Eight-home barn conversion at Kirby Manor Farm, Ashwell, Baldock

What was proposed

The application proposed converting three agricultural buildings into eight homes, with gardens and a new vehicular access.

“Conversion of 3 existing agricultural buildings to provide 8 residential units, including gardens and formation of vehicular access.”

Officer report

The site and its setting

The site adjoins a Victorian farmhouse, and the proposal would reuse existing buildings rather than demolish them.

“We are the owners and occupiers of Kirby Manor Farm, a Victorian farmhouse immediately adjoining the application site comprising the barns proposed for development. We write to object to the above full planning application on the following material planning grounds.”

Officer report

Earlier permission and fallback

Eight homes already had Class Q permission, with two years remaining, so that permission formed the comparison position for this application.

“Under Class Q development, the extent of the curtilage was restricted to the total floorspace of the dwelling. Therefore, often properties end up with small gardens to serve the dwelling. • Consequently, it was common for residents to seek planning permission to extend their garden. • It was possible that this application had been submitted so these dwellings could be marketed with larger gardens.”

“There were material aspects which could be considered under this application but would need to compare the proposal with the fallback position. • If this was an application for construction of new dwellings, it was likely Officers would have recommended refusal of permission. • In terms of location, a proposal under Class Q could only be refused where a building was in an isolated location and there unviable to carry out necessary works.”

Minutes

What officers recommended

Officers recommended approval, finding no materially greater highway safety or rural character harm than the existing permission and proposing extra safeguards.

“Highway Safety / Traffic Paragraph 4.3.18 of the published committee report addresses highway issues and the objections of the Highway Authority, which relates to the unsustainable location with no realistic provision for active travel or public transport. In terms of highway safety issues raised, Northfield Road is a narrow country lane to the north of Ashwell, with grass verges to both sides. However, the Highway Authority have not objected on those grounds.”

“Loss of rural and historic character Given the fallback position established by the PNQ scheme, the conversion of these units would not materially harm the rural context of the area. This is covered under paras 4.3.2 – 4.3.6 and 4.3.11 of the published committee report.”

Officer report

Consultation responses

The parish council objected, neighbours raised multiple concerns, and the council ecologist had no objection subject to biodiversity safeguards.

“Statutory Consultee response A response has been received from Ashwell Parish Council objecting to the scheme. The key points of objection are summarised as follows:”

“Unsustainable location (no active or public transport) • Highway safety concerns as the site is accessed via narrow dark lanes with no pedestrian, cycle or public transport connections • Loss of privacy and light pollution • Harm to neighbours from noise pollutions during construction. The full representation is available to view on the Public Access system.”

Officer report

Who spoke against

A parish councillor and two neighbouring property owners spoke against the application, raising concerns about access, privacy, noise, lighting and construction impacts.

What members debated

Members weighed highway and amenity concerns against the existing permission, the proposed safeguards, reuse of historic buildings and the need for homes.

“There was confused as to why this application was being brought back following existing permission being granted. • There were family homes proposed on site, but the road access was not suitable for travel and would require private car usage to access amenities. • Had this application been considered on its own, then it would likely not reach a recommendation to grant.”

“It was preferable to avoid the fallback position to ensure that mitigations proposed tonight would be enacted. • The development mean that historic farm buildings would be preserved. This proposal would mean that the existing buildings would be reused and ultimately provide 8, much needed, houses. • These properties would appeal to some people and those people would know what property they were either buying or renting.”

Minutes