Agenda item

Some Members had visited the site the previous day.

The Planning Officer presented the report and outlined the reasons for refusal as set out in the report. 

The following spoke under the public participation at meetings scheme:

·         James Smith – Applicant

·         Emma Smith – Applicant

·         Nick Marriott – Agent

Members discussed the proposed extension and the siting of the solar panels.  There was concern that the new extension would be observable to members of the public due to the barn being sited in a prominent position in the landscape.  Members were not against the use of the solar panels but were concerned about the location of the solar panels and discussed whether there could be a ground mounted solar panel array or other ways of reducing the visible impact.  It was agreed there was a balance to be had between balancing national park objectives against climate change objectives. 

A motion to refuse the application was proposed, seconded, voted on and lost.

The Planning Officer shared a list of conditions with Members.  Two additional conditions were added to the original list and these covered the specification for the solar panels and one covering the updated ecology report and the recommendations which included some additional mitigation.

A motion to approve the application subject to an additional two conditions to be added was moved, seconded, voted on and carried.

RESOLVED:

That the application be APPROVED subject to the following conditions:-

1. The development hereby permitted shall be begun within 3 years from the date of this permission.

2. The development hereby permitted shall not be carried out otherwise than in complete accordance with the amended plans: 2105-04 Rev F PROP Site Plan; PROP Floor Plans 2105-5 Rev D; 2105-06 Rev D PROP Elevations, subject to the following conditions or modifications.

3. The development hereby approved shall be undertaken in complete accordance with the Written Scheme of Investigation dated 02-05-2024 approved under NP/DIS/0324/0335 and the recommendations of the Historic Building Recording 2024/125 approved under NP/DIS/1124/1278. The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the archaeological Written Scheme of Investigation approved under condition (a) and the provision to be made for analysis, publication and dissemination of results and archive deposition has been secured.

4. The conversion hereby approved shall be carried out entirely within the shell of the existing building.  No part of the building shall be rebuilt without the prior written consent of the National Park Authority.

5. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 (or any order revoking or re-enacting that Order) no alterations to the external appearance of the dwelling shall be carried out and no extensions, porches, ancillary buildings, solar pv panels, gates, fences, walls or other means of boundary enclosure shall be erected on the site without the National Park Authority's prior written consent.

6. The existing access to Hall Lane shall be modified in accordance with the approved plans before the dwelling is first occupied, laid out, constructed and maintained in perpetuity free from any impediment to its designated use.

7. The entire site frontage shall be cleared, and maintained thereafter, clear of any obstruction exceeding 1m in height (0.6m in the case of vegetation) relative to the road level for a distance of 2m into the site from the nearside carriageway edge in order to maximise the visibility available to drivers emerging onto the highway.

8. The proposed area of hardstanding within the curtilage of the application site shall be used for the parking and manoeuvring of vehicles clear of the highway and shall be maintained free of any impediment to its designated use.

9. Before any hard landscaping is carried out a detailed scheme for hard landscaping (including walling and ground surfacing) shall be submitted to and approved in writing by the National Park Authority. Once approved, any walling or surfacing shown on the approved plan shall be completed before the building is first occupied.

10. Before any work commences on external lighting, a lighting scheme shall be submitted to an approved in writing by the National Park Authority. Thereafter any external lighting shall be in full accordance with the approved scheme.

11. The recommendations in section E of the submitted Bat and Barn Owl Survey Report by WDEC Environmental shall be fully adhered to. 

12. Before the dwelling hereby approved is first occupied, two swallow nesting cups shall be installed on the building in a suitable sheltered location under an overhanging eave. If this is not possible then two Swallow nest cups shall be placed in a Swallow terrace high up on one of the gable ends of the building.

13. The development shall be undertaken in complete accordance with Section E of the updated Bat Survey Report, Supplementary Bat Roost Appraisal (Plus: Breeding Bird Assessment) by WDEC (October 2024). A single bat box and single outdoor barn owl nest / roost box shall be installed on the building in accordance with the recommendations of Section E prior to first occupation of the dwelling.

14. Works should be undertaken outside of the nesting bird season (March-August), unless preceded by a nesting bird check (including Barn Owl) by a suitably qualified ecologist.

15. Before the dwelling if first occupied, details of the air or ground source heat pump shall be submitted to and approved in writing by the National Park Authority. Thereafter the air or ground source heat pump shall be installed in full accordance with the approved details before the dwelling is first occupied.

16. The roof of the main barn shall be clad in accordance with the natural local gritstone slate sample approved under NP/DIS/1124/1278. The gritstone slates shall be laid in diminishing courses in the traditional manner, before the dwelling is first occupied. 

17. All new stonework on the new lean-to shall be natural limestone, laid and pointed to match the existing.

18. The rooflights on the lean-to shall be true conservation rooflights, fitted flush with the roof slope.  Before work commences on the rooflights, full details shall be submitted to and approved in writing by the National Park Authority. Thereafter the roof lights shall be installed in full accordance with the approved details.

19. The roof verges shall be flush cement pointed, with no barge boards or projecting timberwork.

20. All soil vent pipes shall be completely internal.

21. The metal flue pipe shall be painted matt black at the time of erection and shall be permanently so maintained.

22. The rainwater goods shall be cast metal, painted black.  The gutters shall be fixed directly to the stonework with brackets and without the use of fascia boards. There shall be no projecting or exposed rafters.

23. The external finish of the timber doors and windows on the stone barn shall be in accordance with details approved under NP/DIS/1124/1278. Prior to the erection / provision of any timberwork on the lean-to extension, a detailed scheme for the external finish of the timberwork shall be submitted to and approved in writing by the National Park Authority. The development shall thereafter be carried out in accordance with the approved specification and the timberwork shall be permanently so maintained.

24. All window and door frames shall be recessed a minimum of 150 mm (approximately 6 inches) from the external face of the wall.

25. The pointing to all new external stonework shall be bag or brush-rubbed and slightly recessed from the external face of the stonework.

26. Prior to the installation of the solar panels, a detailed scheme for their precise siting, size, appearance including finish, and method of fixing shall be submitted to and approved in writing by the National Park Authority.