Single dwelling conversion at Blacksmiths Arms, Plymtree

“Site Description and Proposal: The site comprises a detached outbuilding and adjoining former stables located to the rear of The Blacksmiths Arms in central Plymtree, accessed via the existing driveway serving Yew Tree Cottage. The buildings are single-storey, of rendered masonry and timber-clad construction, set within hardstanding and a small area of low-value amenity grass, with no trees or hedges affecting the proposal.”

“Trump Headstone Approximately 4 Metres North of the Chancel of the Church of St John – Grade II Listed Building. • Poller Chest Tomb Approximately 1.5 metres North of the Nave of the Church of St John – Grade II Listed Building. • Church of St John the Baptist – Grade I Listed Building. • Lyche Gate, Churchyard Wall and Raised Pavement to South and West of Churchyard – Grade II Listed Building. • Churchyard Cross – Grade II Listed Building.”

“- Ref: 22/1641/VAR - Variation of Condition no.3 (Occupation) on application 18/2537/FUL – Approved – 17/08/2023.”

“- Ref: 05/2369/FUL - Erection of new dwelling, demolition of store/outside toilet block, erection of new store/toilet block inc. disabled and formation of car park – Refused – 26/10/2005.”

“25/1191/FUL The development would reuse existing buildings, improve their appearance, and deliver a modest contribution to housing land supply in a sustainable village location. The scheme would not result in any unacceptable impacts on neighbouring amenity, highway safety, heritage assets, ecology or drainage, and proportionate biodiversity enhancements can be secured by condition.”

“CONCLUSION The proposal represents the change of use and associated works to existing outbuildings, including alterations, partial demolition and partial rebuilding, to form a single self-build dwelling within the village. The design changes are modest and appropriate to the setting, and the development would not give rise to unacceptable impacts on neighbouring amenity, highway safety or the character of the area.”

“Technical Consultations - Historic England - No comments. They are not offering advice on this application and suggest relying on the Council’s own conservation and archaeological specialists. They note their lack of comment should not be taken as support or objection, and they do not need to be re-consulted unless the proposals materially change.”

“- District Environmental Health - No objections, subject to conditions. They note the proximity to residents and require restricted construction hours, no burning on site, and advise the applicant to follow the Council’s Construction Sites Code of Practice to minimise impacts.”

“Representation 1 – Plymtree Parochial Church Council (PCC): The PCC supports the application in principle, describing it as an appropriate reuse of existing buildings. However, it raises concerns regarding the north-facing window adjacent to the Grade I listed churchyard. Specific clarification is sought on the window’s height, dimensions, glazing, opening mechanism, and potential light spill, given the churchyard’s use for quiet reflection and burials.”

“25/1191/FUL Officer Response: The support expressed for the proposal is noted. The PCC’s concerns regarding the north-facing window, potential overlooking, light spill and the relationship with the Grade I listed churchyard are addressed through the heritage and design assessment, and the amendments and conditions recommended by the Conservation Officer resolve these matters.”

“The residential unit ('unit') in the development hereby permitted shall be constructed as a self-build dwelling within the definition of self-build and custom build housing in the Self-build and Custom Housebuilding Act 2015 Act:”

“No part of the dwelling hereby approved shall be occupied until details of secure, covered cycle storage for a minimum of two bicycles have been submitted to and approved in writing by the Local Planning Authority. The approved cycle storage shall be fully installed prior to first occupation and thereafter retained for its intended purpose.”

“Location: Blacksmiths Arms, Plymtree, EX15 2JU.”

“RESOLVED: Approved with conditions in accordance with officer recommendation.”