Barn conversion to dwelling at Holborn Farm, Dane End, Therfield, Royston

What was proposed

The application proposed converting an existing barn into a four-bedroom home, with extensions, landscaping and demolition of several non-original structures.

“Extension and conversion of the existing barn into a four bedroom dwelling with associated landscaping, following demolition of non-original stable extension, car port and lean-to structure (as amended by drawing nos. 300-Pr; 301-Pr; 302-Pr; 303-Pr; 310-Pr; 311-Pr; 312- Pr; 313-Pr; 314-Pr; _ 315-Pr received 3rd October 2025)”

Officer report

The site and surroundings

The site contains a listed barn beside a listed farmhouse, lies in the rural area beyond the Green Belt and is partly within Flood Zone 3.

“The application site is situated on the east side of Dane End within the grounds of Holborn Farm House, a Grade II listed building. The site consists of a Grade II listed barn and associated extensions and hardsurfaced area located immediately to the south of Holborn Farm House.”

“The site is not located within a Conservation Area but is within the Rural Area Beyond the Green Belt. The site is located approximately 1500m to the southeast of Therfield village centre and similar distance from the village of Reed.”

Officer report

Earlier permissions

Earlier planning and listed building permissions for a four-bedroom barn conversion were granted in April 2024 and remain extant but unimplemented.

“23/01220/FP: Conversion of existing barn into one 4-bed dwelling including extensions, detached car port, widening of existing vehicular access, associated landscaping and parking following demolition of existing stable extension, car port and lean-to structure. (as amended by plan nos 301_R1, 302_R2, 3010_R1 _ 313_R1, 304 PR R2 (P3); PR (R1); PR R2 (P3); R2 (P3) Granted 12.04.24”

“23/01221/LBC: Conversion to existing barn into one 4-bed dwelling including extensions, detached car port, widening of existing vehicular access, associated landscaping and parking following demolition of existing stable extension, car port and lean-to structure Granted listed building consent 12.04.24”

Officer report

Highway concerns

The Highway Authority objected over rural accessibility and highway safety, but officers considered the single dwelling’s traffic level and access acceptable.

“The concerns of the Highway Authority are acknowledged however the proposal is for a single residential dwelling unit to replace buildings that were once used as part of a working farm which would have generated significantly more vehicular and pedestrian movement. The number of additional traffic movements generated by the single dwelling would be negligible (i.e. 4, two – way vehicular movements per weekday).”

“In taking account all of the above, it is considered that the proposal would be reasonably located in terms of access to local services and facilities and would facilitate sustainable modes of transport in a manner commensurate to its scale and location. The concerns of the Highway Authority are therefore not considered to be justified or sufficient to refuse planning permission on highway grounds in this instance.”

Officer report

Consultation responses

The conservation officer supported the amended scheme, the Environment Agency raised no flood-risk objection, and ecological mitigation was recommended.

“Environment Agency: Advises no objections on flood risk grounds. Recommends an informative.”

“NHDC Conservation officer: Comments in relation to amended plans - Advises no objection recommendation. Advises that this is a case where the scheme will enable the heritage asset to be used in a manner that secures its conservation and preserves its significance (part a, Policy HE1 of NHLP) and where the less than substantial harm identified will serve to secure the asset’s optimum viable use (part c, HE1 of NHLP).”

Officer report

Who spoke

The applicant spoke in support, describing the proposal as a family home and saying the renovations would preserve the listed building.

Committee discussion

Members described the scheme as sympathetic, saying it would safeguard a listed building and give it a new lease of life.

“The following Members took part in the debate:”

“This application was on rural land which was not in the green belt. • This was a sympathetic scheme which would safeguard a listed building and give it a new lease of life.”

Minutes

The vote

Permission was proposed, seconded and granted following a committee vote.

“Councillor Nigel Mason proposed to grant permission, and this was seconded by Councillor Martin Prescott.”

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

Minutes

The decision

Planning permission was granted subject to the reasons and conditions set out in the officer report.

“RESOLVED: That application 25/01539/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager.”

Minutes