One self-build dwelling at Land And Buildings At North Green Farm North Green Kelsale Cum Carlton

What was proposed

The application sought one single-storey, two-bedroom self-build dwelling with parking, landscaping and a new access onto Town Farm Lane.

“The applicants have sought planning permission for the construction of one self-build dwelling. The proposed dwelling will be single storey and follow a similar design to a agrarian outbuilding with pitched pantiled roofs, dark horizontal weatherboarding, dark framed windows/doors and red facing brick plinth.”

“The proposed dwelling will have 2 bedrooms, a rear amenity space to the north-east and parking and turning area to the south-west in the form of a gravel drive creating a new vehicular access onto Town Farm Lane. Timber post and rail fence and hedgerows/shrub planting will delineate the curtilage of the site. 28”

Officer report

The site and surroundings

The site lies outside a settlement boundary in the countryside, beside a grade II listed farmhouse, historic outbuildings and a public right of way.

“The application site is a parcel of land on the western extremity of the wider site that accommodates the grade II listed North Green Farmhouse and curtilage listed outbuildings. The site is located within the parish of Kelsale cum-Carlton but outside of any defined settlement boundary and therefore in planning terms is located within the countryside.”

Officer report

What officers recommended

Officers recommended refusal because the dwelling would harm the listed farmhouse setting, the local cluster and designated habitats.

“The principle of development is contrary to adopted Local Plan policy. The proposed development will have an adverse impact upon the setting of North Green Farmhouse, a grade II listed building and will have adverse impact upon the character of the area/cluster, 37”

“The impact of the construction of the new dwelling within the curtilage of the listed farmhouse, in close physical proximity to it and within the historic grouping of farmhouse and farmstead will give rise to adverse effects on the listed farmhouse. This proposal alongside the adjacent consents brings a cumulative impact of growing urbanisation of a very rural historic farmhouse setting.”

Officer report

What people said

Two objections raised concerns about harm to the listed setting and whether construction would follow approved plans.

“Two third party comments of objection have been received. In summary, concerns raised included the potential harm the proposed dwelling would have on the listed setting and historic character of the grade II listed North Green Farmhouse and its curtilage listed outbuildings. There were also concerns that the final construction would not comply with the approved plans if consented.”

Officer report

Who spoke

An objector and the ward councillor spoke against the proposal, supporting refusal because of its rural character, heritage setting and limited infrastructure.

What members debated

Members discussed whether the site was suitable infill, then heard that heritage harm outweighed other considerations and agreed with the officers and speakers.

“The Planning Manager noted that while the hamlet must comply with cluster policy requirements, the key issue was the impact on the listed building, which outweighed other considerations. Although the site might otherwise be viewed as suitable infill development under Policy SCLP 5.3, this was negated by the heritage constraints.”

Minutes

The committee vote

The committee resolved, on a proposition and seconder, that the application be refused.

“On the proposition of Councillor Pitchers, seconded by Councillor Gee…”

“That the application be REFUSED. The reasons for the decision to refuse permission are: Planning permission has been sought for the construction of 1 no. single-storey self-build dwelling at Land and Buildings at North Green Farm North Green Kelsale Cum…”

Minutes

Why permission was refused

The committee found moderate heritage harm, an unsustainable location and insufficient habitat mitigation, with adverse impacts outweighing the benefit of one dwelling.

“Carlton Suffolk. The impact of the construction of the new dwelling within the curtilage of the listed farmhouse, in close physical proximity to it and within the historic grouping of farmhouse and farmstead will give rise to adverse effects on the listed farmhouse. This proposal alongside the adjacent consents brings a cumulative impact of growing urbanisation of a very rural historic farmhouse setting.”

“The works undertaken have caused a demonstrable adverse impact to the historic environment and character of the site, and the result of those works in an unsustainable location has significantly and demonstrably outweighed the benefits of establishing one new dwelling, when assessed against the policies in the NPPF (2024) taken as a whole, which seek to direct development to sustainable locations and securing well-designed places.”

Minutes