Barn café and retail area at Shoecroft Barn, Ablington, Cirencester

What was proposed

The application sought to convert the ground floor of existing barns into a café with retail space, lean-to changes and decking or patio works.

“Conversion of ground floor of existing barns from general storage to cafe with retail area, including amendments to the lean-to and decking/patio area, and associated alterations at Shoecroft Barn Ablington Bibury Cirencester Gloucestershire GL7 5NU”

Officer report

The site

The site is a listed converted stone barn on Bibury’s north-western edge, within the conservation area and Cotswolds National Landscape.

“This application relates to a grade II listed converted stone barn and associated lean-to and linear buildings, located on the north-western edge of the village of Bibury. The buildings are used for office/commercial purposes in connection with Bibury Trout Farm to the south/south-east, with accommodation above.”

“The site is located within the Bibury Conservation Area and the Cotswolds National Landscape.”

Officer report

What officers recommended

Officers considered the proposal acceptable in principle and in heritage, landscape, residential amenity, biodiversity, flooding and drainage terms, but recommended refusal over highway safety.

“The proposal would provide a viable use for a listed building and would support the diversification of an existing rural business associated with Bibury Trout Farm. The proposal is considered acceptable in principle and the heritage…”

“The proposal is also considered acceptable in respect of its impact on the Cotswolds National Landscape. Subject to appropriate controls, the development would not result in unacceptable harm to the character, appearance or tranquillity of the National Landscape. Residential amenity impacts are similarly considered acceptable, and no objections have been raised by the Council's Biodiversity Officer in relation to ecology or biodiversity matters.”

Officer report

The highway concern

The highway authority said the information did not assess pedestrian routes, vehicle interaction, mobility access or peak-period conditions on the constrained lane.

“It is acknowledged that no personal injury collisions have been recorded on Ablington Lane during the most recent five-year period. However, the Highway Authority advises that collision records alone do not demonstrate that safe and suitable access has been achieved.”

Officer report

Consultees and parish council

The conservation and biodiversity officers raised no objections, while the highway officer maintained an objection and the parish council strongly objected.

“Gloucestershire County Council Highway Officer: Objection maintained following review of additional transport information submitted after committee deferral.”

“Over 100 residents objected to this recently Highways also objected. We strongly OBJECT to this application. We will put our detailed objection on the planning application as I am mindful of the consultees deadline.”

Officer report

Who spoke

The parish council chair, an objector and the ward member spoke against the application, highlighting highway, congestion, drainage, ecology and environmental concerns.

Members’ discussion

Members noted that the café would be open to the public and that information was insufficient to assess pedestrian and vehicle interaction.

“Members questions Members of the Committee asked a series of questions and noted that: • The proposed café was an alternative facility to an already permitted café elsewhere on the trout farm site. Although the applicant had argued that this would not result in additional harm, the Highway Authority considered that sufficient information had not been provided to assess how pedestrians and vehicles would interact along the route.”

“Member comments • Members were satisfied that the highway concerns had been acknowledged by Gloucestershire County Council Highways.”

Minutes

Why it was refused

The application was refused because it failed to demonstrate safe and suitable access for all users on a constrained road without dedicated pedestrian infrastructure.

“The applicant has failed to demonstrate that safe and suitable access can be achieved for all users. The site relies upon pedestrian movement along Ablington Lane, a constrained rural road with no dedicated pedestrian infrastructure, where evidence demonstrates substantial pedestrian activity and shared use of the carriageway with vehicular traffic during peak visitor periods. Insufficient evidence has been submitted…”

Officer report