Agenda item

The Chairman then invited the Planning Officer to introduce item 6 (b) on the agenda (application numbers 145792 & 146827) relating to planning permission and listed Building Consent for the conversion, partial demolition and rebuilding of the existing cottages, outbuildings and barns, to create three dwellings, one with an annex, together with parking and storage at Holme Farm Barns, Old Forge Lane, West Rasen, Market Rasen.  This was a retrospective application considered appropriate to submit to the Committee, being a departure from the Development Plan.

 

The Planning Officer updated the Committee on the applications including background information on the pre-application process undertaken.  The Planning Officer advised that because this was a departure from the local plan or considered to be a partial departure from the plan in accordance with section 15 of the Development Procedure Order, the application had been re-advertised and this period ended on the 22 of September 2023.  An extension had been agreed with the agent until the 25 September to meet this period and it was proposed that following resolution by this Committee, the application be delegated to the Case Officer.

 

The Planning Officer responded to a question from Cllr Fleetwood regarding the use of the word retrospective at the start of the officer’s report.  The planning officer confirmed that this was a typo and this was not a retrospective application.

 

The Chairman then invited the agent for the applicant to address the Committee, Mr Kevin Coupland who spoke along the following lines:-

 

“Good evening, Chairman and Members of the Committee, my name is Kevin Coupland and I am here in support of the planning and listed building consent application which is now before you. It relates to the conversion and rebuilding of what is a very impressive range of traditional Lincolnshire farm buildings that sit to the east of the Grade II listed Home Farm farmhouse.  From the outset it has been made clear that the historical form of the barn complex was and remains very important to local authority planning and conservation team.

 

The previous Conservation Officer advised had that there were very few remaining good examples of traditional Lincolnshire farmsteads and its retention was imperative.  As you can see on slide 3, the retained and reinstated barns will follow the historical footprint indicated on the 1886 OS map extract showing the full regular courtyard arrangement identified in the Historic England historic farmsteads document.

 

Through lengthy pre-application discussion with the local authority which started in the first quarter of 2021, we have endeavoured to work with both previous and current Conservation Officers, along with the Planning Department's Case Officer, to deliver a scheme which enables the retention and reinstatement of the barns whilst acknowledging and respecting the sensitivity and the setting of the area

 

The application before you looks to develop a number of barns.  There is a two storey, brick and pantile building which is in good condition and it is proposed that it be converted a detached four bedroom dwelling. (A description of the proposals relating to the remaining buildings on site was given).

 

Taking on board the advice of the Conservation Officer, the scheme was reduced by 2 dwelling units and the reinstated buildings 4 and 5 would be used for garaging, annexe accommodation and ancillary accommodation to building 3.

 

The scheme proposals are sympathetic to and respect the historic fabric and form a a traditional Lincolnshire farmstead.  As the Conservation Officer has stated, the proposal seeks to conserve the historic layout, building forms and material design, whilst offering a new use to redundant buildings.  The elevations and floor plans have minimal alterations to the existing and the proposed additions respect the character of the area.  In summary we have worked closely and tirelessly on this project for two and a half years in collaboration two Council Conservation Officers and the case officer, along with any number of consultees.  The scheme before you. we believe both meets the NPPF and Central Lincolnshire Local Plan policies and successfully deals with consultee and local authority comments.  The scheme, if approved, will ensure the retention of historic barns and give them a new lease of life through an alternative use which hopefully will ensure their survival for many years to come.

 

It is for that reason that we hope the application will receive your full support. Thank you very much.”

 

The Chairman thanked Mr Coupland for his contribution and opened the applications to debate by the Committee.  There was nothing further to add by the Planning Officer.

 

Members were very supportive of the applications as they made an ideal use of a brownfield site and sought to prolong the life of a number of buildings on the site, albeit with modern day uses.  Members were particularly complimentary of the collaborative work undertaken between the applicant and the Council’s Officers.  A view was however expressed that it might have been helpful for the Committee to have had more feedback from local residents.

 

It was proposed and duly seconded that permission for both applications be GRANTED, subject to completion of the readvertisement of the proposals, thus enabling the Planning Officer to approve them at the conclusion of this period subject to the following conditions:-

 

Recommendation 145792: Grant consent subject to the following conditions.

 

Conditions stating the time by which the development must be commenced:

 

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

 

Reason:  To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

 

Conditions which apply or require matters to be agreed before the development commenced:

 

2.    No development apart from the demolition works hereby approved must take place until the local planning authority has been provided with either:

 

a)    A European Protected Species mitigation license issued by Natural England authorising the specified development to barn 2 and 6.

b)    A statement in writing from the relevant licencing body to the effect that it does not consider the specified activity/development requires a licence.

 

The submitted licence or statement must be approved in writing by the local planning authority.

 

Reason: To obtain the appropriate licence to protect and mitigate for the presence of bats and to accord with the National Planning Policy Framework, local policy S60 and S61 of the Central Lincolnshire Local Plan 2023.

 

Conditions which apply or are to be observed during the course of the development:

 

3.    With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with the following proposed drawings:

 

• 1781W-21-10g dated 28^th June 2023 – Site Plan (excluding soft and hard landscaping
• 1781W-21-11d dated 16^th May 2023 – Proposed building 2 Elevation, Floor and Roof Plans
• 1781W-21-12d dated 16^th May 2023 – Proposed building 3, 4 and 5 Floor Plans
• 1781W-21-13d dated 16^th May 2023 – Proposed building 3, 4 and 5 Floor Plans
• 1781W-21-14d dated 16^th May 2023 – Proposed building 3, 4 and 5 Elevation and Roof Plans
• 1781W-21-15d dated 16^th May 2023 – Proposed building 3, 4 and 5 Elevation and Roof Plans
• 1781W-21-16b dated 14^th April 2023 – Proposed building 6 Elevation, Floor and Roof Plans
• 1781W-21-17b dated 16^th May 2023 – Proposed building 7 Elevation, Floor and Roof Plans
• (90)001 Rev b dated 9^th May 2023 – Hard Landscaping
• (96)001 Rev b dated 16^th May 2023 – Soft Landscaping
• 5555-DS-01 Rev E dated 29^th June 2023 - Drainage Strategy Plan (within the Flood Risk Assessment and Surface Water Strategy (Report No. 555/DR/01 and Issue 07))

 

The works must be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework and local policy S5, S47, S49, S53 and S57 of the Central Lincolnshire Local Plan 2023.

 

4.    Prior to the commencement of any external repairs being undertaken, a full specification and methodology for external repairs must be supplied and agreed in writing by the Local Planning Authority.  This to include:

 

a)    Repairs to the roof covering and structure;

b)    Rainwater goods;

c)    Brickwork repairs/repointing (extent to be shown shaded on elevations). Sample panels will be required for inspection and approval by the Local Planning Authority.

d)    Structural repairs (including unauthorised works to remove a timber beam);

 

The development must be completed in accordance with the approved details.

 

Reason: To ensure the retention of key historical features in the first instance or appropriate replacements to accord with the National Planning Policy Framework, local policies S5, S53 and S57 of the Central Lincolnshire Local Plan 2023 and the statutory duty in Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

5.    Prior to installation full joinery details of all new windows, rooflights, doors and glazed screens must be supplied at scale of no less than 1:20, and 1:1 for glazing bar details, showing elevations, sections through, cill and header details and door frames, colour and finish. The joinery details must be approved in writing by the Local Planning Authority.  The development must be completed in strict accordance with the approved details.

 

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the barns, the site, the open countryside and to preserve the setting of the Listed Building to accord with the National Planning Policy Framework, local policies S5, S53 and S57 of the Central Lincolnshire Local Plan 2023 and the statutory duty in Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

6.    Prior to installation, the external material listed below must be submitted to and approved in writing by the Local Planning Authority:

 

·       A one metre square sample panel of brickwork, mortar and bond of all new types of brickwork.  The brickwork panel(s) constructed must be retained on the site until the development hereby approved has been completed.

·       Retained and new roof tiles

·       Any cladding material and colour finish

·       Header, Cills, Lintels and other decorative finishes

·       rainwater goods and downpipes including the colour

·       all windows and, domestic doors including section drawings

·       Treatment of gables and cappings

·       Treatment of verges and barge boards

·       Leadwork

·       Means of ventilating the roof

·       Flues, vents or other pipework piercing the roof (and decorative finish)

·       Retention or replaced ironmongery

 

The development must be completed in strict accordance with the approved details.

 

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the surrounding area including the setting of the Listed Church to accord with the National Planning Policy Framework and local policies S5, 53 and S57 of the Central Lincolnshire Local Plan 2023.

 

7.    No occupation of each individual dwelling must take place until its individual foul and surface water drainage connections have been fully completed in strict accordance with drainage plan 5555-DS-01 Rev E dated 29^th June 2023 and retained as such thereafter.

 

Reason:  To ensure adequate drainage facilities are provided to serve each dwelling, to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and local policy S21 of the Central Lincolnshire Local Plan 2023.

 

8.    The development shall be carried out in accordance with the submitted flood risk assessment (FRA) ref: ‘5555/DR/01 issue: 07’, dated June 2023, prepared by Siddle Grimley Hage Limited including the following mitigation measures it details:

 

·       Finished floor levels shall be set no lower than the levels shown on drawing no. 5555-DS-01 (rev E): Drainage Strategy Plan and stated within paragraph 7.4 of the FRA.

·       Compensatory storage shall be provided in accordance with drawing no. 5555-DS-01 (rev E): Drainage Strategy Plan and document 5555/VOL/01/Rev A within the FRA.

·       No gardens to be on land below 12.09 metres as shown on drawing no. 1781W - 21 - 10g: Proposed Site Plan within the FRA.

 

These mitigation measures shall be fully implemented prior to occupation. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development to accord with National Planning Policy Framework and local policy S21 of the Central Lincolnshire Local Plan 2023.

 

9.    The development must be completed in strict accordance with section 7.2 of the Phase 2 Intrusive Site Investigation Report by Geo Investigate dated April 2022.

 

Reason: In order to safeguard human health and the water environment and to accord with the National Planning Policy Framework and local policy S56 of the Central Lincolnshire Local Plan 2023.

 

10.No occupation of each individual dwelling must take place until its individual vehicular access, turning space and parking identified on site plan 1781W-21-10g dated 28^th June 2023 has been fully completed and retained for that use thereafter.

 

Reason:  To ensure safe access to the site and each dwelling/building in the interests of residential amenity, convenience and safety and to allow vehicles to enter and leave the highway in a forward gear in the interests of highway safety to accord with the National Planning Policy Framework and local policy S47 and S49 of the Central Lincolnshire Local Plan 2023.

 

11. All landscaping must be completed in strict accordance with hard landscaping plan (90)001 Rev b dated 9^th May 2023 and soft landscaping plan (90)001 Rev b dated 16^th May 2023.  No occupation of its each residential unit must take place until its individual hard and soft landscaping has been fully completed in strict accordance with the approved plans.  The hard and soft landscaping must be retained as such thereafter.

 

Reason: To ensure that appropriate landscaping is introduced and will not unacceptable harm the character and appearance of the site to accord with the National Planning Policy Framework and local policies S5, S53 and S57 of the Central Lincolnshire Local Plan 2023.

 

12. Prior to installation details of the type and position of replacement swallow nest boxes, 2 starling nest boxes, 2 house sparrow nest boxes and 6 integral swift boxes has been submitted to and approved in writing by the Local Planning Authority.  The approved boxes must be installed during the conversion and/or construction works of each dwelling and retained as such thereafter.

 

Reason: In the interest of nature and to provide enhancements to accord with the National Planning Policy Framework and local policy S60 and S61 of the Central Lincolnshire Local Plan 2023.

 

13. Apart from the details required in condition 2 and 12, the development must be completed in strict accordance with section 5 of Preliminary Ecological Appraisal by CGC Ecology dated April 2022.

 

Reason: In the interest of protecting protected species and to accord with the National Planning Policy Framework and local policy S60 of the Central Lincolnshire Local Plan 2023.

 

Conditions which apply or relate to matters which are to be observed following completion of the development:

 

14. The annex accommodation identified on floor plan 1781W-21-13d dated 16^th May 2023 must only be used and occupied ancillary to the proposed dwelling (building 3, 4 and 5) and must not be used as a separate unit of living accommodation.

 

Reason: The creation of an independent dwelling in this location would be contrary to the National Planning Policy Framework and local policies S5, S27, S53 and S57 of the Central Lincolnshire Local Plan 2023.

 

15. All planting and turfing comprised in the approved details of soft landscaping must be carried out in the first planting and seeding season following the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased must 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.  The landscaping should be retained thereafter.

 

Reason: To ensure that the approved landscaping is implemented to accord with the National Planning Policy Framework, local policies S5, S53 and S57 of the Central Lincolnshire Local Plan 2023 and the statutory duty in Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

16. Notwithstanding the provisions of Classes A, AA, B, C, D, E, F, G and H of Schedule 2 Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) the dwellings, annex and carport building hereby permitted must not be extended, altered and no buildings or structures shall be erected within the curtilage of the dwellings, annex and carport building  unless planning permission has first been granted by the Local Planning Authority.

 

Reason: To enable any such proposals to be assessed in terms of their impact on the design, character and appearance of the dwellings within its historic setting and on the living conditions of neighbouring occupiers in accordance with the National Planning Policy Framework, local policy S5, S53 and S57 of the Central Lincolnshire Local Plan 2023 and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

17. Notwithstanding the provisions of Class A of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) the dwellings, annex and car port building hereby permitted no gates, fences, walls or other means of enclosure must be erected within or on the boundary of the site unless planning permission has first been granted by the Local Planning Authority.

 

Reason: To enable any such proposals to be assessed in terms of their impact on the area and the historic setting to accord with the National Planning Policy Framework, local policy S5, S53 and LP57 of the Central Lincolnshire Local Plan 2023 and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990

 

Recommendation 146827:

 

Grant consent subject to the following conditions

 

Conditions stating the time by which the development must be commenced:

 

1.    The works to which this consent relates must be begun before the expiration of three years from the date of this consent.

 

Reason: To conform with Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended).

 

Conditions which apply or require matters to be agreed before the development commenced:

 

NONE

 

Conditions which apply or are to be observed during the course of the development:

 

2.    With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with the following proposed drawings:

 

·       1781W-21-10g dated 28^th June 2023 – Site Plan (excluding soft and hard landscaping

·       1781W-21-11d dated 16^th May 2023 – Proposed building 2 Elevation, Floor and Roof Plans

·       1781W-21-12d dated 16^th May 2023 – Proposed building 3, 4 and 5 Floor Plans

·       1781W-21-13d dated 16^th May 2023 – Proposed building 3, 4 and 5 Floor Plans

·       1781W-21-14d dated 16^th May 2023 – Proposed building 3, 4 and 5 Elevation and Roof Plans

·       1781W-21-15d dated 16^th May 2023 – Proposed building 3, 4 and 5 Elevation and Roof Plans

·       1781W-21-16b dated 14^th April 2023 – Proposed building 6 Elevation, Floor and Roof Plans

·       1781W-21-17b dated 16^th May 2023 – Proposed building 7 Elevation, Floor and Roof Plans

·       (90)001 Rev b dated 9^th May 2023 – Hard Landscaping

·       (96)001 Rev b dated 16^th May 2023 – Soft Landscaping

 

The works must be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework and local policy S5, S47, S49, S53 and S57 of the Central Lincolnshire Local Plan 2023.

 

3.    Prior to the commencement of any external repairs being undertaken, a full specification and methodology for external repairs must be supplied and agreed in writing by the Local Planning Authority.  This to include:

 

e)    Repairs to the roof covering and structure;

f)      Rainwater goods;

g)    Brickwork repairs/repointing (extent to be shown shaded on elevations). Sample panels will be required for inspection and approval by the Local Planning Authority.

h)    Structural repairs (including unauthorised works to remove a timber beam);

 

The development must be completed in accordance with the approved details.

 

Reason: To ensure the development proceeds in accordance with the approved plans to safeguard the fabric and setting of the Grade II Listed Building to accord with the National Planning Policy Framework.

 

4.    Prior to installation, full details of all new internal joinery, insulation, masonry, and materials must be submitted to and approved in writing by the Local Planning Authority. The development must be completed in strict accordance with the approved details. The details must include all: new and existing doors, frames, architrave, infills, surrounds, walls, insulation, wall finishes, and other means of enclosure.

 

Reason: To ensure the development proceeds in accordance with the approved plans to safeguard the fabric and setting of the Grade II Listed Building to accord with the National Planning Policy Framework.

 

5.    Prior to installation full joinery details of all new windows, rooflights, doors and glazed screens must be supplied at scale of no less than 1:20, and 1:1 for glazing bar details, showing elevations, sections through, cill and header details and door frames, colour and finish. The joinery details must be approved in writing by the Local Planning Authority.  The development must be completed in strict accordance with the approved details.

 

Reason: To ensure the development proceeds in accordance with the approved plans to safeguard the fabric and setting of the Grade II Listed Building to accord with the National Planning Policy Framework.

 

6.    Prior to installation, the external material listed below must be submitted to and approved in writing by the Local Planning Authority:

 

·       A one metre square sample panel of brickwork, mortar and bond of all new types of brickwork.  The brickwork panel(s) constructed must be retained on the site until the development hereby approved has been completed.

·       Retained and new roof tiles

·       Any cladding material and colour finish

·       Header, Cills, Lintels and other decorative finishes

·       rainwater goods and downpipes including the colour

·       all windows and, domestic doors including section drawings

·       Treatment of gables and cappings

·       Treatment of verges and barge boards

·       Leadwork

·       Means of ventilating the roof

·       Flues, vents or other pipework piercing the roof (and decorative finish)

·       Retention or replaced ironmongery

 

The development must be completed in strict accordance with the approved details.

 

Reason: To ensure the development proceeds in accordance with the approved plans to safeguard the fabric and setting of the Grade II Listed Building to accord with the National Planning Policy Framework.

 

Conditions which apply or relate to matters which are to be observed following completion of the development:

 

NONE