Proposed conversion of existing barns and annex to provide 2 additional dwellinghouses.    

The application was approved in accordance with the Case Officer’s recommendation.

(Proposed conversion of existing barns and annex to provide 2 additional dwelling houses.)

 

(Councillor RJ Phillips fulfilled the role of local ward member and accordingly had no vote on this application.)

The Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes.

In accordance with the criteria for public speaking, Mr E Pearson-Gregory of Staunton on Wye Parish Council spoke in opposition to the Scheme.  Mrs K Dyke, a local resident, spoke in objection.  Mr A Coppock, the applicant’s agent, spoke in support.

Councillor RJ Phillips was fulfilling the local ward member role on behalf of Councillor Skelton. In accordance with the Council’s Constitution he spoke on the application making the following principal comments:

·        The buildings were a good example of a traditional Herefordshire farmstead.  There were few now remaining.  It was important that the integrity of the site was retained.

·        The application had been the subject of protracted discussions and attended by a number of errors in processing it.  This had created frustration and led to the Parish Council and residents losing confidence in the process.

·        There was particular concern about the unique status of the two barns each of which was listed in its own right.  He questioned whether the Committee had been presented with sufficient information to determine the application and suggested that consideration be deferred pending a full appraisal of the buildings and their setting. 

·        Concerns about drainage and ecology and the suggestion that there was contaminated land on the site also required further consideration.

In the Committee’s discussion of the application the following principal points were made:

·        The proposal appeared capable of being carried out satisfactorily, subject to the proposed conditions and the council maintaining a watching brief to ensure that the character of the buildings was preserved.  It would ensure that the barns were put to good use.

·        Some members spoke in support of deferring consideration of the application until further detailed survey work had been undertaken.

·        It was observed that the Ecologist had initially expressed some concerns about the discharge of phosphates from the proposed package treatment plant to the watercourse, leading to the River Wye SAC/SSSI and it would be important to ensure that the conditions required by the Ecologist were adhered to.

The Lead Development Manager (LDM) commented that condition 3 as set out at page 61 of the agenda papers provided that no development should commence until the specified survey had been carried out.  The historic buildings officer supported the application subject to conditions and Historic England had no objection.  He also clarified in relation to a question about the removal of permitted development rights that condition 4 on page 59 of the agenda papers removed such rights and any proposals to construct new buildings on the site would require an application for planning permission.  In relation to concerns about the sequencing of works and ensuring the completion of works to barn 2 before the residential conversion he indicated that there was a requirement to that effect.

Councillor Phillips was given the opportunity to close the debate.  He requested that the Parish Council and local ward member should be informed of the outcome of the survey of the buildings and given access to it and the opportunity to make further representations at that point.

The LDM commented that parish councils and others could sign up to receive alerts that would enable them to monitor progress in relation to the discharge of the conditions.

Councillor Edwards proposed and Councillor Baker seconded a motion that the application be approved in accordance with the printed recommendation.  The motion was carried with 10 votes in favour, 3 against and 0 abstentions.

Application 171863

 

RESOLVED: That planning permission be granted subject to the following conditions and any further conditions considered necessary by officers named in the scheme of delegation to officers:

 

1.         A01 Time limit for commencement

           

2.         B01 Development in accordance with the approved plans

 

3.         C01 Samples of external materials

 

4.         F14 Removal of permitted development rights

 

5.         G03 Retention of existing trees/hedgerows

 

6.         H29 Secure covered cycle parking provision

 

7.         I16 Restriction of hours during construction

 

8.         I20 Scheme of surface water drainage

 

9.         I33 External lighting

 

10.       K4 Nature Conservation – Implementation

 

11.       K5 Habitat Enhancement Scheme

 

12.       M01 Surface water drainage works to be agreed

 

13.       M07 Evacuation management plan

           

14.       M17 Efficient use of water

 

15.       Before any work begins, equipment or materials moved on to site, a Construction Environmental Management Plan (CEMP) shall be supplied to the planning authority for written approval. The approved CEMP shall be implemented and remain in place until all work is complete on site and all equipment and spare materials have been finally removed.

 

            INFORMATIVES

1          N06 Listed Building Consent

 

2          N11C General

 

3.         N11B Wildlife & Countryside Act 1981 (amended) Cons hab/spec 2010 Bats

 

4.         HN16 Sky glow

 

5.         N03C Adjoining Property Rights

 

6.         The enhancement plan should include details and locations of any proposed Biodiversity/Habitat enhancements as referred to in NPPF and HC Core Strategy. At a minimum we would be looking for proposals to enhance bird nesting and invertebrate/pollinator/solitary bee homes to be incorporated in to the converted buildings as well as consideration for a hedgehog house within the landscaping/boundary features. No external lighting should illuminate any of the enhancements or boundary features beyond any existing illumination levels and all lighting on the development should support the Dark Skies Initiative (DEFRA/NPPF Guidance 2013).

 

7.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations, including any representations that have been received. It has subsequently determined to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework. 

 

Application 171864

 

RESOLVED: That listed building consent is granted subject to the following conditions and any further conditions considered necessary by officers named in the scheme of delegation to officers:

 

1.         D01 Time limit for commencement (Listed Building Consent)

 

2.         With the exception of further conditions listed below, the scheme is carried out exactly in accordance with the supplied justification statement and drawings:

 

            A.195 13.03 P.13 A Proposed Floor Plans Annexe dated 14 August       2017

            A.195 13.03 P.21 A Proposed Floor plans – Barn 1 Dated 14       August            2017

            A.195 13.03 P.22 A Proposed GF – Barn 2 dated 14 August 2017

            A.195 13.03 P.23 Proposed floor plans annexe dated 15 May 2017        

            A.195 13.03 P.31 Proposed elevations - Barn 1 dated 15 May 2017

            A.195 13.03 P.32 Proposed elevations - Barn 2 dated 15 May 2017

            A.195 13.03 P.33 Proposed side elevations Barn 2 dated 15 May 2017

            A.195 13.03 P.55 A Granary Annexe Proposed Elevations dated 14       August                          

 

            The scheme is carried out exactly in accordance with the drawing A.195 13.03 P.13 except for items labelled 5 ‘Hereford Stone paving slabs’. This material should not be used within the courtyard as shown here on the south elevation of the annexe and west elevation of barn 1. It may be used on the rear north elevation of the annexe and east elevation of barn 1.

 

3.         No development approved by this permission shall commence until a Level 2 Survey, as defined in English Heritage's guidance 'Understanding Historic Buildings: A Guide to Good Recording Practice' of the Granary Annexe, Barn 1 and Barn 2 has been submitted to and approved in writing by the Local Planning Authority.

 

            (Note:  the above condition is an amended condition made under delegated powers following the meeting.)

 

4.         Prior to first occupation of any of the new dwellings the completion/installation certificate for a relevant Package Treatment Plant with additional +P phosphate stripping system Certificated to a Phosphate (P) outfall level less than 1mg/litre; along with a signed copy of a 5 year maintenance agreement for the installed PTP with +P system shall be supplied to the Planning Authority for approval.