Nine-home rural development at North Street, Sturton le Steeple

What was proposed

The application proposed demolishing three barns and a storage tank and creating nine homes with access, landscaping and parking.

“This application seeks full planning permission for the demolition of three barns and a storage tank, and the change of use of an existing agricultural yard to form a residential development comprising of nine dwellings, together with associated access, landscaping and parking arrangements.”

“Plots 1, 2 and 3 would form a short terrace of two-storey dwellings served from a shared access area, while Plot 4 would comprise a detached dwelling accessed from the same shared courtyard. Plot 5, positioned towards the south-western corner of the site, would also be detached and benefit from an independent access.”

Officer report

The site and surroundings

The site is on the western edge of a rural village, partly within its development boundary and at the transition to open countryside.

“The site is located on the western edge of Sturton le Steeple, a small rural settlement as defined under Policy ST1 of the Bassetlaw Local Plan. The site lies partially within, and partially outside, the defined development boundary of the village. In its existing form, approximately 80% of Barn C is situated within the development boundary, with the remainder of the site extending beyond it into the open countryside.”

“Under the proposed scheme, an area measuring approximately 50 metres in length and 50 metres in width on the south-western side of the site would fall within the development boundary. This section accommodates two of the proposed plots, part of the internal access network, and a small portion of two northern plots.”

Officer report

Earlier planning history

Earlier records include pre-application advice about residential development and permissions for cattle housing and a slurry store.

“24/01157/PREAPP closed for Residential development including conversion of existing buildings • 46/93/00004 granted on 24.06.1993 to erect cattle building and above ground slurry store. • 46/79/00009 permitted development granted on 01.11.1979 for a Building for cattle housing…”

Officer report

What officers recommended

Officers considered the redevelopment acceptable in principle and found no unacceptable conflicts or significant harm, subject to planning conditions.

“3 The principle of development has been assessed against Policies ST1 and ST2 of the Bassetlaw Local Plan and the relevant provisions of the Neighbourhood Plan. Although Sturton le Steeple has met its minimum housing requirement, this does not operate as a cap on further development. National and local policy support the sensitive redevelopment of brownfield and windfall sites within or adjacent to rural settlements, subject to compliance with other policy requirements.”

“4 Significant weight has been given to the design, character and appearance of the proposal. The amended scheme has been assessed against Policy 5 of the Neighbourhood Plan, Policies ST33 and ST35 of the Local Plan, and the Bassetlaw Design Code SPD.”

Officer report

Consultation and objections

Most consultees raised no objection subject to conditions, while residents objected over the boundary, housing mix, design, flooding, highways, rights of way and other impacts.

“BDC Employment & Skills Management: No objection, subject to conditions BDC Neighbourhood Planning Team: No comment BDC Environmental Health: No objection, subject to conditions BDC Lead ecology: No objection, subject to conditions BDC Climate Change Officer: No comment NCC Lead Local Flood Authority: No specific comment, subject to general comments NCC Planning Policy: No objection NCC Highways: No objection, subject to conditions LCC Archaeology: No objection Trent Valley…”

“Two thirds of the site lies outside the Sturton-le-Steeple development boundary (Map 2b referenced); contrary to SWNP policy concentrating development within boundaries. • Site is not designated/allocated for housing in either the Bassetlaw Local Plan or SWNP; policies cited include BLPP ST2, ST13; paras 5.1.19, 5.2.11.”

Officer report

Who spoke at the meeting

A Parish Council representative and a resident spoke against the application, while the agent spoke in support.

Members’ discussion

Members asked material and non-material questions, which officers answered during the debate.

“Members asked several material and non-material questions during the debate. These questions and comments were addressed by the Planning and Development Manager and Acting Head of Planning and Place.”

Minutes

The committee decision

The committee resolved to grant planning permission subject to conditions, following the recommendation to approve.

“Recommendation of the Planning Development Manager and Acting Head of Planning and Place: Grant Planning Permission Subject to Conditions.”

“Committee Decision Resolved: Grant Planning Permission Subject to Conditions.”

Minutes