Barn office conversion at Hermitage Lane, Hermitage

What was proposed

The application sought office use, external cladding, doors and windows, a pitched roof, and correction of the office use restriction.

“Description of development Change of use of building to office. The application also includes alterations to reclad the building (as previously approved in the allowed appeal and subsequent application P/FUL/2025/02907), to install doors and windows, and to install a pitched roof to the structure.”

“With regards to the installation of windows and doors, and installation of new replacement external materials (roof and wall cladding), these works for all external alterations have already been permitted by allowed appeal for APP/D1265/W/24/3350867 ref P/FUL/2024/01720. This application follows approval of P/FUL/2025/02907 “Change of use of building to holiday accommodation or office, and carry out associated works”.”

Officer report

The site and its setting

The building is set back in a small rural settlement beside a village hall, bungalow, trees, hedgerows and open countryside.

“Impact on the living conditions of the occupants and neighbouring properties No concerns, the building is detached and a suitable distance from neighbouring properties to ensure no significant disturbance from proposed office use. There are no concerns with regards to overlooking, overshadowing or overbearing.”

“Whilst it is utilitarian and functional in appearance, the low height of the building coupled with the existing trees, the boundary hedgerows and its position between two more substantial buildings means it is not currently prominent in the landscape. As a rural building, of an agrarian form and clad in materials commonly found on rural buildings in the countryside, the Inspector considered that the building currently makes a modest…”

Officer report

Who spoke

A village hall representative, a near neighbour, the applicant’s agent and Councillor Kippax spoke about objections, the appeal, the roof and local concerns.

What members discussed

Members asked about restricting the site to office use and building requirements, while noting the building was screened and being reused.

“Members questions and comments • A member asked if there was a way to ensure that the site was only used for office use. • Questions were asked if permission granted, what restrictions were there on the use of the site. • Do offices have to meet the requirements of housing regulations for heating. • There were no material planning reasons to refuse the application, the application was well screened and reusing a building.”

“Planning Officer, Cass Worman responded to questions - the original application was supported by a structural survey and the structure was able to withstand the proposed changes shown in the plans. All offices needed to obey building requirements, insulated cladding, and internal alterations to meet the requirements. There would be a mini kitchen, which was sufficient for office accommodation.”

Minutes

The committee decision

The committee approved the officer recommendation and granted planning permission subject to the conditions in the officer report.

“Having had the opportunity to discuss the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representatives; and what they had heard at the meeting, a motion to APPROVE the officer’s recommendation to GRANT planning permission as recommended, was proposed by Cllr Ridout, and seconded by Cllr Vitali.”

“Decision: To grant planning permission with conditions set out in the officer’s report and outlined in the appendix of the minutes.”

Minutes