Agenda item
23/03347/FUL Barn Adj to 11 Farmhouse Close, Stanton Harcourt.
Minutes:
Elloise Street, Planning Officer, introduced the application for a conversion of agricultural barn to a single dwelling and the addition of a single storey extension and associated works (amended description and plans).
The Planning Officer drew the Sub-Committees’ attention to the Additional Representation Report and raised the following points:
- There was an additional comment from ERS on contaminated land in the supplementary pack and a contamination condition was requested to be added should any contamination be found.
- Stanton Harcourt Parish Council raised an objection to the Listed Building application and as per the scheme of delegation, the Listed Building Consent was required to be determined by the Committee should Officers views be contrary to the Parish Council.
- The location plan of the site was shown in red and the application site related to an existing curtilage listed barn and was locally listed. The addition of a single storey extension was to allow the addition of a bedroom to facilitate the conversion to a single dwellinghouse.
- The existing barn was currently split into 3 equal sections which was to transfer through to the dwellinghouse. The proposed dwellinghouse was to retain the form of the existing barn in relation to the eaves line and roofline. The barn conversion was also to have a small extension to the south which would be 3m in width and 4m in length and would provide space for a bedroom. The proposed extension was to be of a pitched roof nature and was to be 2.6m to the eaves with an overall ridge height of 4m.
- The existing barn was to be converted to consist of a living space, kitchen, bathroom and storage area. There would be two conservation rooflights on the south-eastern elevation and one conservation rooflight on the north-western elevation. The south-eastern elevation would consist of a new window and a double set of doors.
- The existing field gate was to be removed to facilitate the new parking for the dwellinghouse. The proposed dwellinghouse was to have 2 parking spaces in accordance with OCC highways. The existing concrete block wall was to be removed to facilitate the parking and a turning circle and to be replaced with a 1.2m close boarded fence. The full outside space for the dwellinghouse was to be a gravelled to provide a courtyard garden for a 1-bedroom dwelling.
- The modern 20th century separating walls were to be removed to facilitate the internal works to the barn. The existing saddlestones and posts were to be retained and were to be inside the new external wall of the dwellinghouse. In addition, the existing foundations were to be underpinned along the roadside.
- Officers considered the scale and design complied with Policy OS4 of the West Oxfordshire Local Plan 2031 which stated that new development should respect the historic, architectural and landscape character of the locality, contribute to local distinctiveness and where possible, enhance the character and quality of the soundings.
- Officers also took into account that the proposal was considered to be acceptable on its merits and complied with Policies OS2, OS4, H6, T4, EH9, EH10, EH11, EH16, EH3, E3, EH7 of the West Oxfordshire Local Plan 2031, the relevant paragraphs of the NPPF and the West Oxfordshire Design Guide 2016.
- The site fell within the Stanton Harcourt and Sutton Conservation Area and officers found that the proposed works would respect the special qualities and historic context of the Conservation Area and would maintain the appearance of the heritage asset given the nature of what is proposed and its location.
- The WODC Biodiversity Officer was consulted on the application to ascertain the impact of the proposed conversion on any species in the vicinity. Results from the bat emergence surveys confirmed that there was one feeding roost of common pipistrelle and soprano pipistrelle as well as one day roost of one brown long eared bat within the barn. As a result of the development these roosts would be permanently lost. It was considered that that the conservation significance of the roosts was low. As a result, a licence from Natural England would be required in order for works to proceed lawfully.
- There were no other constraints to consider as part of this application and planning officers were satisfied with the appropriate measures.
The Chair then invited the Sub-Committee to ask any questions of clarification which raised the following points:
- It was to be noted that this development was considered on its own merit. However, given that there were similar barn conversions in the area, namely Blackditch Farmhouse (under different ownership) and another similar barn conversion in the area.
- Regarding Policy T1 and cross ground with neighbouring parking, access and clarification of parking was provided. Highways were consulted and there were no issues with highway safety.
- One Councillor agreed with the Parish Council and suggested that the wood burner would affect the air quality and felt that the plans could have been improved. However, this he felt was not a strong enough reason to refuse the application.
- Another Councillor suggested that the extension would encroach on the neighbouring property. The Officer confirmed that the law stated that you could build up to the property line and that the applicant had agreed to work out any possible maintenance issues with the neighbouring property.
Councillor Harry St. John proposed the application be approved in line with officer recommendations and this was seconded by Councillor Adrian Walsh. It was put to a vote and the outcome was as follows: 12 voted in favour, 0 voted against and there was 1 abstention; therefore, the vote was carried.
The Sub-Committee Resolved to:
- Approve the application on the grounds that the application was considered acceptable on its merits and complied with Policies OS2, OS4, H6, T4, EH9, EH10, EH11, EH16, EH3, E3, EH7 of the West Oxfordshire Local Plan 2031, the relevant paragraphs of the NPPF and the West Oxfordshire Design. However, subject to the conditions in Section 6 of the report and in the supplementary pack.