One dwelling conversion at Barn at Sitterlow Farm Parwich

What was proposed

The application sought to convert and alter a former agricultural building into one market dwelling, with roof, openings, amenity space and parking changes.

“Planning permission is sought for the conversion and alteration of a former agricultural building to form a market dwelling.”

“The proposed alterations to the building comprise the insertion of windows and doors into existing openings, the re-opening of previously blocked up openings in the western elevation and the insertion of 3 No. rooflights into both the eastern and western facing roof slopes to serve the first floor accommodation.”

Officer report

The site and surroundings

The barn is about one kilometre south of Parwich in open countryside, separate from the farm buildings, with nearby footpaths and flood-risk access land.

“The application relates to an agricultural barn that is removed from the main building group. The barn is located approximately 20 metres from the vehicular access track leading to the farm building group. The barn is located approximately 350 metres to the north east of the farm building group and approximately 120 metres to the south west of the public highway running from the B5056 to Parwich village.”

“The barn itself and surrounding curtilage is located within flood zone 1 (land with lowest probability of flooding). However, part of the access track between the barn and the public highway fall within flood zone 2 and flood zone 3 (land with highest probability of flooding)”

Officer report

The building’s history

The original barn substantially collapsed, was extensively rebuilt without planning permission, and was considered a new building with limited heritage significance.

“A stone barn at the site dating from the early 19 th century was substantially intact until approximately 2005. By 2009 the roof and most of the east wall had collapsed. Due to the extent of the rebuilding which has taken place, and its variance from the barn which stood prior to circa 2005, the current barn is considered to be a new building and as such has limited heritage significance.”

“Due to the extent of the rebuilding which has taken place, combined with the loss of the original roof, and the variance from the original in terms of apertures and stonework size and coursing it is considered that the stone barn currently standing is tantamount to a new build barn. As such the present structure is not considered to be of vernacular merit and is not considered to be a non-designated heritage asset with heritage significance.”

Officer report

What officers recommended

Officers recommended refusal because the building lacked sufficient heritage significance and the proposal raised design, landscape and flood-risk concerns.

“The proposed conversion to a market dwelling is not considered to be acceptable in principle and is contrary to Core Strategy policy HC1 and Development Management policy DMC10. The building has recently been substantially re-built and is significantly different to the barn which stood prior to 2005. The existing building therefore is not considered to be a heritage asset.”

“A Flood Risk Assessment (FRA) has not been submitted with the application. As such it has not been possible to determine the risk of flooding to the development and the impact this may have on flood risk elsewhere. An FRA is also required to set out measures to reduce and manage the risk of flooding. Therefore, the submitted proposal is contrary to Core Strategy policy CC5, Development Management policy DMC3 and paragraph 181 of the NPPF.”

Officer report

Consultation responses

Highways raised no objection, the parish council supported the application, and ecology supported it subject to bird and enhancement conditions.

“Parwich Parish Council – The Council supports this application noting in particular, 1. The quality of the application documents. The sympathetic treatment of the building's historic fabric. The benefit of finding an economic use for historic buildings that might otherwise fall into decay.”

“PDNPA Ecology – No objection subject to conditions relating to pre works checks for bird nests during the bird breeding season and for a scheme of ecological enhancement.”

Officer report

Who spoke

The agent spoke under the public participation scheme.

The committee vote

A motion to refuse the application was proposed, seconded, put to the vote and carried.

“A motion to refuse the application was proposed, seconded, put to the vote and carried.”

Minutes