Reference number: R13/1151
Site address: The Round Barn, Lilbourne Road, Clifton upon Dunsmore
Description: Conversion of Existing Barn to a Residential Dwelling
Case Officer Name & Number: Owain Williams – 01788 533789
Site Description
The Round Barn is a disused stable building located within the Green Belt close to the main rural settlement of Clifton upon Dunsmore.
The stable building as indicated in its name is round and is a unique building. The building is structurally sound however is in need of some work.
The building has a wooden frame, with timber insert and the roof is a corrugated steel roof which has a gable section to it centrally allowing for an area of hay storage.
The building is situated next to a paddock. There are dwellings situated opposite the site but development along Lilbourne Road is sparse.
Proposal Description
The proposal is for the conversion of the barn/stable building into a residential dwelling. The conversion will see the existing wooden cladding board retained with new openings inserted for windows. The majority of the living space will be at ground floor which would consist of 3 bedrooms, bathroom, utility and an open plan lounge, dining room and kitchen.
The roof of the existing barn will be replaced with cedar shingle roof tiles and the breeze block wall surrounding the building will be rendered and painted to offer a more appealing finish.
Relevant Planning History
None
Technical Consultation Responses
Environmental Services – No objections subject to conditions
Ecology – No objections subject to informatives
Highways – No objections subject to conditions
Archaeology – No objections
Third Party Responses
Neighbours – No objections
Parish Council – No objections
Relevant Planning Policies and Guidance
Relevant Planning Policies and Guidance
Core Strategy
CS1 – Development Strategy
CS16 – Sustainable Design
Saved Local Plan Policies
E6 - Biodiversity
Assessment of Proposals
The determining issues to take into account in this case is the principle of the conversion of the barn to a dwelling in this Green Belt location, the impact on the character and appearance of the Green Belt and the impact on neighbouring amenities, biodiversity and highway safety.
The Principle of Development
The emphasis behind policy CS1, Development Strategy, within the core strategy is to direct development into the town centre via a hierarchical system which places the Countryside bottom but one above that of Green Belt land which sits at the bottom of this system. This site is located within the countryside therefore would be contrary to the policy; however the policy does state that where national policy allows the development it will be permitted. Within the National Planning Policy Framework (NPPF) section 55 states that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. It states that Local planning authorities should avoid new isolated homes in the Countryside unless there are special circumstances such as where the development would re-use redundant or disused buildings and lead to an enhancement to the immediate setting. As this proposal is for the conversion of a disused stable/barn which is able of conversionthe development would result in the improved appearance and maintenance of the building leading to an enhancement of the immediate setting. The development would therefore in principle be acceptable in the countryside complying with policy CS1 of the Core Strategy and also the guidance within the NPPF.
Character and Appearance
Policy CS16, Sustainable Design, of the Core Strategy 2011 states that development will be allowed where proposals are of a scale, density and design that would not cause any material harm to the qualities, character and amenity of the areas in which they are situated. The proposed conversion of the stable would not significantly alter the appearance of the building therefore keeping its unique appearance and not affecting the countryside setting. Taking this into consideration the proposed conversion of the Barn would help improve the appearance of the barn and would not have a significant impact on the openness and character of the countryside complying with policy CS16 of the Core Strategy 2011.
Neighbouring Amenities
Policy CS16 of the Core Strategy states that development will ensure that the amenities of the existing and future neighbouring occupiers are safeguarded. The proposed dwelling house would be located away from the main farm buildings and also any neighbouring property therefore would not impact on the neighbouring amenities that exist in the area comply with policy CS16 of the Core Strategy 2011.
Ecology
Saved Policy E6 of the Local Plan 2006 seeks to safeguard maintain and enhance features of ecological and geological importance, in particular priority habitats/species and species of conservation concern. The policy continues to state that developers will be required to take measures during the development process to prevent the disturbance of wildlife and to make provision for the protect and subsequent retention of natural features and necessary supporting habitats, such as ponds, hedgerows, ditches and trees which are to be retained. Where loss of habitat is unavoidable, adequate mitigation measures should be undertaken and only where this is not possible, adequate compensation measures should be implemented. The Ecological department at the County Council have assessed the proposal and found it unlikely that the building and proposals would affect any protected species however to ensure that notes are put on a decision notice notifying the applicants about the protected status of bats. Taking this into consideration the proposal is consideringbeing acceptable in terms of the impact that the proposal would have upon biodiversity therefore complying with policy E6 of the Local Plan 2006.
Environmental Services
Report prepared by:
Report Sheet