Barn dwelling conversion at Rake End Farm Rakes Road Monyash

What was proposed

The application proposed converting and extending part of a barn into a self-build dwelling with two bedrooms, parking and private outdoor space.

“The application is for the conversion and extension of the south western part of the barn range into a dwelling, as a self-build project to be undertaken by the Applicant.”

“The proposed accommodation would include a lounge/diner and kitchen at first floor and two bedrooms, a bathroom and a boot room/utility at ground floor. The domestic curtilage would be largely to the front, where there is an existing hardstanding with parking space for at least two vehicles. Private amenity space is proposed to the south east of the parking space and to the north west (rear) of the barn.”

Officer report

The site and its setting

The barn forms part of a working farm near village facilities and lies within the Monyash Conservation Area.

“Rake End Farm is a working village farms, located some 300m south of Monyash’s central village green and within walking distance of all village facilities which include a public house, a primary school and a village hall. The property is also located within the Monyash Conservation Area.”

“The application building is part of a barn range oriented perpendicular to Rakes Road and the northern gable is clearly visible from the public realm. The barn sits on the north western side of the farm’s access off Rakes Road immediately opposite Church Lane, which lies to the north.”

Officer report

Earlier applications

Earlier proposals included a withdrawn scheme for two holiday cottages and a 1999 permission for two holiday lets that were not completed.

“NP/DDD/0798/329 – This application was submitted in 1998 and sought to demolish the range and rebuild and extend it upwards to form two holiday cottages. This application was withdrawn further to concerns raised that the building was proposed to be demolished, as no structural survey had been submitted and, in any event, the scheme proposed a stepped and higher roofline which did not reflect the characteristic of the long, unbroken roofline of the range and paid scant…”

“DDD1098527 – In 1999, permission was granted to convert the whole range of barns attached to the farmhouse into two self-contained, two bedroomed holiday lets. Some limited work relating to the creation of footings occurred but the holiday lets were never completed and no other activity was undertaken. The Authority did not respond to this matter of commencement and the matter of commencement has not been accepted by the Authority.”

Officer report

What officers recommended

Officers recommended refusal because raising the roof and elevations would harm the traditional building, its group and the Conservation Area.

“That the application be REFUSED for the following reason:”

“The extension to the building would fundamentally alter its historic character and appearance, through raising its elevations and roofscape, which would be harmful to the contribution the building range makes to the character and appearance of the Monyash Conservation Area.”

Officer report

What local people said

Five representations supported the proposal, citing the building’s condition, sympathetic design, local housing need and the value of retaining younger residents.

“During the publicity period, the Authority received five representations supporting the proposals which are summarized as follows: • the building is a semi-derelict outbuilding and feel that the sympathetic plans the Applicant has put forward will only enhance this edge of village site • barns like this will fall down if they are not used for dwellings, as farming has no use for buildings like this anymore • having looked at the proposed plans, the design and materials…”

Officer report

Who spoke

The applicant spoke under the public participation scheme, and the officer presented the report and reasons for refusal.

Members’ discussion

Members discussed nearby stepped roofs, clarified that the dwelling would be open market housing, and considered supporting a young person and conserving the building.

“Members discussed the design and said that the stepped roof lines can also be seen on other nearby properties in the Conservation Area. It was clarified that this would be an open market dwelling. Some Members agreed that they are keen to approve this application to support a young person to remain in the local own community, and to conserve the building. A motion to refuse the application was proposed, but not seconded.”

Minutes