Self-build dwelling with annexe at Lady Green Farm, Denford, Leek

What was proposed

The application sought to convert two agricultural buildings into a four-bedroom dwelling and two-bedroom annexe, with parking, landscaping and ecological measures.

“This is a full planning application for the conversion of the two barns into a dwelling (Barn 1 to the west) and an annex to the dwelling (Barn 2 to the east). The dwelling would have four bedrooms and the annex would have two. The annex would also have car garaging within the building. The annex is intended for the parents of the applicant who currently lives in Ladygreen Farm but would move into the proposed Barn 1 dwelling.”

“The proposal is regarded as a “self-build” scheme. The agent gives further justification of this as follows: “The applicant will be living in the dwelling. As discussed at length in the submitted planning statement, the application is submitted on behalf of the Applicant who intends to live in the main dwelling, with his parents residing in the annexe.”

Officer report

The site and surroundings

The site comprises two modern agricultural storage buildings in open countryside and the Green Belt, reached by a long farm access road.

“The site is in the open countryside about a mile to the south-west of Longsdon village and a mile to the west of Cheddleton in an area known as Denford. The site is also in the Green Belt. It comprises two modern portal- framed agricultural storage buildings sitting side by side. The site lies at the end of a long farm access road off Huntley Road, a country lane to the north.”

“The buildings are a more-or-less matching pair set 2.8m apart in parallel. They are typical late 20 th C farm sheds with approx.2.0m high block work base walls on three sides and grey corrugated cement-fibre type sheet coverings above and to the roofs which are dual pitched with approx.5.0m ridge height.”

Officer report

Earlier applications

Earlier prior approval and full applications for residential conversion were refused, while this application followed amendments and a Preliminary Ecological Appraisal.

“A full application for the proposal was refused under delegated powers in January 2025 (SMD/2024/0493). A further Prior Approval application under Part 3 Class Q of the GPDO was also refused under delegated powers in April 2025 (DET/2025/0008).”

“This new submission is essentially the same scheme as the one put forward in the previous full planning application, refused in January 2025. There are some changes to the planting scheme with some proposed trees shown to be relocated. The new application includes the same documents as previously, comprising a Structural Calculations Report (dated 2021) and a Preliminary Bat Roost Assessment (dated Aug 2023) and an updated Planning Statement.”

Officer report

Why officers recommended refusal

Officers considered the remote location and buildings unsuitable for residential conversion, with the proposed design failing to reflect the rural setting.

“It is not considered the buildings are suitable or worthy in this respect. The buildings are purely functional, modern, typical grey blockwork and corrugated fibre-cement agricultural storage buildings and are unattractive bulky buildings and untidy.”

“To conclude on the matters of principle, whilst the proposed conversion of the buildings is not deemed to be inappropriate development in the Green Belt, by virtue that the buildings can be described as “permanent” and “substantial”, due to the condition of the buildings in view of the structural engineer comments, the buildings are not considered either physically, architecturally or in character terms suitable and worthy of a residential conversion/change of use and…”

Officer report

Other supporting representations

A planning consultancy supported annexe accommodation, and the applicant’s father’s GP wrote in favour of the proposal.

“A letter of support has been received from the National Annexe Planning Consultancy (NAPC) which supports proposals which include annexe accommodation.”

Officer report

Who spoke

The applicant, agent, ecologist and ward councillor spoke for the application.

Members’ discussion

Members discussed the buildings’ potential for reuse and thanked the applicant for responding to earlier committee comments.

“Members commented on the reuse potential for the agricultural buildings given their current condition and thanked the applicant for listening to previous comments made by the committee.”

Minutes

The committee’s decision

The committee approved the application contrary to the officer recommendation, finding the buildings suitable and the proposal acceptable on housing, design and ecological grounds.

“That contrary to officers’ recommendation the application be APPROVED for the following reasons: • The buildings are physically, architecturally and in character terms worthy and suitable for conversion. It was therefore considered the proposal would comply with policies SS1, DC1, NE1, NE2, SS10 and SS11 of the Staffordshire Moorlands Local Plan.”

“That the proposal gave consideration to sustainable construction techniques and design concepts for buildings to reduce the impact of the development, • That the development raised no ecological concerns following the submission of a satisfactory Preliminary Ecological Assessment.”

Minutes