Three rural dwellings at St Johns Wood Farm Kings Cliffe Road, Wansford, Peterborough

“Proposal: Change of use (and associated building works) to convert underused stable building to create 3no. dwellings with associated parking and amenity space (Use Class C3)”

“Proposal Planning permission is sought for the 'change of use (and associated building works) to convert underused stable building to create 3no. dwellings with associated parking and amenity space (Use Class C3)'.”

“Description of the site and surroundings and Summary of the proposal…”

“Site Description The application site is located to the west of an unnamed private road off Kings Cliffe Road, approximately 3km north-east of the village and civil parish of Kings Cliffe. The site is characterised by a large traditional stable building which forms three distinctive U-shaped yards, with an overall site area of 0.68ha. The stable building is constructed in an orange/red brick in Flemish bond with steeped kneelers to the gables.”

“PCC Drainage Officer No Objection, subject to condition – minor surface water drainage strategy.”

“DCCORPT_2018-04-04 6 Report (Allied Ecology August 2024) repeat Bat Emergence surveys will be required. - All mitigation recommendations for the presence of bats within the building subject to this proposal should be followed in addition to the conditions that come from Natural England as part of the issuing of BCML. - Submission and approval of a soft landscaping scheme.”

“- Lack of an assessment on Dormice. Wider consultation should have taken place. - There is no foul drainage infrastructure proposed, there are no mains connection. - There is no surface water disposal assessment; the site is prone to flooding. - No transport assessment has been carried out; should be an emphasis on sustainable practices. - LP2 of the Development Plan places a restriction on development in the countryside and new isolated homes.”

“Highway Safety and Access Issues - The southern access road is in poor condition and frequently used by HGVs, causing safety concerns. Visibility at the junction with Kings Cliffe Road is poor, and the road suffers from potholes and winter flooding. This would lead to risk to human health. Alternative access via the A47 is suggested as safer and more suitable for construction traffic. HGV’s would reverse into the access.”

“The Committee considered the report and representations. A motion was proposed and…”

“The proposed development would be located outside the settlement boundary of the City of Peterborough, therefore constitutes development in the countryside. Whilst, the proposal would be contrary to the spatial strategy in terms of the location, when applying the exemption tests under LPO2, LP11, notably Part A allows for re-use and conversion of non- residential buildings for residential use in the countryside.”

“As such, the proposed development was in accordance with the policies set out in the Peterborough Local Plan (2019) and the National Planning Policy Framework (2024). Any identified impacts could be mitigated by conditions. The current lack of a 5-year land housing supply also added limited weight in favour of the proposal by way of increasing housing supply.”