Garage and store building at The Barn, Bakewell

What was proposed

The application sought a detached single-storey stone building providing a private garage, workshop and storage ancillary to the dwelling.

“The application seeks permission for a detached single garage and workshop/store building for domestic residential use.”

“Planning permission is sought to erect a single storey stone outbuilding to provide garaging of a vehicle, and to provide workshop and storage areas incidental to the use of the main dwelling.”

Officer report

Site and surroundings

The site is within Bakewell Town Conservation Area, with a dwelling, garden, parking and an existing lawful storage shed near neighbouring properties.

“The application site lies off South Church Street, close to Bakewell Town Centre and within the Town Conservation Area. The property was converted to a dwelling in 2011/2012 and consists of two separate barns connected by a flat roofed glazed link extension.”

“A garden and parking area are located to the front of the dwelling, with access to the site along a private drive off South Church Street. To the eastern edge of the garden is a storage shed, which does not benefit from planning permission but has become lawful through the passage of time.”

Officer report

Earlier applications

The proposal followed a 2025 refusal for a garage and workshop and dismissal of the subsequent appeal, with amended design and positioning.

“This application follows the refusal of planning permission for a garage and workshop in 2025, and the dismissal of the subsequent Appeal.”

“The development now proposed seeks to overcome the reasons for refusal through amendment to the design and positioning of the building.”

Officer report

Officers’ recommendation

Officers recommended approval because the amended building was considered acceptable in design, conservation, residential amenity and highway safety terms.

“In conclusion, the proposed new building is of an appropriate scale, design and appearance in relation to the existing property and uses natural materials in keeping with the local building tradition.”

“Moreover, there would be no significant adverse impacts on the Conservation Area, the privacy and amenity of neighbouring dwellings or highway safety to warrant refusal of the application.”

Officer report

Public speakers

Two people spoke under the public participation scheme during the committee meeting.

Members’ discussion

Members discussed scale, distance, mass, neighbour impacts, the previous appeal, residential use and a preference for vertically panelled garage doors.

“Some Members had visited the site the previous day.”

“The following points were discussed: • Whether the proposal was deemed as overbearing was assessed, considering the impact on neighbours with regards to scale, distance, mass and form of development. • The use of the dwelling was residential. Lawful use of a dwelling includes holiday occupancy. • The requirement to demonstrate a need for an extension was not required with an open market residential use. • A previous proposal had been refused at Planning Committee.”

Minutes

Vote and decision

A motion to approve, subject to conditioning the garage detail, was proposed, seconded and carried, with five conditions recorded.

“A motion to approve the application, subject to the garage detail being conditioned, was proposed and seconded, put to the vote and carried.”

“That the application be APPROVED subject to the following conditions: 1. Standard 3-year time limit.”

Minutes