Replacement dwelling at The Barn southwest of Manor Barn, Toot Baldon

Replacing a barn with a house

The application sought to demolish an existing agricultural barn and replace it with a four-bedroom house and triple garage, in the village of Toot Baldon.

“Demolition of barn and construction of dwelling with garage and associated works.”

“The planning officer introduced the application, explaining that it had been referred to committee because the Parish Council’s views differed from the officer recommendation. The proposal sought full planning permission for the demolition of an existing agricultural barn and its replacement with a four-bedroom detached dwelling and a triple garage. The site lay within the settlement of Toot Baldon.”

Minutes

Whether this counted as infill

Officers judged that removing the barn would make the site infill, not inappropriate in the green belt, despite the parish council's view that housing numbers had already been met.

“Officers advised that Toot Baldon was classified as an “other village” under the local plan, where infill development was limited. This position was also reflected in the neighbourhood plan. Once the existing barn was demolished, the site would be surrounded closely by existing buildings and would therefore qualify as infill. As such, officers considered the development not to be inappropriate in the green belt.”

“Officers noted that the planning balance tilted in favour of sustainable development, and therefore the principle of a dwelling on the site was acceptable. The Parish Council had objected on the basis that creating further dwellings in Toot Baldon was no longer appropriate or sustainable, arguing that the village had already met the amount of housing envisaged for “other villages”.”

Minutes

Officers recommended approval

Officers found no harmful impact on neighbour amenity, archaeology, drainage, ecology or landscape and recommended approval subject to conditions.

“Officers concluded that the proposal would not give rise to harmful impacts regarding neighbour amenity, archaeology, drainage, ecology or landscape. Any residual effects could be satisfactorily managed through the recommended conditions.”

“It was recommended that application be approved, subject to the conditions set out in the report.”

Minutes

Parish council and the agent spoke

A councillor spoke for the parish council and the applicant's agent spoke in support of the application.

Members asked about policy and design

Members asked about heritage amendments, green belt and infill status, previously developed land, the Community Infrastructure Levy, and permitted development rights for converting the barn instead.

“Members queried whether the site lay within the green belt and, if so, whether green belt policy applied. Officers confirmed that the site was within the village and constituted infill development, meaning it was acceptable under paragraph 154 of the NPPF without the need to apply the grey-belt tests in paragraph 155.”

“Members asked whether the site could be considered previously developed land. Officers clarified that agricultural buildings did not constitute previously developed land under the NPPF definition, meaning the grey-belt rationale was not required for this proposal. Infill policy alone was sufficient.”

Minutes

Permission granted on a vote

Members agreed the application was policy-compliant, and a motion to grant planning permission was carried when put to the vote.

“Members agreed the application complied with relevant planning policies, represented acceptable infill development within the village, and did not raise concerns of sufficient weight to justify refusal. The seconder agreed that the proposal was policy-compliant and appropriate in its context.”

“A motion, moved and seconded to grant planning permission for application P25/S2391/FUL, was carried on being put to the vote.”

Minutes

Approved with multiple conditions

The application was approved subject to conditions covering tree protection, archaeology, drainage, landscaping, parking, lighting and energy requirements.

“RESOLVED: to approve planning application P25/S2391/FUL subject to the following conditions: Standard conditions: Commencement 3 years – Full Planning Permission 2. Approved plans * Pre-commencement conditions: Tree protection 8. Archaeological monitoring and recording 9. Archaeological Recording and Reporting 10. Habitat Management Plan 11. Construction Method Statement 12. Surface Water Drainage 13. Foul Water Drainage Prior to above slab level conditions: 9.”

Minutes