Agenda item

The Senior Planning Officer had addressed this application for LBC in her earlier presentation; to alter, extend and convert the existing Staddle Stone barn and attached stable to form a three bedroom dwelling with a garden area. The Victorian barn would also be altered and extended to create stables, garaging and a workshop, as part of the new residential curtilage. Associated works include removal of modern lean to structures in the yard. Access to the dwelling would be from the existing farm access, which has been used to access the farm for more than 20 years. Foul drainage would be to a package treatment plant, as the levels on the site require pumps and a pump chamber. The application was recommended for approval.

Resolved

The application be APPROVED subject to conditions:

The works for which Listed Building Consent is hereby granted shall be begun before the expiration of three years from the date of this consent.

REASON: To comply with the provisions of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

The development hereby permitted shall be carried out in accordance with the following approved plans listed in schedule:

Planning Statement October 2015, Pegasus Group, received 28/10/15

Design and Access Statement, Favonius Architects, received 28/10/15

Heritage Statement August 2015, Elaine Milton, rceived 28/10/15

Structural Viability Report 7463:01 14/4/15 received 28/10/15

Chalkhill Environmental Consultants, Bat Survey 578-15 15/16 July 2015, received 28/10/15

Response from Jan Freeborn, Project Ecologist, Chalkhill Environmental Consultants, received 11/1/16

Photos of Victorian Barn (stables) roof received 11/2/16 from Mr. S Lock

Site Plan, 784-20-05 Jul 2015, received 28/10/15

Block Plan, 784-20-07 Jul 2015, received 28/10/15

Location Plan, 784-20-06A Jul 2015, received 3/11/15

Drainage Plan, 784-20-19 Aug 2015, received 28/10/15

Ground Floor Plan, 784-20-01A July 2015, received 9/2/16

First Floor Plan and Roof Plan, 784-20-02 Jul 2015, received 28/10/15

Sketch Sections, 784-20-08 July 2015, received 28/10/15

Sketch Section C-C, 784-20-22 Feb 16, received 2/2/16

Typical Window Detail and Rooflight Detail, 784-20-11A, received 2/2/16

Stable Elevations, 784-20-04B Jul 15, received 14/3/16

Proposed Elevations, 784-20-03 Jul 2015, received 28/10/15

Door Details Utility Door D04, 784-20-09 Jul 2015, received 28/10/15

Door Details D05, D06, 784-20-14 Jul 2015, received 28/10/15

Door Details Breakfast Room French Door D03, 784-20-10 Jul 15, received 28/10/15

Door Details D01, 784-20-13 Jul 15, received 28/10/15

Door Details D02, 784-20-12 Jul 15, received 28/10/15

Stable Doors, 784-20-15 Jul 2015, received 28/10/15

Staddle Stone Barn and Extent of Associated Equestrian/Farm Yard, Buildings and Garden Area, 784-20-21 Dec 2015, received 3/12/15

REASON: For the avoidance of doubt and in the interests of proper planning.

Notwithstanding the approved drawings, the building shall be stripped back to its frame and the roof tiles and weatherboarding shall be removed. No further works shall take place until the following details have been submitted to and approved in writing by the Local Planning Authority:

(i)       A full photographic survey including analysis and photographic record of the existing frame (in situ and unrepaired) and floor and an accompanying schedule of works identifying those timbers to be either repaired, removed or scarfed. Evidence of overriding structural reasons will be required in the schedule to justify removal of historic timbers.

(ii)      A site visit with the Conservation officer shall be arranged, to agree the schedule of works, before any further works take place. 

The works shall then be carried out in accordance with the details and schedule of works to be approved in writing. 

REASON: The timber frame and floor is of historic interest in its own right. Their retention is in the interest of preserving the character and appearance of the listed building.

Notwithstanding the approved drawings, no works (including deconstruction) shall commence until details of the following have been submitted to and approved in writing by the Local Planning Authority:

i) Full details and samples of external materials including samples of the plain clay roof tiles, natural slate, handmade bricks and details of the timber cladding (including treatment) for the walls.

ii) Full details of the glazed balustrades for the south and west elevations

iii) A section through the eaves to show the gutters and eaves detailing (1:10 section)

The works shall be carried out in accordance with the approved details.

REASON: In the interests of preserving the character and appearance of the listed building and its setting.

No walls shall be constructed on site, until a sample wall panel, not less than 1 metre square, has been constructed on site showing the brick type and mortar joint, inspected and approved in writing by the Local Planning Authority. The panel shall then be left in position for comparison whilst the development is carried out. Development shall be carried out in accordance with the approved sample.

REASON: in the interests of visual amenity and the character of the listed building.

All new windows and doors hereby approved shall be timber, in accordance with the approved plans and details. Any rooflights shall be conservation style rooflights.

REASON: in the interests of visual amenity and the character of the listed building.

INFORMATIVES:

Please note that this consent does not override the statutory protection afforded to any protected species. All British bat species are protected under The Conservation of Habitats and Species Regulations 2010 (as amended), which implements the EC Directive 92/43/EEC in the United Kingdom, and the Wildlife and Countryside Act 1981 (as amended). This protection extends to individuals of the species and their roost features, whether occupied or not. If bats are discovered, all works should stop immediately and a licensed bat worker should be contacted for advice on any special precautions before continuing (including the need for a derogation licence from Natural England). Please also be advised that works should not take place that will harm nesting birds from March to August inclusive. All British birds (while nesting, building nests and sitting on eggs), their nests and eggs (with certain limited exceptions) are protected by law under Section 1 of the Wildlife and Countryside Act 1981 (as amended) and the Countryside and Rights of Way Act 2000. If birds are nesting on/in or within the vicinity of the proposed development, work should be undertaken outside the breeding season for birds to ensure their protection, i.e. works should only be undertaken between August and February. Further advice on the above can be sought from the Council Ecologists.