Historic barn dwelling at Land To The West Of Stockland C Of E Primary School, Stockland

“The site is located to the south of the village of Stockland, to the west of Stockland Primary School. It lies outside of any defined settlement boundary and is thus in the open countryside. It is within the Blackdown Hills National Landscape.”

“There is an existing field gate in the northwest corner of the field within which the building is located which provides access onto an unclassified public highway. Whilst this was previously the proposed access to the site it is not included within the site subject to this revised application. To the northwest of the site, on the opposite side of the unclassified highway, lies the grade I listed St Michaels and All Angels Church and its graveyard.”

“In the absence of a safe vehicular access route outside the high risk flood zones 2 and 3 and outside an area at risk of surface water flooding, the proposal fails the sequential test and is therefore contrary to the advice contained in paragraph 47 of Planning Practice Guidance, Policies D1 (Design and Local Distinctiveness) and EN21 (River and Coastal Flooding) of the East Devon Local Plan and paragraphs 173 through to 175 of the National Planning Policy Framework.”

“Due to its character and appearance it is considered that the proposed dwelling would be harmful to the setting and therefore the significance of the adjoining Grade I listed St Michael's and All Angels Church and whilst this harm would be less than substantial, the public benefits that would arise from providing a dwelling in this unsustainable location do not outweigh that harm.”

“The applicant suggests that there is a fall back position to this application whereby an application could be made to convert the existing barn building to form a dwelling rather than rebuild it, so that the proposal could accord with LP Policy D8. This argument is supported by a letter from a Structural Engineer indicating that the existing structure is in a suitable condition to be converted to habitable accommodation.”

“Conclusion The proposed dwelling offers minor benefits including making a small contribution to housing supply, providing economic activity during its construction and the small degree of support which occupants would provide to the limited services within Stockland.”

“Members considered that the development complies with Paragraphs 83 of the National Planning Policy Framework which supports sustainable growth and development in rural areas. While Members acknowledged the harms identified in the officer report, including the site’s unsustainable location, they concluded that these harms were outweighed by the benefits of the scheme, namely the delivery of an additional dwelling, its contribution to local housing supply, and the assistance…”

“RESOLVED: Approved contrary to officer recommendation subject to conditions to be agreed with the Chair and Ward Member(s) to include the following: • Landscaping scheme which seeks to provide appropriate visual mitigation between the site and the church.”

“Prior to commencement of development, a copy of the Environmental Permit issued by the Environment Agency for the proposed package treatment plant shall be submitted to the Local Planning Authority. The package treatment plant shall then be installed in accordance with the approved details and retained and maintained as such for the lifetime of the development. • No connection to the mains sewer at any time.”