The Barn Conversion that En-Plan secured permission for is nearing completion. More pictures of the finished article to follow
Assessment
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.
This application is 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.
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.
2023/0466 | Extensions to main unit and detached outbuilding
Assessment
The extensions are acceptable in principle under Policy DM3.6. As such the main considerations are design and impact upon residential amenity.
Policy 16 of the NPPF and Policy DM4.10 of the SNLP requires Local Planning Authorities to assess the impact of any development on the significance of heritage assets and Sections 16 and S66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that local planning authorities must have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. This application involves development within the wider setting of a grade II and II* listed buildings (the old post office and stores to the southwest and the Church of St Botolph to the northwest).
With reference to design the scale, form, choice of materials and overall design details are all considered appropriate and are in keeping with the existing dwelling. Regarding the dwelling alterations, the northern side extension continues the existing form of the single-storey element and fenestration details are consistent with existing. The western extension also follows the form of a traditional lean-to extension with matching materials. Regarding the small extension to the outbuilding, this also follows a simple lean-to form with matching materials. The extensions are visible across the wider open views which include listed buildings, however, given the traditional and consistent approach, the extensions are not considered to adversely impact the character and appearance of the barn which continues to clearly appear to be the buildings’ original purpose or the wider area / surrounding heritage assets. I have discussed the proposal with the Senior Design and Heritage Officer who agrees there is no significant adverse impact. As such, it is considered that the proposal would accord with Policy 16 of the NPPF, Policy DM3.8 and DM4.10 of the SNLP and Sections 16 and S66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990.
With regards to impact upon residential amenity, there is not considered to be an adverse impact on privacy, daylight, direct sunlight, or outlook by virtue of the siting of the proposed alteration and distance of this to the nearest neighbouring residential property. Thus, the proposal accords with Policy DM3.13.
The extensions are not considered to impact parking and turning facilities considering their location and purpose. Thus, the site continues to accord with Policy DM3.12.
Other Considerations
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).
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.
This application is 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.
Conclusion
It is considered that the design is 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.
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