Three replacement dwellings at Hall Farm, Twyford Road, Twyford, Derby

What was proposed

The application proposed demolishing two modern agricultural buildings and building three single-storey dwellings with parking, landscaping and air source heat pumps.

“The farmstead incorporates a series of traditional red brick linear buildings that are Grade II listed set either side of a yard, with a historic wall defining the northern boundary. There are also three modern steel-framed buildings located to the east of the traditional buildings, within the boundary wall. The traditional buildings benefit from planning and listed building consent for conversion to five dwellings with contemporary extensions (Plots 1- 5).”

“Access would be provided from an existing point from the A5132 Twyford Road via a new access road that would run to the north of the historic northern boundary wall and with entry into the site through the widening of an existing gap. A second low historic wall that runs through the site’s centre would be retained and would provide a southern boundary to Plots 7 and 8 of the scheme.”

Officer report

What officers recommended

Officers found conflict with the development plan but considered the proposal’s heritage improvement, fewer homes and ecological benefits outweighed that conflict.

“There is no planning policy within the Local Plan Parts 1 or 2 that supports the demolition of agricultural buildings and erection of dwellings in their place. The proposal is contrary to the Local Plan settlement hierarchy and Policy H1. It is unacceptable in principle, and this is afforded significant weight.”

“In this case, whilst the proposal would conflict with the development plan in principle, great weight would be attributed to the improvement in setting of the listed heritage assets and Conservation Area. This, combined with the other merits of the scheme would outweigh the conflict that the proposal has with the development plan in principle. Accordingly, the application is recommended for approval subject to conditions.”

Officer report

Consultation and objections

Statutory consultees raised no objections overall, while one member of the public questioned access safety, the track and effects on wildlife.

“Final Response - With regards to your query, it is noted that the access is very wide at its junction with Twyford Road and therefore vehicles can easily enter and leave the access at the same time. Even if 2 cars were waiting to leave vehicles could still enter the access road. Of course if vehicles meet just inside the access the vehicle entering may well have to reverse, but not onto the adopted highway, to enable the other car to leave.”

“Public Comments One member of public objected to the development raising the following concerns: · Safety of the main access onto A5132 Twyford Road in the context of intensification of use from the proposed development. · Suitability of the existing access track to the development due to its narrowness, footpath and agricultural vehicle crossings. · The protection for swallows and bats in the design is welcomed. · Request consideration of impact on owls and hares.”

Officer report

Who spoke

The agent addressed the committee, and Councillor D Shepherd said the decision was finely balanced because of policy conflict and concerns about trees.

Members’ discussion

Members asked about solar panels and raised concerns about replacing three trees; the planning officer explained the heating proposal and acknowledged the tree concerns.

“Members considered the Application and sought clarity regarding the use of solar panels and raised concerns regarding the lack of replacement of three trees.”

“The Planning Officer, advised the Committee that air source heat pumps would be used rather than solar panels and had noted Member’s concerns regarding the replacement of the trees.”

Minutes

The committee’s decision

The committee approved planning permission in line with the officer recommendation, adding a plan reference for the detached garage to Plot eight.

“The Planning Officer presented the Application to the Committee summarising the main points for consideration and proposed an amendment to condition two (plans) to reflect the receipt of an elevation plan for the detached garage to Plot eight, reference 014.”

“RESOLVED: That planning permission be approved as per the recommendations in the report of the Head of Planning subject to an amendment to condition two regarding an additional plan reference.”

Minutes