Decision details

Development Panel - FUL/2019/0291 - Gill Barn, Wigton - Conversion of barn to create local dwelling and erection of workshop (resubmission of FUL/2019/0149)

Decision Maker: Development Panel

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Decisions:

Representations

 

The Agent, Anthea Jones spoke in support of the application

 

Application

 

The report recommended that the barn be recognised a Non Designated Heritage Asset and that the application be granted subject to conditions.

 

The Planning and Building Control manager introduced the item and then went through the main issues as detailed in the report.

 

Principle of Development

 

The proposal would see the retention and reuse of an existing traditional rural building in the open countryside that accords with the ethos of Policy S31 of the Allerdale Local Plan. Whilst officers acknowledge part of the original building needs to be rebuilt due to damage and extended, it is considered this is necessary to accommodate a viable dwelling and ensure the future preservation of the structure.

 

Design

 

The proposed alterations to the building respond positively to the character, history and distinctiveness of the building. The extension will be subservient to the main dwelling in both terms of scale and form.

 

Highway issues

 

The proposed highway arrangements are considered acceptable with adequate parking and turning within the site. The Highway Authority have no objections.

 

Members noted the representations received in respect of the application, the main grounds of which were set out in the report.

 

Questions were asked of the speakers and officers and debate followed relating to the boundary wall, and the historical crewyard.

 

Councillor Grainger moved the motion that the barn be recognised a Non Designated Heritage Asset and that the application be granted subject to conditions.

 

The motion was seconded by Councillor Horsley

 

A vote was taken on the motion, 10 voted in favour, 0 against, 0 abstentions.

 

The motion was carried.

 

Resolution

 

Planning permission granted as per officers recommendation subject to conditions and that the barn be recognised a Non Designated Heritage Asset.

 

CONDITIONS

 

Time Limit:

 

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

 

Reason: In order to comply with Section 91 of the Town and Country Planning Act 1990.

 

In Accordance:

 

2. The development hereby permitted shall be carried out solely in accordance with the following plans:

027-SL BP Site Location Plan only

028-30/PR EX EL BP FL Rev C Elevations/Block/Floors (amendment received 16 January 2020)

Design, Access and Heritage Statement

Bat and Barn Owl Survey

Percolation Test Results and Soakaway Design

Soakaway Calculations

Structural Survey

 

Reason: In order to ensure that the development is carried out in complete accordance with the approved plans and any material and non-material alterations to the scheme are properly considered.

 

Pre-commencement conditions:

 

3. The development shall not be brought into use until visibility splays providing clear visibility of 215 metres measured 2.4 metres down the centre of the access road and the nearside channel line of the carriageway edge have been provided at the junction of the access road with the county highway. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order) relating to permitted development, no structure, or object of any kind shall be erected or placed and no trees, bushes or other plants which exceed 1m in height shall be planted or be permitted to grow within the visibility splay which obstruct the visibility splays. The visibility splays shall be constructed before development of the site commences so that construction traffic is generated.

 

Reason: To ensure an acceptable standard of highway access during the construction and operational use of the site, in compliance with the National

Planning Policy Framework and Policy S2 and S22 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

4. No development shall commence until a surface water drainage scheme, has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme must include:

(i) An investigation of the hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof).

This investigation shall include evidence of an assessment of ground conditions and the potential for infiltration of surface water;

(ii) A restricted rate of discharge of surface water agreed with the local planning authority (If it is agreed that infiltration is discounted by the investigations); and

(iii) A timetable for its implementation.

The surface water drainage scheme must be in accordance with the Non- Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards.

The approved scheme shall be fully implemented prior to the occupation of any of the dwellinghouses hereby approved.

Reason: To promote sustainable development, secure proper drainage and to manage the risk of flooding and pollution in compliance with the National

Planning Policy Framework and Policies S2 and S29 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

Other:

 

5. The works shall be implemented solely in accordance with the mitigation and compensation strategy outlined in Section E of the Bat and Barn Owl Survey dated 31 May 2019.

 

Reason: To safeguard the habitat of bats in compliance with the National

Planning Policy Framework and Policy S35 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or in any Statutory Instrument revoking or re-enacting that Order with or without modification) no development falling within Classes A to E (inclusive) of Part 1 of Schedule 2 of the said Order shall be carried out without the prior written permission of the Local Planning Authority upon an application submitted to it.

 

Reason: The Local Planning Authority wishes to retain control over any proposed alterations/extensions in the interests of the preservation of the architectural and historical qualities of the building and its open countryside setting within view from public receptors within the Lake District World Heritage Site.

 

7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or in any Statutory Instrument revoking or re-enacting that Order with or without modification) no development falling within Class A of Part 2 of Schedule 2 of the said Order shall be carried out without the prior written permission of the Local Planning Authority upon an application submitted to it.

 

Reason: The Local Planning Authority wishes to retain control over any proposed alterations/extensions in the interests of the preservation of the architectural and historical qualities of the building and its open countryside setting within view from public receptors within the Lake District World Heritage Site.

 

8.Notwithstanding the details shown on the approved plan 028-30/PR EX BP FL Revision C, details of the retention and/or rebuilding of the crewyard wall (for the avoidance of doubt marked X-Y on the existing survey plan attached) shall be submitted to and approved by the Local Planning Authority prior to first occupation of the dwellinghouse hereby approved. The approved works shall be carried out prior to occupation and no part thereof shall be removed without the prior consent of the Local Planning Authority.

 

Reason: To retain the historic character of this site, in compliance with the National Planning Policy Framework and Policy S4 and S27 of the Allerdale Local Plan (Part 1), Adopted July 2014.

 

 

Advisory Note

 

Highway works:

No works and/or any person performing works on any part of the Highway, including verges, will be permitted, until in receipt of an appropriate permit allowing such works.

Enquiries should be made to Cumbria County Council Streetwork’s team.

LLFA:

There is an ordinary watercourse running through the site, the applicant should contact our LFRM team for a consent should they propose to make any alterations or new connections to it.

Report author: Susan Hanley

Publication date: 12/02/2020

Date of decision: 11/02/2020

Decided at meeting: 11/02/2020 - Development Panel

Accompanying Documents: