Two barn dwellings at Highover Farm, Highover Way, Hitchin

What was proposed

Internal and external alterations would convert the listed threshing barn into two self-contained dwellings, with Unit 3 including an adjacent unlisted building.

“The proposal is for both internal and external alterations to the listed threshing barn to facilitate its change of use to two self-contained dwellings.”

“Unit 3 would also include the adjacent unlisted, single-storey courtyard building on the corner, and comprise a three-bedroom unit. The main entrance would be from the corner brick building. Bedrooms would be located on the ground floor and living accommodation on the first floor.”

Officer report

The site and buildings

The site is a disused farmyard containing a Grade II listed timber-framed threshing barn, with buildings in disrepair and access from Highover Way.

“The site itself is broadly rectangular in size, with access from the end of Highover Way. The current access is unmetalled; there is informal parking spaces just off Highover Way. Access continues north, a sharp right turn provides current access to the farmyard, and round to the left serving Highover Cottages.”

“The buildings on site comprise the timber framed Grade II listed Threshing Barn, another timber framed building and the remainder are brick built. The main farmyard buildings broadly form a ‘C’ shape, and the brick farmhouse sits in the gap of the C. There are currently two more recent smaller farm buildings in the centre of the yard.”

Officer report

Planning history

There is no planning history for the application site, which is adjacent to outline permission and within the HT1 strategic housing site.

“There is no planning history for the application site.”

“This application site is adjacent to outline planning permission ref. 18/01154/OP. Both sites are within a Strategic Housing Site ref. HT1.”

Officer report

The officer recommendation

Officers recommended granting listed building consent subject to the full planning permission, delegated powers, an agreed statutory extension and conditions.

“That listed building consent be GRANTED subject to:”

Officer report

Heritage impact

The main issue was the effect on the listed barn’s special character and historic interest, including the proposed openings, partitions and structural works.

“The only issue to consider is the impact that proposals will have on the special character or historic interest of the Grade II listed Threshing Barn.”

“Section 16(2) Physical works to listed buildings, including those listed under S1(5)a attachment and S1(5)b curtilage pre-1948) of The Planning (Listed Buildings and Conservation Areas) Act 1990 (The LBCA Act) stipulates that ‘in considering whether to grant listed building consent for any works the local planning authority or the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special…”

Officer report

Consultation responses

The Conservation Officer had no objection subject to conditions, while Hitchin Forum was generally supportive and no resident objections were received.

“Conservation Officer – No objection following detailed discussion and negotiations, subject to conditions.”

“Hitchin Forum – Generally in favour of the proposals in particular the reuse of the building. Other comments relating to observations regarding the structure of the Threshing Barn that require further detail.”

Officer report

Who spoke

A Senior Planning Officer answered a clarification question about the Conservation Officer’s position and the relationship with the full planning application.

Member discussion

Councillor Claire Strong said that the barn conversion looked stunning.

“Councillor Emma Fernandes proposed to grant planning permission, and this was seconded by Councillor Ruth Brown.”

“As part of the debate Councillor Claire Strong commented that the barn conversion looked stunning.”

Minutes

The vote

Councillor Emma Fernandes proposed granting permission, Councillor Ruth Brown seconded it, and the proposal was put to a vote.

“Having been proposed and seconded and, following a vote, it was:”

Minutes

The decision

The application was granted subject to the recommended requirements, report conditions and an additional condition covering the Unit 4 entrance hall floor finish.

“Details of the floor finish to the Entrance Hall to Unit 4 in the listed barn on approved drawing no. 2208.LBC.03A shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of that part of the alterations hereby approved. Thereafter the finish of the former threshing floor shall be installed in accordance with the approved details.”

Minutes