Three barn dwellings at Stakers Farm, North End Road, Yapton

What was proposed

The application sought three barn dwellings, a car barn, a garage/workshop, demolition, landscaping, parking and an upgraded access track.

“DESCRIPTION OF APPLICATIONThe application seeks to convert and alter 3 barns to create 3. dwellings. It includes the erection of a detached car barn and garage/workshop for Stakers Farmhouse and upgrades to the existing access with associated landscaping and parking. TOPOGRAPHYPredominantly flat. TREESNone affected by the development. BOUNDARY TREATMENTFlint wall on the south-western boundary and low flint wall to the north-east bounding the area of Stakers Farmhouse.”

Officer report

What officers recommended

Officers recommended approval because reusing the barns would preserve heritage assets and reduce existing surface-water flows despite conflict with drainage policies.

“Para 11(c) of the NPPF states that development should be approved without delay where is accords with the Plan. In this instance the proposal does not accord as there is conflict with drainage policies. This application ultimately falls to be determined against paragraph 11d of the NPPF i.e. the presumption in favour of sustainable development.”

“However, the risk of flooding at the site is mitigated as a result of the betterment to the existing drainage connection which will reduce the surface flow rate and seek to reduce flood risk at the site.”

Officer report

What consultees said

Highways, Environmental Health and Ecology raised no objections subject to conditions, while drainage and conservation officers identified concerns.

“Environmental Health - No objections subject to conditions relating to contamination and hours of construction.”

“Conservation Officer - At present, whilst the development is generally acceptable, there are concerns that the proposals detract from the character and significance of the former agricultural buildings. These issues could be easily dealt with in order to achieve a satisfactory development. The proposed garage and new cobble driveway do not cause harm to the significance of the heritage assets or their setting.”

Officer report

Who spoke

The agent spoke about the application at the committee meeting.

What members debated

Members focused on flooding and discharging surface water into the foul sewer, while officers explained the proposed storage and controlled release system.

“Members raised concerns regarding the proposed drainage arrangements for the development. Councillor Lury referred to the officer’s report, noting that the garage height appeared slightly varying, which was a minor concern. However, he expressed greater unease about the proposal to discharge surface water into the foul sewer, particularly as Southern Water had previously stated they no longer accepted surface water into foul drainage networks.”

“Officers responded to clarify the distinction between surface water and foul water. It was explained that surface water from rainfall currently entered the foul sewer on site, and the proposed scheme would improve the situation by restricting the rate of discharge. Although the development would result in additional foul water from future occupants, the surface water discharge would be reduced through interception, storage, and controlled release.”

Minutes

The vote

The officer recommendation to approve the application subject to conditions was carried unanimously.

“No further comments were made, and the Chair moved to a vote. The officer recommendation to approve the application subject to conditions was carried unanimously.”

Minutes

The decision

The committee approved the application conditionally.

“That the application be APPROVED CONDITIONALLY.”

Minutes