Proposed conversion of redundant barn to residential dwelling.

Proposed conversion of redundant barn to a residential dwelling.

The Senior Planning Officer advised of an amendment to the description of the site and an amendment to condition 6 which should now read:

“The building to which this permission relates shall only be used as additional accommodation incidental to the use of ‘Argus Farm’, outlined in red on the plan attached to this decision, as a single family dwelling house;

Reason: Having regard to Policies DR2 and H13 of the Herefordshire Unitary Development Plan, the local planning authority are not prepared to allow the introduction of a separate unit of residential accommodation due to the relationship and close proximity of the building to the property known as Argus Farm and due to potential noise and disturbance arising from commercial uses in the vicinity of the building.” 

He also advised that paragraph 6.7 of the report would need to be amended to read:

“The existing barn is not considered to be within the residential curtilage, although it is acknowledged it has been used for informal ancillary storage. The application would tie the annex as part of the residential curtilage, and therefore its associated amenity and parking is shared with the existing farmhouse. This along with the recommended conditions prevent separation of these units and the introduction of a new dwelling in open countryside.”

Councillor PJ Watts, one of the Local Ward Members said that he visited the site and was happy with the design and proposed conditions imposed by the case officer and would therefore be happy to support the application.

RESOLVED

That planning permission be granted subject to the following conditions:

1          A01 (Time limit for commencement (full permission))

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2          Prior to the commencement of the herby permitted development, full written details and samples of the following items and finish shall be submitted to the Local Planning Authority for written approval:

•           Timber boarding

•           Roof tiles

•           Joinery details

•           Rainwater goods

The proposal shall be carried out in strict accordance with the approved details and thereafter be maintained as such.

Reason: To ensure the proposal is of a satisfactory finish, in order to ensure the character and appearance of the agricultural building and the wider open countryside location are preserved and maintained, in accordance with Herefordshire Unitary Plan policies DR1 and HBA13.

3          F01 (Restriction on hours of working)

The hours during which working may take place shall be restricted to [0800 to 1800] Mondays to Fridays and [0800 to 1300] on Saturdays.  There shall be no such working on Sundays, Bank or Public Holidays.

Reason: To safeguard the amenities of the locality and to comply with Policy DR2 of Herefordshire Unitary Development Plan.

4          F14 (Removal of permitted development rights)

Reason:  In order to protect the character and amenity of the locality, to maintain the amenities of adjoining property and to comply with Policy H18 of Herefordshire Unitary Development Plan.

5          F13 (Restriction on separate sale)

Reason: It would be contrary to the policy of the local planning authority to grant permission for a separate dwelling in this location having regard to Policy ( specify ) of Herefordshire Unitary Development Plan.

6          Non Standard (Non Standard Condition) Occupation of the hereby permitted development is restricted to the children, parents or grandparents of the occupiers of the property known as Argus Farm, Dymock Road, Ledbury, Herefordshire.

Reason: To protect the amenity and privacy of the occupiers of the existing farmhouse in accordance with Herefordshire Unitary Plan policies DR1 and DR2.

7          The recommendations set out in the ecologist’s report dated November 2008 should be followed in relation to the identified protected species [bats, great crested newts etc], unless otherwise agreed in writing by the local planning authority. Prior to commencement of the development, a full working method statement – including amended details of the bat and bird boxes to be used should be submitted to and be approved in writing by the local planning authority. The work shall be implemented as approved and maintained thereafter.

Reason:  To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation (Natural Habitats, &c) Regulations 1994 (as amended) and Policies NC1, NC5, NC6 and NC7 of Herefordshire Council’s Unitary Development Plan.

8          An appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation work.

Reason: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation (Natural Habitats, &c) Regulations 1994 (as amended) and Policies NC1, NC5, NC6 and NC7 of Herefordshire Unitary Development Plan.

To comply with Herefordshire Council’s Policy NC8 and NC9 in relation to Nature Conservation and Biodiversity and to meet the requirements of PPS9 Biodiversity and Geological Conservation and the NERC Act 2006.

INFORMATIVES

1          N15 - Reason(s) for the Grant of Planning Permission

2          N19 - Avoidance of doubt - Approved Plans

3          N11A – Wildlife and Countryside Act 1981 (as amended) - birds