Barn conversion to dwelling at Agricultural Building (Bradley Villa), Lower Soudley

The site

The detached agricultural barn lies in open countryside beside fields and woodland, reached by a narrow track from the highway.

“The barn is a detached building situated outside of a defined settlement boundary, in the open countryside. The site is within the Parish of Ruspidge and Soudley.”

“The site is agricultural in nature and is bounded by fields and woodland. Despite there being properties to the north east of the site, the area is deeply rural with any properties being sporadically located.”

Officer report

What officers recommended

Officers recommended refusal because the replacement roof was considered substantial rebuilding and the isolated site would make residents reliant on private cars.

“In addition, given that the site is located within open countryside, more than 500m from the nearest settlement boundary, and with no safe and accessible services or facilities in the immediate area such as bus stops or shops, the future occupiers would be heavily dependent on the private motor vehicle, which represents the least sustainable mode of transport. As a result, the proposal is considered to constitute an unsustainable form of development.”

“In view of the site’s location within the open countryside, at a significant distance from the nearest settlement boundary and with no safe and accessible facilities or services in the immediate vicinity, future occupiers would be heavily reliant on the private motor vehicle, which represents the least sustainable mode of transport.”

Officer report

Consultation and support

The parish council and latest technical consultees raised no objection subject to conditions, while eight neighbours supported the proposal.

“Initial consultation – Objection. Latest consultation - No objection subject to conditions.”

“Initial consultation – Objection. Latest consultation - No objection subject to conditions.”

Officer report

Who spoke

The applicant’s partner spoke in support, with no objector, parish representative or ward member speaking.

Conditions discussed

The committee agreed conditions covering development rights, access, visibility, ecology, landscaping, biodiversity, drainage and other submitted details.

“The Chair advised the Committee that they need to discuss the conditions to be added, as it appears that the Committee are minded to approve this Application. The Planning Officer has details of potential conditions, therefore can he advise us of those, and we can consider if there are any additional ones required.”

“Removal of all Permitted Development rights for extensions, outbuildings and fences to ensure that we have control of the external appearance of the site. • Highways conditions which is to ensure the vehicular access is in accordance with the plans and the parking and turning area is approved in accordance with the plan.”

Minutes

The vote

Nine councillors voted for approval, one voted against and none abstained.

“The Chair summed up that they are voting to grant permission with the conditions, as noted in the meeting.”

“For (9) Councillors Sid Phelps, Beth Llewellyn, Andrew McDermid, Stuart Graham, Clayton Williams, Ian Whitburn, John Francis, Gill Moseley, Patrick Kyne Abstain (0) Against (1) Councillor David Wheeler Total (10)”

Minutes

Why the committee disagreed

Members considered the replacement roof a reasonable and proportionate measure and viewed the proposal as sustainable community housing.

“The Development Manager explained that Members need to look at the reasons given for refusal, which are that Officers do not consider that it is a conversion, and it will be built in the open countryside. Therefore, it is suggested that Members look at these reasons and then advise why they reach a different conclusion.”

“Councillor Moseley advised that as a Committee, they are entitled to take a different view to Officers and on this occasion, the view is that the replacement roof was a reasonable and proportionate measure to maintain the existing building.”

Minutes