Barn Conversion Nearing Completion

En-Plan are pleased to showcase a barn conversion development in Wymondham in Norfolk. It showcases our work as Planning Consultanst in Norfolk.

Barn Conversion nearing completion.

Aerial view of the approved barn converion and residential annex.

The approved front elevation of the barn conversion in Wymondham.

Introduction

This application seeks full planning permission to change the use and convert a former agricultural timber clad and rendered barn into a residential dwelling. The works were previously granted under application 2013.1410/F but this proposal includes additional ground and first floor accommodation and garaging and storage provided in a new ancillary building. The dwelling would comprise of living accommodation and one bedroom at ground floor level, with two bedrooms and an en-suite bathrooms at first floor level. The proposed dwelling would be served via a new access off Bucks Lane. Open countryside lies to the north, east and west of the site with an existing wood yard to the south.

Planning Assessment

The planning application was assessed against the principles of Policies JC1, JC2 and JC3 of the Joint Core Strategy (JCS) and saved Polices ENVS, ENV9, ENV14, ENV15 and ENV21, HOU10, TRA19, IMP2, IMPS and IMP9 of the South Norfolk Local Plan (SNLP) and the National Planning Policy Framework (NPPF). These policies seek to ensure that development protects the character and appearance of the rural building and the wider landscape, safeguards highway safety and will not result in harm to the residential amenities of the neighbouring occupier and protected species. The assessment of this application gives due weight to the saved policies in the South Norfolk Local Plan referred to above, because those policies remain consistent/part consistent with the published National Planning Policy Framework.

Principle of development

Whilst the site is located outside the adopted Development Limits, Policy HOU 10 of the South Norfolk Local Plan permits the conversion of existing buildings in the countryside to dwellings in principle, subject to satisfying a range of other policy criteria. Therefore, the principle of the conversion of this barn to a dwelling accords with adopted policy subject to all other considerations.

Design, character and appearance

The building is structurally sound, in a good state of repair and would not require significant extension to facilitate its conversion to a dwelling. In terms of its design, the scheme utilises the footprint of the existing building, albeit providing a first floor internally, with the number of new openings kept to a minimum and the use of conservation style roof lights. These measures would help to retain the external appearance and character of the original barn, particularly from the principle aspect from Bucks Lane. As such, it is considered that the scheme would accord with Policy 2 of the JCS and Policy HOU10 of the South Norfolk Local Plan. The design principles behind the scheme were full articulated in a design and access statement.

Highway safety

The existing access off Bucks Lane will be utilised and upgraded, with onsite parking and turning provided. Subject to the imposition of the aforementioned conditions, no objection has been raised by the Highways Authority and it is considered that the scheme would adequately protect highway safety in accordance with Policies IMPS and TRA 19.

Residential amenity

Due to the orientation of the building and the distance of separation from neighbouring properties, there would be no loss of privacy or detrimental impacts on the residential amenities of any neighbouring properties within the vicinity of the site. As such, it is considered that the scheme would accord with Policy IMP9 of the SNLP.

Biodiversity

The Ecological Report has been assessed by the ecologist who has confirmed that whilst evidence of bats has been identified, the report adequately deals with the issues concerned and that an EPS licence is likely to be granted for the development. As such, no objection has been raised subject to the imposition of conditions in respect of controlling any external lighting and carrying out the development is accordance with the Ecological Assessment recommendations. For those reasons set out above, I consider that the development accords with the principles of those policies set out above and the application should be approved.

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En-Plan were also ale to otain permission for further Development under application 2023/0466 | Extensions to main unit and detached outbuilding which added a further utility to the mai unit and allowed for the creation of a first floor on the detached annex located in the grounds of the property.

As part of this application has been assessed against the conservation objectives for the protected habitats of the River Wensum Special Area of Conservation and the Broads Special Area of Conservation and Ramsar site concerning nutrient pollution in accordance with the Conservation of Species and Habitats Regulations 2017 (as amended) (Habitats Regulations). The Habitat Regulations require Local Planning Authorities to ensure that new development does not cause adverse impacts to the integrity of protected habitats such as the River Wensum or the Broads prior to granting planning permission. The proposal relates to an existing residential unit and will not increase the number of dwellings. Using the average occupancy rate of 2.4 people, the proposal is unlikely to lead to a significant effect as it would not involve a net increase in population in the catchment and is not considered a high water use development. This application has been screened, using a precautionary approach, as is not likely to have a significant effect on the conservation objectives either alone or in combination with other projects and there is no requirement for additional information to be submitted to further assess the effects. The application can, with regards nutrient neutrality, be safely determined with regards the Conservation of Species Habitats Regulations 2017 (as amended).

The application also had to be judged under Section 143 of the Localism Act the council is required to consider the impact on local finances. This can be a material consideration but in the instance of this application the other material planning considerations detailed above are of greater significance. The application was liable for the Community Infrastructure Levy (CIL) under the Regulations, however, Cabinet resolved on 7/12/2015 to no longer apply CIL to domestic extensions.

At the end of the planing asessment phase the Council considered that the design was in keeping with the property and that the proposal will not have an adverse impact on the wider open countryside and heritage assets or the amenity of either the immediate neighbours or the wider area. As such the proposal accords with the criteria set out within policies DM3.6, DM3.8, DM3.12, DM3.13 and DM4.10 of the Local Plan, Policy 1 and 2 of the Joint Core Strategy and Sections 16 and S66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.