Agenda item - 23/01220/FP HOLBORN FARM, DANE END, THERFIELD, ROYSTON, HERTFORDSHIRE, SG8 9RH

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Conversion of existing barn into one 4-bed dwelling including extensions, detached car port, widening of existing vehicular access, associated landscaping and parking following demolition of existing stable extension, car port and lean-to structure. (as amended by plan nos 301_R1, 302_R2, 3010_R1 _ 313_R1)

RESOLVED: That application 23/01220/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager, and the following amendments to Conditions 8 and 9 and the addition of Conditions 10 and 11, as follows:

“Condition 8

The development hereby permitted shall be carried out in accordance with the recommended mitigation and enhancements set out in the submitted ecology report by Cherryfield Ecology dated January 2023 and the Emergence & Activity Bat Survey dated June 2023 unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of nature conservation and to comply with Policy NE4 of the North Herts Local Plan 2011 – 2031.

Condition 9

Prior to the commencement of the development approved a scheme of sustainable energy saving measures to be incorporated into the dwelling shall be submitted to, and approved in writing by, the Local Planning Authority and implemented on site.

Reason: To address the climate emergency in accordance with Local Plan Policy D1 of the North Herts Local Plan.

Condition 11

Notwithstanding the detail show on the submitted drawings further details of shuttering to the north facing primary entrance shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of works. The development shall be carried out in accordance with the approved details.

Reason: To safeguard the character and appearance of the listed building to which this consent relates and to comply with Policies SP13 and HE1 of the North Hertfordshire Local Plan 2011 to 2031.

Condition 12

Notwithstanding the detail show on the submitted drawings further details of the opening size and design of the north facing rooflight shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of works. The development shall be carried out in accordance with the approved details.

Reason: To safeguard the character and appearance of the listed building to which this consent relates and to comply with Policies SP13 and HE1 of the North Hertfordshire Local Plan 2011 to 2031”.

Audio Recording – 4 minutes 55 seconds

The Senior Planning Officer gave a verbal update and advised that:

· A supporting letter had been received from the planning consultant for the applicant. This includes endorsement of the recommendation of the Conservation Officer that the dwelling location met with all criteria from the National Planning Policy Framework.

· A variation in the wording to condition 8 would include relevance to the Bat survey carried out in June 2023.

· A variation to the wording in condition 9 would be to include “pre - commencement” rather than “first occupation”.

· New conditions 11 and 12 were suggested in respect of the shuttering and roof elevation to safeguard the character of the building.

The Senior Planning Officer presented the report in respect of Application 23/01220/FP supported by a visual presentation consisting of photographs and plans.

The following Members asked points of clarification:

· Councillor Louise Peace

· Councillor Tom Tyson

· Councillor Val Bryant

In response to the points of clarification, the Senior Planning Officer advised that:

· The bat licencing body concerned with this development would be Natural England, or whoever should replace them if they should not exist in the future.

· The roof tiles on the existing building would be removed and reused.

· It would be investigated whether there is a condition concerning the fabric change of the building and whether this needs to be recorded by Historic England.

The Development and Conservation Manager advised that there is a separate listed building application which will be dealt with under delegated powers and any condition concerning the recording of the fabric of the building would placed on a consent relating to that application.

The Chair invited the applicant, Mr Nick Brown to speak in support of the application. Mr Brown thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

· The area had quiet lanes, mainly used by residents and delivery drivers.

· The barn itself was beautiful, but the added buildings were ugly. The development would provide external benefit to the area.

· Highways had raised concerns that there were no pavements, although his young family use both bicycles and prams and have no concerns. It was thought that one new dwelling would not add significant traffic problems.

The following Members asked points of clarification:

· Councillor David Levett

· Councillor Nigel Mason

In response to the points of clarification, Mr Brown advised that:

· Alterations to the development would improve the visibility on the site. The stable block to be removed did obstruct the entrance view. It had also been recommended by the traffic consultant to remove the top two thirds of the hedge adjacent to the entrance to improve the visibility splay.

· It was unknown when the site was last used as a farm. He purchased the building 3 years ago, when the previous owners moved to an adjacent bungalow. The previous owners used the site for horses and storage. He was not aware of when the last commercial use of the site was.

In response to points of clarification, the Senior Planning Officer advised that:

· Highways had made no objections the visibility at the site, however there was an objection to the new dwelling being sited in a rural location with sustainability issues.

· The hedge at the entrance to the site would be trimmed back to enable the required visibility splay.

Councillor David Levett proposed to grant planning permission and Councillor Daniel Allen seconded.

The following Members took part in debate:

· Councillor Dave Winstanley

· Councillor Louise Peace

Points raised in debate included:

· Highways were not concerned with any impact from one additional dwelling.

· Previous agricultural use had made considerably more traffic on the lanes in the past.

· There had been concern regarding the bats in the barn, but this had been adequately dealt with by the conditions.

Having been proposed and seconded and following a vote, it was:

RESOLVED: That application 23/01220/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager, and the following amendments to Conditions 8 and 9 and the addition of Conditions 10 and 11, as follows: