyor and it is considered that this would be sufficient to avoid any
unnecessary harm to any protected species found on the site.
9.32 Impact of the development on the amenity of neighbouring properties
9.33 The proposed development would have no close neighbouring dwellings to the
north, west and south. The nearest neighbouring property is Browns Farmhouse to
the east. It is considered that due to the separation distance and design of the
development the proposed scheme would not impact on the residential amenities of
9.34 Impact of the development on the Listed building
10. Policy HE7 in PPS5 sets out that in considering the impact of a proposal on any
heritage asset, Local Planning Authorities should take into account the particular
nature or the significance of the heritage asset and the value that it holds for this
and future generations. Policy HE9 sets out that in considering proposals, Local
Planning Authorities should take into account the relative significance of the
element affected and its contribution to the significance of the Conservation area as
10.1 The proposed development would be located close to a Grade II listed building and
would share an access with this property. The sensitive development of the
traditional barn has previously been approved on this site however the proposed
scheme is not considered to be appropriate for a development that would be viewed
in close proximity to the listed building. The scheme is considered by virtue of its
design and scale to have a detrimental impact on the heritage asset and as such is
considered unacceptable under advice within PPS5 “Planning for the Historic
12. Summary of conditions
13. Reasons for refusal
13.1 The proposed development is not considered to be of a good standard of design or
materials for the conversion of a traditional stone built barn. As such the
development is considered to have a detrimental impact on the character and
appearance of the surrounding area contrary to guidance within PPS4 “Planning for
Sustainable Economic Growth” and Saved Policy EMP9 of the Craven District
(Outside the Yorkshire Dales National Park) Local Plan.
13.2 The building is not considered to be structurally sound and would therefore not be
capable of conversion without major rebuilding. The development would therefore
not meet this requirement of Saved Policy EMP9 of the Craven District (Outside the
Yorkshire Dales National Park) Local Plan.
13.3 The proposed conversion would include an overly large domestic curtilage that is
not considered to be minimal, unobtrusive or capable of being screened. As such
the proposed development would not meet this requirement of Saved Policy EMP9
of the Craven District (Outside the Yorkshire Dales National Park) Local Plan.
13.4 The proposed workspace within the barn building is split and is not considered to be
of an adequate degree of separation from the residential section of the building.
The proposed development would therefore not meet the requirements of Saved
Policy EMP9 in terms of this requirement.
13.5 The floorspace designated as workspace within the property falls short of the level
required by the Supplementary Planning guidance to EMP9 and also includes the
creation of a large curtilage building to provide additional domestic accommodation.
As such the proposed development would not meet the requirement of Saved
Policy EMP9 to demonstrate that the building is of a sufficient size to accommodate
a genuine business trade and that residential accommodation would be ancillary to
the business use.
13.6 The proposed scheme by virtue of its design and scale would have an
unacceptable impact on the nearby Listed Building. The proposed development
would therefore not meet the requirements of PPS5 “Planning for the Historic