14-home farmyard conversion at Highover Farm, Highover Way, Hitchin

The site

The farmyard contains a farmhouse, a Grade II listed threshing barn and other barns, with some buildings in disrepair and protected trees nearby.

“The farmyard comprises a large farmhouse, a Grade II listed Threshing Barn, a range of other timber framed and brick-built barns, and two less substantial modern structures in the middle of the farmyard used for storage. The farmyard and house have clearly not been occupied for a long time; the farmhouse is boarded up and vegetation has overtaken parts of the existing buildings.”

“There are some protected trees within the site, which are in a variety of conditions. The southern boundary is defined alongside existing residential properties; and the eastern boundary is defined by an established hedgerow. The western and northern boundaries are currently not defined by any particular topographical or landscape feature; the north boundary runs part way across the main track into the larger development site and so is not marked out just yet.”

Officer report

What officers recommended

Officers recommended approval because the proposal would provide housing, reuse heritage buildings and deliver benefits that outweighed limited adverse effects.

“This harm should then be weighed against the public benefits. The public benefits that would be delivered as part of the proposals would comprise the reuse of the listed building and surrounding buildings which are in a state of disrepair, as well as the provision of much needed market and affordable housing in the district. Accordingly, he NPPF does not provide a clear reason for refusing the development proposed in relation to the heritage balance.”

“This is part of an allocated housing site in the adopted Local Plan, and it will contribute to the housing land supply. As the Council is currently unable to demonstrate a 5-year housing land supply, the tilted balance of paragraph 11(d) of the NPPF 2024 is engaged.”

Officer report

What consultees and residents said

Most consultees raised no objection subject to conditions, while residents objected over flooding, wildlife, construction, privacy, boundaries and traffic.

“LLFA – Initially there was objection as there was no relevant documentation regarding flood risk and drainage matters. Once a FRA was amended the LLFA now raise no objection subject to conditions.”

“The objections and the issues raised by residents are summarised as follows: • Note that the landscape plan and tree plan do not align, clarity is needed on which trees will be retained and works to existing trees • Concern about the impact of the proposals on wildlife including hedgehogs, newts, bats and badgers, and noting the need for updated bat surveys for the license to the issued • Concern about the hours of operations and future construction including the noise…”

Officer report

Who spoke

A councillor spoke for nearby residents about flooding and drainage, while the applicant’s agent supported the scheme’s heritage, housing and infrastructure benefits.

What members discussed

Members welcomed the listed-building restoration, housing mix, scheme improvements and active-travel link to the larger development.

“The following Members took part in the debate:”

“It was great to see a listed building brought back to life and preserved for future generations. • It looked like a nice scheme, reasonable size and an improvement on the current site. • The barn was being maintained very tastefully. • There was a good housing mix provided, including bungalows. • It was good that there was an active travel route into the larger development.”

Minutes

The vote

The proposal to grant planning permission was proposed, seconded and put to a vote.

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

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

Minutes