Barn to home conversion at Development Site At Sx 810 395 (Middlecombe Barn), Beeson

What was proposed

A barn conversion to a dwelling was proposed, with officers finding the location acceptable due to the obscured landscape and the principle of conversion already accepted.

“Isolated location but re-use of traditional building. • Principle of conversion previously accepted. • Proposal meets Barn Guide advice for conversion design. • Landscape impact acceptable due to obscured location. • Additional dwelling with local connection. • No technical objections. • Overcomes previous refusal/appeal dismissal.”

Minutes

Officers' further detail

Officers said the scheme removed roof lights raised at appeal and that highways had no issue with the proposed parking area.

“In response to questions raised, it was reported that: • The field was owned by the applicant. • This application meets the criteria that supports an unsustainable location. • Cannot find official status of the path, however on the site visit there was a sign saying it was a public footpath.”

“The report comprehensively covers this proposal being acceptable in terms of the South Devon National Landscape. • This was an existing agricultural building, and further certain work can be undertaken without the need for planning permission. • Devon County Council Highways raised no issues with the parking area. A radius of 4.6 metres was recommended, and this parking/turning area was 10 x 5 metres.”

Minutes

Support for the application

A supporter said the barn was structurally sound for conversion and the Inspector's only previous objection, about bedroom design, had been omitted from the scheme.

Ward member's objection

A statement for the ward member said the Inspector had found the location unsustainable regardless of the dwelling, and the harm outweighed the scheme's benefits.

“Local Ward Member: A statement was read out on behalf of Councillor Julian Brazil. Attention was drawn to paragraphs 5 and 9 of the appeal report. This conclusion was not altered by the lack of a 5-year land supply. It would still be an unsustainable location. Neither does the removal of the two additional buildings on site. The Inspector was quite clear this was an unsustainable location whatever the dwelling.”

“They were not persuaded that the appeal proposal represents the optimal viable use of the appeal building as set out in Paragraph 80 (b). There was no evidence that alternative uses for the building have been considered or actively pursued. Against this background, the moderate benefits of the scheme do not outweigh the harm as outlined in the spatial strategy, the AONB and the Undeveloped Coast.”

Minutes

Members' debate

Members debated the loss of dark skies and wildlife against the benefits of reusing a heritage building, noting the Inspector's design objections had been addressed.

“During the debate: • There would be a loss in the dark skies. • Concerns on the road leading to this application and the sustainability of this site and whether an emergency vehicle could access the site. • There were benefits of maintaining old heritage buildings but could see this as just another holiday place at the detriment to the much-needed affordable housing. • Unless we find uses for barns and heritage assets they would start to disrepair.”

“The conditions proposed do restrict the use. • There would be a disturbance for wildlife and element of light spill but this needs to be looked at on own merits.”

Minutes

What was decided

The committee supported the officer's recommendation and granted conditional approval, with conditions on lighting, ecology and a local connection restriction.

“It was then PROPOSED and SECONDED to support the officer’s recommendation.”

“Conditions: Standard time limit Accord with plans Construction Management Plan- PTC Self-build condition Removal of PD rights Local connection restriction Soft landscaping scheme to be provided Stonework repairs to match existing Flue to be a dark, matte finish, no higher than shown Details of materials to be provided prior to installation Access track to be installed prior to occupation, retained and maintained Parking to be installed prior to occupation Accord with…”

Minutes