Agenda item

Carry out alterations and conversion of agricultural building to residential and business use

The Planning Officer presented her report to Members with the aid of a power point presentation showing plans of the proposal and photographs of the site.

She explained to Members that the application was seeking to re-use a redundant building which is generally supported by Planning Policy. It was her view that the benefits outweighed the concerns for this existing building and she was therefore recommending the application for approval.

Ms L Elson, a representative of CPRE, spoke in objection to the scheme. She agreed with the views of the Conservation Officer which were detailed in the report and that this wonderful area should be protected.

Mr A Dodge spoke in support of the proposal. He was a resident of the area and in his view that this was a high quality conversion which included a good use of timber. He was in support of the minimal changes to the barn and hoped that the application would be approved to encourage a local family to live and work in the area.

Mr Bourne, applicant, explained to Members that it was his vision to both re-use and to strengthen the character of the redundant building and that he would ensure a high quality finish.

He also advised that;

·         He had obtained pre-application advice and had incorporated the suggestions into the scheme.

·         The landscaping on site would include native species

·         The paddock would be retained

·         A Barn Owl box would be included

·         The boundary walls would be restored and enhanced

Mr D Carpendale, the agent, commented that the application followed pre-application advice and highlighted that it was a conversion, not a new building.

He informed members that;

·         The Parish Council had raised no objections

·         Traffic levels will be low

·         The application safeguards the character of the building

Councillor Sarah Dyke-Bracher, Ward Member, spoke of her concerns about the elevated and isolated location. She noted the building was close to the Monarchs Way and was concerned that there was a potential to cause harm to the area.

However, it was her belief that the benefits outweigh the concerns and thought that the applicant aspired to enhance the building and would help to sustain a rural economy.

During the discussion, concerns were raised about the glazed gable and issues of light pollution and it was suggested that blinds or tinted glass be installed to limit this. The Area Lead explained that we could not control the internal furnishings of the building but suggested the glazing could be controlled through the materials condition recommended in the officer’s report.

Following a short discussion, it was proposed to approve the application, as per the officers recommendation, and on being put to the vote, was carried unanimously.

RESOLVED:

That planning application 15/02951/FUL be approved as the per the officers recommendation.

Justification

This live work conversion scheme, by reason of its nature, layout, design and materials, is considered to represent a sustainable form of development that makes appropriate use of this disused building without causing any substantive harm to the rural character of the area, visual amenity, residential amenity, highway safety or the environment and accords with the aims and objectives of policies SD1, TA5, TA6, HG4, EQ2, EQ4 and EQ7 of the South Somerset Local Plan and the provisions of the National Planning Policy Framework.

SUBJECT TO THE FOLLOWING:

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

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       The development hereby permitted shall be carried out in accordance with the following approved plans drawings numbered 14161-1 Rev C and 14161-4 Rev F received 13/11/2015.

            Reason: For the avoidance of doubt and in the interests of proper planning.

03.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), the areas of rebuilding for  the development shall be restricted to that detailed within Diccon Carpendale’s email dated 13/08/2015  and shall not be altered without the prior express grant of planning permission.  In the event that completion strictly in accordance with such approved details become impracticable for whatever reason, work shall thereupon cease and only be re-commenced if and when an express grant of planning permission has been obtained in regard to an amended scheme of works which renders completion of the scheme practicable.

            Reason: In order to ensure that the buildings are of permanent and substantial construction and capable of conversion without major reconstruction, in the interests of sustainable development, to accord with paragraph 55 of the NPPF.

04.       All workspace shown on the approved plan including the office shall be used for Class B1a (Office) and B8 Use, as defined in the Town and Country Planning (Use Classes Order) 1987 (or in provision equivalent to that Class in any statutory instrument revoking and re-enacting that order with or without modification), in association with the occupier of the barn's business and for no other purpose.

            Reason: In order to maintain employment on the site, to reduce the need to travel and to safeguard the rural amenities of the locality in accordance with policies SD1, TA5 and EQ2 of the South Somerset Local Plan and Part 4 of the NPPF.

05.       The development hereby permitted shall not be commenced unless there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of the development, as well as details of any changes proposed in existing ground levels; all planting, seeding, turfing or earth moulding comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the either the completion of the development or the first occupation of any of the dwellings hereby permitted, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

            Reason: To safeguard the rural character of the area to accord with policy EQ2 of the South Somerset Local Plan.

06.       No works shall be carried out unless particulars of the following have been submitted to and approved in writing by the Local Planning Authority;

a)    materials (including the provision of samples where appropriate) to be used for all new external walls and roofs;

b)    details of the design, materials and external finish for all external doors, windows, boarding and openings, including detailed sectional drawings as appropriate;

c)    details of the surface material for the parking and turning area;

d)    details of all boundary treatment.

e)    details of any external lighting

            Thereafter the development shall be carried out in full compliance with the approved details unless otherwise agreed in writing.

            Reason: To safeguard the rural character of the locality to accord with policy EQ2 of the South Somerset Local Plan.

07.       No works shall be carried out unless details of the appearance of the new access and track, including details of any walls, fencing and gates, have been submitted to and agreed in writing by the local planning authority. The approved details shall thereafter be carried out in full and shall not be altered without the express grant of planning permission

Reason:  To safeguard the rural character of the area to accord with policy EQ2 of the South Somerset Local Plan. 

08.       The proposed access over the first 6m of its length, as measured from the edge of the adjoining carriageway, shall be properly consolidated and surfaced (not loose stone or gravel) for which details shall have been submitted to and approved by the Local Planning Authority.

            Reason: In the interests of highway safety to accord with policy TA5 of the South Somerset Local Plan.

09.       Before the new access is first brought into use, provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto any part of the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority and thereafter maintained in this fashion at all times.

            Reason: In the interests of highway safety in accordance with policy TA5 of the South Somerset Local Plan.

10.       The development hereby permitted shall not be commenced unless a detailed parking and turning plan has been submitted to and agreed in writing by the local planning authority. Such approved details shall thereafter being fully implemented and the allocated parking and turning areas shall be kept clear of obstruction and shall not be used other than for the parking of vehicles in connection with the development hereby permitted.

            Reason: To ensure that adequate parking is provided and maintained to meet the needs of the development in accordance with policy TA6 of the South Somerset Local Plan.

11.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), there shall be no extensions and no additional windows, including dormer windows, or other openings (including doors) formed in the dwelling hereby permitted without the prior express grant of planning permission.

            Reason: To safeguard the rural character of this building and the locality to accord with policy EQ2 of the South Somerset Local Plan.

12.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no garages or other buildings shall be erected within the curtilage of the dwelling other than those expressly authorised by this permission.

            Reason: To safeguard the rural character of the locality to accord with policy EQ2 of the South Somerset Local Plan.

(Voting: Unanimous in favour)