Extended family dwelling at Rose Cottage, Minehead

What was proposed

The application sought retrospective permission to convert an agricultural barn beside Rose Cottage into an extended family dwelling with disabled access.

“The application seeks planning permission for the conversion of an existing agricultural storage barn located next to Rose Cottage, to form an extended family dwelling. The proposal includes internal alterations, external changes, installation of rooflights, and associated access, parking, and drainage arrangements. As the sewage treatment plant, which also serves Rose Cottage, has already been installed, the application has been submitted retrospectively.”

Officer report

The site

The single-storey barn lies west of Simonsbath within a group of buildings, with agricultural land nearby and access from the main road.

“The site comprises an existing agricultural building located within a small group of buildings associated with Rose Cottage, positioned on the edge of the settlement of Simonsbath within Exmoor National Park.”

“The site lies to the west of the village, with agricultural land to the north, residential properties to the south‑east, and open fields extending further west. Access is taken from the main road, leading into a private courtyard which provides vehicle parking. The building is single storey in form.”

Officer report

Earlier site history

Earlier permissions covered agricultural stores in 1969 and 1972, and a conservatory and outbuilding conversion in 2011.

“Pre-commencement conditions agreed: n/a Relevant History 75331 Decision: Approved Decision Date: 09/07/1969 Proposed erection of a general purpose agricultural store building, tractor and implement shed at Exmoor House Farm, Simonsbath, as described in the plans and drawings submitted 75331/A Decision: Approved Decision Date: 14/06/1972 Proposed erection of a general purpose agricultural store building, tractor and implement shed at Exmoor House Farm, Simonsbath, as…”

Officer report

Officers’ recommendation

Officers recommended refusal because a Section 106 agreement was needed to secure qualifying occupants and keep the dwelling tied to Rose Cottage.

“Consequently, a Section 106 Agreement would be necessary to ensure the development complies with Policy HC-D5 and, in other words, to make the development acceptable in planning terms. It would be directly related to the development proposed, because it would control the occupancy of the dwelling and prevent the Extended Family dwelling being sold separately from Rose Cottage to ensure it accords with the Policy, and, as such, it would be fairly and reasonably related in…”

“The Section 106 Agreement would provide strict legal certainty in relation to controlling occupancy and to tie the dwelling to the main house to accord with Policy HC-D5. Unlike conditions, the Section 106 Agreement would run with the land and bind future owners and occupiers of the proposed dwelling and Rose Cottage.”

Officer report

The main planning issue

The proposal was acceptable on design, living conditions, highways, flood risk, sewerage and most ecological matters, but lacked the required legal occupancy restrictions.

“Overall, the proposed development has demonstrated compliance with a number of relevant policies of the Exmoor National Park Local Plan, including those relating to design, landscape impact, highways, flood risk, dark skies, and ecology, subject to appropriate planning conditions.”

“However, Policy HC‑D5 requires that extended family dwellings are secured through a planning obligation to ensure that occupancy remains restricted to qualifying persons and that the accommodation remains tied to the principal dwelling. In the absence of a completed Section 106 agreement to secure these requirements, the Local Planning Authority cannot guarantee that the development would function as an extended family dwelling.”

Officer report

Consultation responses

The parish council supported the application subject to restrictions, while the ecologist objected over biodiversity net gain and identified ecological conditions.

“Consultee Representations ENPA Ecologist – Object: I am objecting to this application on the basis that it has wrongly been stated that the development is not subject to Biodiversity Net Gain due to the de minimis exemption.”

Officer report

Residents’ views

No letters of representation were received.

“Representations Total – Objections Total – Support Total – No Objections 0 0 0 Summary of comments: No letters of representation have been received.”

Officer report

Who spoke

The committee heard from a parish council representative, the agent and the applicant.

Conditions imposed

The conditions controlled ecological measures, nesting birds, qualifying occupants, connection to Rose Cottage, permitted development and external lighting.

“Item 3 – Page 6 2. The development hereby approved, shall be carried out in accordance with the recommendations within Section 5 of the Ecological Assessment for Bats and Breeding Birds, Report Number: KB24/157v2.0, Dated: 21/01/2026.”

“Item 3 – Page 7 the dwelling are controlled in the interests of the housing stock within the National Park and its Local Plan housing strategy. Prior to the installation of external lighting on the building, a "lighting design strategy for bats" shall be submitted to and approved in writing by the Local Planning Authority.”

Minutes