Traditional barn conversion at Holywell Farm, Ratby, Leicester

What was proposed

The application sought permission to convert Barn A, a traditional barn, into a dwelling, raise part of its roof, add windows and demolish rear Dutch barns.

“Proposal: Conversion of traditional barn into a dwelling…”

“Recommendations 1.1. Grant planning permission subject to: • Planning conditions and notes to applicant outlined at the end of this report • That the Assistant Director Planning and Regeneration be given powers to determine the final detail of planning conditions. Planning application description 2.1. The application seeks full planning permission for the conversion of a traditional barn into a dwelling (specifically Barn A) at Holywell Farm, Desford Lane, Ratby. 2.2.”

Officer report

The site and surroundings

The site is a farm complex in open countryside, with a scheduled Iron Age hillfort nearby and public rights of way around the access and building.

“Description of the site and surrounding area 3.1. The application site is located within the designated open countryside to the west of the settlement boundary of Ratby, within the National Forest and Charnwood Forest. Ratby is a Key Rural Centre located on the periphery of Leicester.”

“The application site consists of the existing Holywell Farm farmhouse alongside a number of outbuildings and a number of agricultural fields. The outbuilding subject to the application is situated immediately to the north-west of the access track. The Holywell Farm site contains the Scheduled Monument, Bury Camp, an Iron Age hillfort which is located approximately 160 metres north-west of the application site.”

Officer report

Earlier planning decisions

Earlier permissions allowed conversion of outbuildings into dwellings, while a 2025 application for works to an outbuilding was refused.

“03.09.2007 09/00102/FUL • Extensions and alterations to dwelling • Planning Permission • 14.04.2009 13/00719/FUL • Subdivision of existing dwelling into two dwellings • Planning Permission • 11.12.2013 14/00206/FUL • Conversion of existing outbuilding to form dwelling together with works to outbuilding to form ancillary accommodation • Planning Permission • 08.09.2015 16/00220/FUL • Temporary siting of mobile home unit to be removed upon first occupation of previously…”

“Subdivision of the existing dwelling into two dwellings • Planning Permission • 18.08.2025 25/00993/FUL • Works to outbuilding to form dwelling • Refused • 18.08.2025 26/00245/FUL • Works to outbuilding to form ancillary accommodation • Pending consideration…”

Officer report

Consultation and objections

Most consultees raised no objections or supported the proposal subject to conditions, while Ratby Parish Council objected over countryside, sustainability, biodiversity and precedent.

“Consultation 6.1. At the date of publication of this report, no representations have been received from the below consultees: • Charnwood Forest; • National Grid; • Severn Trent. The following consultees raise no objections: • LCC Minerals; • National Forest. 6.3.”

“Ratby Parish Council have objected to the scheme for the reasons summarised below: • The proposal represents inappropriate and unsustainable development within the open countryside and is contrary to the development plan; • The proposal would result in an urbanising effect that would cause significant harm to the intrinsic value, beauty, open character and landscape character of the countryside; • The erosion of openness and tranquillity would be harmful to the character of…”

Officer report

Who spoke

The applicant spoke to the committee.

The committee decision

Councillor Lynch moved the proposal, Councillor Cook seconded it, and the committee unanimously granted permission subject to the stated conditions and notes.

“It was moved by Councillor Lynch, seconded by Councillor Cook and unanimously…”

“(i) Permission be granted subject to the conditions and notes to applicant outlined in the officer’s report;”

Minutes