Barn business and dwelling at Furzedown Farm, Hart Hill, Hythe

What was proposed

The application proposed business use on the barn’s ground floor, a two-bedroom first-floor flat and external changes to cladding, roofing and windows.

“The second aspect of this proposal is the addition of a first floor within the existing barn to create a two-bedroom flat for the business owner and his family. This would create a permanent living space for them above the much-needed enhanced workspace and to be able to run the business first hand for both efficiency and security.”

Officer report

Earlier applications

Earlier permissions included mobile homes, an access and hardstanding, farm buildings, a glasshouse and a holiday-let conversion; a bungalow conversion was refused.

“20/10353 New access; fence; hardstanding. Furzedown Farm House 01/06/2020 Granted subject to conditions…”

“04/81867 Conversion of egg packing building to bungalow (relief of condition 3 of planning permission 66154 to allow residential use other than as holiday accommodation) Furzedown Farm 04/10/2005 Refused…”

Officer report

What officers recommended

Officers recommended approval because business benefits, housing contributions and reuse of the barn outweighed the countryside dwelling conflict and minor visual harms.

“Whilst the residential element of the proposal conflicts with the development plan this part of the application would re-use part of the existing barn with recourse to an increase in its overall massing and as such is considered to be an effective use of land in principle. The proposed dwelling would also make a minor positive contribution to the district housing land supply and supply of self/custom build homes.”

“Therefore, on balance of considerations, in this instance the benefits to the local rural economy and the minor positive contribution towards the district housing land supply, outweigh the disbenefit of a new dwelling in the countryside and the minor harms identified, and as such the proposed development is considered acceptable subject to a planning obligation and suitable conditions.”

Officer report

Official responses

The parish council recommended permission, while ecology and tree officers raised no objections subject to conditions and mitigation.

“Hythe & Dibden Parish Council PAR 3: Recommend PERMISSION. If the comment by Council is against the Planning Officer recommendation, the application is likely to be considered at full Planning Committee.”

“Designated sites - The proposed development would lead to additional overnight residential accommodation being provided. A nutrient avoidance and mitigation package will be needed to achieve nutrient neutral development before planning permission can be lawfully issued.”

Officer report

Public views

Eleven representations supported the proposal, citing its design, environmental benefits, business growth, employment, local economy and housing contribution; none opposed it.

“Eleven representations of support for the proposal have been received. No representations against the proposal have been received.”

“The proposed design will be an improvement on the current utilitarian look. • The design is sympathetic to the surrounding area. • Supports an environmentally friendly business • The enhancement of the business will be an improvement to the area • The renovation of the barn will create an improved outlook to patrons and guests at the Traveller’s Rest Inn. • Supporting the honey production will maintain healthy bee populations and improve pollination of crops in the area.”

Officer report

Who spoke

The agent and the applicant were listed as public participants.

The decision

Permission was granted through delegated authority, subject to a Section 106 agreement securing mitigation contributions and the report’s conditions.

“Delegated Authority to be given to the Service Manager for Development Management to GRANT PERMISSION subject to:”

“The completion of a planning obligation entered into by way of a Section 106 Agreement to secure the mitigation contributions:”

Minutes

Added noise condition

Before construction above ground-floor level, a noise mitigation scheme addressing port-related noise had to be approved and implemented before occupation.

“Prior to construction of the dwellings hereby approved above DPC, a Noise Mitigation Scheme shall be submitted to and approved by the Local Planning Authority. The scheme shall be informed by an assessment of port- related noise, including low-frequency components, and demonstrate how noise levels will comply with BS 4142:2014 and internal and external amenity standards as per BS 8233:2014 and identify the properties effected and the mitigation required.”

“Reason: In order to ensure that the reasonable amenity of residents of the scheme and in accordance with Local Plan policy ENV3 and paragraph 200 of the NPPF.”

Minutes