Roof tile replacement at 2 Uplands Farm Barns, Wellsway, Keynsham

What was proposed

The application sought listed building consent for external alterations, including replacing roof tiles at two farm barns.

“Consent is sought for external alterations for the replacement of roof tiles and associated works at nos. 2 and 3 Upland Farm Barns.”

Officer report

The site

The site is a farmyard with six historic, curtilage-listed barns associated with a Grade II listed farmhouse.

“REPORT The site comprises a variety of agricultural barns and buildings historically associated with the Grade II listed building, Uplands Farmhouse.”

“The site currently consists of a farmyard which includes six historic barns. The barns are late 18th century in origin and are "curtilage listed" by virtue of their association with the Grade II listed farmhouse to the south of the site. Permission was granted in 2014 for internal and external works to convert the barns into residential use.”

Officer report

Officers’ assessment

Officers found harm to the listed buildings from losing the tiles’ age-related character, with no public benefit to outweigh it.

“The application proposes the replacement of all tiles to both properties. The application advises that since first occupation in 2017 following the conversion of the barns, a number of tiles have failed requiring maintenance and replacement and that there are further tiles now considered to be at the end their natural life.”

“In such circumstances Paragraph 215 of the NPPF requires that any harm be weighed against the public benefits of the proposal, including securing the optimum viable use of the building. The building is currently in use as a dwelling and the application has not demonstrated that this is at risk if consent were not to be granted. It is considered that no public benefit has been demonstrated that would outweigh the harm identified.”

Officer report

Ecology information

Officers said roof works could affect protected species, but no ecological appraisal was submitted to assess those possible impacts.

“Policy NE3 of the Local Plan Partial Update has regard to Sites, Species and Habitats and states that development which results in significant harm to biodiversity will not be permitted. For all developments, any harm to the nature conservation value of the site should be avoided where possible before mitigation and/or compensation is considered.”

“Given the surrounding habitat and rural location of the site it is considered there is a likely prospect of protected species being present and a reasonable likelihood they would be impacted by the proposed works to the roof. A preliminary ecological survey was requested but was not submitted. As such there is insufficient information for the potential impacts on habitats/species to be assessed.”

Officer report

What councils said

Compton Dando Parish Council objected to replacing the original tiles, while Keynsham Town Council supported the application.

“Compton Dando Parish Council UNANIMOUSLY OBJECT to the applicaon because it is felt that the original roof tiles should be used and similar sourced for any broken ones, as this is a listed building and highly visible.”

“There are no planning reasons to object to this application: - Keynsham Town Council consider that the proposal is in accordance with Bath and North East Somerset Council Policies D1 - D6 of Bath and North East Somerset adopted Placemaking Plan 2017 and Local Plan (Core Strategy) Partial Update Jan 2023.”

Officer report

Who spoke

There were no public speakers; the planning officer introduced the report and confirmed the recommendation to refuse.

Members’ discussion

Members discussed possible bats, partial tile replacement, heritage protection, missing justification and differing parish council views.

“In response to Members’ questions, it was confirmed: 1. The impact on ecology was due to the possible presence of bats and other species in the crevices of the roof tiles. This was likely as the site was 400m away from sites of nature conservation interest. The applicant had been requested to submit an ecological survey, but this had not been received and in the absence of this information the application could not be legally permitted. 2.”

“Cllr Jackson noted that Keynsham Town Council and Compton Dando Parish Council had expressed different views on the application and stated that in the absence of any justification for the replacement of the roof, she was minded to support the motion to refuse.”

Minutes

The committee’s vote

The motion to refuse was carried unanimously, with eight members in favour and none against.

“On voting for the motion, it was CARRIED (8 in favour and 0 against - unanimous).”

Minutes

What was decided

The committee refused the application for the reasons set out in the officer report.

“RESOLVED that the application be refused for the reasons set out in the report.”

Minutes