Cafe with retail area at Shoecroft Barn, Ablington, Cirencester

What was proposed

The application proposed converting the ground floor of existing barns into a café with retail space, altering the lean-to and creating decking or a patio.

“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 contains a grade II listed converted stone barn within the Bibury Conservation Area and Cotswolds National Landscape, beside the River Coln.

“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

Officers’ assessment

Officers considered the conversion and alterations acceptable because they would preserve the listed building’s significance, setting and contribution to the conservation area.

“The western lean-to is a modern and unsympathetic addition which makes a limited contribution to the overall significance of the listed building. The proposed alterations to this element, including raising the roof by approximately 30cm, would not materially alter its character or compete with the principal barn and are therefore considered acceptable.”

“The proposal utilises the existing barn, with the alterations subservient to the principal barn and of a design that respects the character and appearance of the site. Given the significance of the barn is considered to be preserved, the contribution this makes to the Conservation Area would likewise be preserved. Accordingly, it is considered that the proposed development would not have an adverse impact on the character and appearance of the conservation area.”

Officer report

Professional and parish views

The conservation and biodiversity officers had no objections, highways objected, and the parish council strongly objected over tourism, access, pollution and noise.

“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.”

“Noise pollution will increase as more visitors come to bigger tourist café facilities EN15 10.15.4 In areas where the community values quiet enjoyment and tranquillity, noise can be similarly detrimental, as can vibration, dust, smell and the intrusion of light and heat. Considering these points, Bibury Parish Council Strongly Object to this application.”

Officer report

Who spoke

Councillor David Fowles asked members to make clear that approval of listed building consent did not approve the associated planning application.

What members discussed

Members noted that the works would support refurbishment and the building’s continued use, while stressing planning permission and enforcement requirements.

“Members questions Members of the Committee asked a series of questions and noted that: • The proposed works would support the refurbishment and continued use of the building and would help secure its long-term future. No significant overall heritage benefit to the listed building was identified.”

“Member comments • Conditions were considered important to ensure that the building could not be used as a café without the necessary planning permission, with rigorous enforcement required. • A condition could not be attached to the Listed Building Consent. An informative could instead make clear that the Listed Building Consent did not override the requirement for planning permission.”

Minutes

The committee’s decision

Councillor Ian Watson proposed permitting the application, Councillor Paul Evans seconded it, and the committee voted to permit the application.

“Councillor Ian Watson proposed PERMITTING the application and Councillor Paul Evans seconded the proposal. The proposal was put to the vote and agreed by the Committee RESOLVED: to PERMIT the application.”

Minutes

Conditions attached

The consent included conditions on timing, materials, doors and windows, shelter-shed repairs, rainwater goods, ecology and biodiversity features.

“Prior to the construction of any external wall of the development hereby approved, samples of the proposed walling and roofing materials shall be approved in writing by the Local Planning Authority and only the approved materials shall be used.”

“No repairs or renovations shall be undertaken to the L-shaped shelter shed, including to its timber posts, roof structure, or flooring, until a detailed specification and method statement has been submitted to and approved in writing by the Local Planning Authority.”

Officer report