Windmill dwelling conversion at Farndon Windmill, Crees Lane, Farndon

What was proposed

The application sought one dwelling by converting the windmill and bakehouse, replacing an outbuilding with a garage and workshop, and creating a driveway.

“25/00870/LBC - change of Use and Conversion and Alterations of Windmill and Bakehouse to Form Dwelling. Demolish Outbuilding and Erect Replacement Garage and Workshop. Create New Driveway – Application awaiting determination, linked to application 25/00869/FUL. The Proposal 3.1 The proposal involves the conversion and alteration of Farndon Windmill and the adjoining bakehouse to create a single dwelling.”

Officer report

What officers recommended

Officers recommended approval because the heritage benefits of repairing and reusing the buildings marginally outweighed serious flood-risk concerns.

“In forming the overall planning balance, it is necessary to weigh the significant flood risk concerns against the identified public and heritage benefits. The site lies within Flood Zone 3a, and both the Environment Agency and the Council’s Emergency Planning Officer have set out clear and substantial concerns regarding the safety of future occupants during severe flood events.”

“Taking all factors into account, the judgement is finely balanced. The flood risk concerns are serious, attract significant weight, and represent an area of clear policy conflict. However, the heritage assets at the centre of the proposal are demonstrably at risk, and the evidence indicates that their decline is likely to continue in the absence of timely intervention or potentially result in its total lost.”

Officer report

What consultees said

The conservation team supported the heritage reuse with safeguards, highways raised no objection, while the Environment Agency and emergency planner raised serious flood-safety concerns.

“In respect of access and egress, the Environment Agency advises that surrounding roads are predicted to flood during the design flood event, creating potential difficulties for safe evacuation. While emergency planning matters fall to the Lead Local Flood Authority rather than the Environment Agency, the Local Planning Authority will need to determine, in consultation with its emergency planners, whether suitable arrangements can be secured.”

“Assessment includes an emergency flood plan, the Officer remains concerned that residents would be either required to evacuate before flooding occurs, which is rarely done in practice, or risk becoming isolated and reliant on emergency rescue. The Officer advises that walking or driving through flood water should not be considered safe due to unseen hazards and debris and notes that emergency services are unlikely to be able to access the site during flooding.”

Officer report

What residents said

One resident raised concerns about the narrow private road, access arrangements, traffic, the former riverside access and possible interaction with the A46 scheme.

“Representations/Non-Statutory Consultation 6.13. Resident Comments Summarised comments: One resident comment were received, raising concerns relating to access and road safety. It noted that vehicle access to the site has historically been taken from the riverside onto Farndon Road, with flood defences having previously constructed a road for this purpose.”

Officer report

Who spoke

The agent spoke in support of the application after members received a presentation with photographs and plans.

What members discussed

Members welcomed protection of the heritage asset and discussed flood safety, evacuation planning, attenuation, site flooding, A46 noise, trees and insulation.

“Members considered the application and welcomed the proposals which would protect a listed building and heritage site. It was commented that the windmill would offer a safe space given the height of the building in the event of a flood. Members also requested a flood evacuation plan if the Committee were minded to approve the application given that the site was in flood zone 3A.”

“The Business Manager – Planning Development informed the Committee that Condition 10 required amendments to clarify custom self-build.”

Minutes

The vote

The committee approved the application by twelve votes to one, subject to the report’s conditions and an additional flood warning and action plan condition.

“(a) Planning Permission be approved, subject to the conditions contained within the report;”

“(b) an additional condition ensuring that occupation of the development hereby permitted shall be in accordance with an approved flood warning and action plan; and…”

Minutes

The decision

Permission was approved, with delegated authority to amend the custom self-build condition and a requirement for an approved flood warning and action plan.

“(c) delegated approval be granted to the Business Manager – Planning Development to amend condition 10 regarding custom self-build.”

Minutes