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Stanton Farm Planning Statement 2021

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Stanton Farm Planning Statement 2021 AD DRAWING SERVICES LIMITED Planning Statement Material Change of Use of an Agricultural Building to a Dwellinghouse At Stanton Farm, Browns Lane, Stanton-on-the-Wolds, Nottinghamshire. Prepared for: Mr D McLaren Prepared by: Andrew Dudley, AD Drawing Services Limited May 2021 AD Drawing Services Limited 52 Swan Street Sileby Loughborough Leicestershire LE12 7NW T 07540 492144 [email protected] AD DRAWING SERVICES LIMITED Introduction This submission is for full planning permission a to convert as existing agricultural building into a single dwellinghouse. Prior approval was initially refused under reference 19/00783/PAQ on 16th May 2019. A subsequent application for the conversion of Browns Lane the building, 19/01698/PAQ was again refused on 10th September 2019. An appeal against the refusal of prior approval was allowed on 28th February 2020. A further variation of the development to allow the use of timber cladding for the front and rear elevations of the building, 20/03172/VAR, was approved on 16th February 2012. Accordingly; the principle of the conversion and creation of two dwellings has been established on the site. To enhance the external appearance further than that approved under 20/03172/VAR, it is proposed to partially replace the existing steel sheet cladding with rendered block work and the Agricultural building upper half of the building in timber cladding as per the approval under Class Q. It is proposed to retain the existing steel frame and retain the building at the current dimensions. Change of Use of an Agricultural Building to a Dwellinghouse at Stanton Farm, Browns Lane, Stanton on the Wolds, Keyworth, Nottinghamshire. 1 AD DRAWING SERVICES LIMITED The building lies on the Southern side of Browns Lane, standing apart from the other buildings that lie within the farm. Browns Lane The main A606 road that leads to Nottingham and the A46 lies approximately 1km to the East. The village of Keyworth, with schools, an array of shops, pubs, restaurants and leisure facilities lies 2km to the North West. Close by to the application site are bus stops with regular bus services to West Bridgeford. The building is constructed from a steel portal frame, fully externally clad in profiled steel sheeting and roofing with 6 skylights. Internally, the floor is constructed from a partial concrete floor and partial compacted stone hard surface. It sits approximately 26m from the highway and is accessed through an Agricultural Building existing wide field gate. To the front of the building lies a substantial concrete apron. An access driveway leads down the Eastern side of the building to a telephone mast at the rear of the site. Change of Use of an Agricultural Building to a Dwellinghouse at Stanton Farm, Browns Lane, Stanton on the Wolds, Keyworth, Nottinghamshire. 2 AD DRAWING SERVICES LIMITED Consideration of the Proposal The agricultural barn which was constructed over 20 years ago and is typical in terms of its design and construction for a building of this nature. The barn a simple rectangular building being constructed utilising a steel portal frame fully clad in profiled metal sheeting. The building has a floor area of around 127 sqm., the floor being hard surfaced, partly in concrete. Details and photographs of the existing building are included in the submission. The existing building consists of a substantial steel portal frame, which a structural engineer has confirmed would be capable of being converted into two dwelling houses and has been accepted by both the Planning Inspectorate and the LPA; accordingly, the conversion to a single dwelling house which requires less internal works would remain to be capable. This portal frame will remain in it’s entirety in the construction of the building. The structural integrity of the building does not need any additional structural works, internally or externally, and the replacement of the external steel sheeting with timber cladding is proposed for aesthetic reasons only. The original structural engineer’s calculations have been reproduced with this application as the proposal is similar to that originally submitted in the cladding of the frame and building. Vehicle access to the site would continue to be direct from Browns Lane. A wide gated access point currently serves the existing building, access to a telephone mast and the agricultural land that lies to the South East of the building. During consideration of the previous applications, the Highway Authority advised that it would require 2.4m by 215m forward visibility splays to be provided. The access is currently shared for access to the agricultural land and building and to the telecommunications tower that lies to the rear of the site. The access is currently used by large, slow moving, farm vehicles and vehicles towing trailers which indicates that the access point would be more than suitable for domestic vehicles. It is proposed to improve the access point, ensuring that the width, radii and visibility splays will provide even safer access and egress to the land. Where possible and within the control of the applicant, hedges can be trimmed back to increase the forward visibility for persons using the access. The width of the access is currently 7.2m which will allow two vehicles to pass at the entrance point onto the highway. During the consideration of the Class Q notifications the Highway Authority has requested that the width of the access be restricted to no more than 5m for the first 5m back from the highway boundary. As already mentioned, this Change of Use of an Agricultural Building to a Dwellinghouse at Stanton Farm, Browns Lane, Stanton on the Wolds, Keyworth, Nottinghamshire. 3 AD DRAWING SERVICES LIMITED access is a shared access for agricultural and commercial vehicles accessing the land and commercial site beyond the subject building. Restricting the width of the access is considered to be detrimental to highway safety, which could mean vehicles waiting on the highway to allow the egress of large slow moving vehicles that would more than likely take up more than half the width of the access; accordingly it is important to retain the width of the access as it exists. The access is currently fully hard bound and if deemed necessary, the access can be line painted in usual highway marks to indicate in and out lanes. As it can be seen from the attached photographs, there is currently ample off street car parking provision and vehicle manoeuvring space within the hardbound area in front of the agricultural building. All vehicles will be able to turn around within the site, allowing all to enter and leave the site in a forward gear. Sufficient room and access would be available for emergency and refuse vehicles. There is not considered that there are any adverse impact in regard to transport and highway concerns by the proposed conversion of the agricultural barn to residential use. The building is currently used for the storage of agricultural implements. The proposed use of the building as a dwellinghouse would not result in any detrimental noise impacts given the location of the site and occupiers of the dwellings would not be adversely impacted by the adjoining land use. Immediately adjoining the application site and across the other side of Browns Lane lie residential properties. It is considered that with the required insulation of the external fabric of the building and the use of double/triple glazed windows, the occupants of the building would not be affected by the activities about them, nor would those occupiers of close by residential properties be affected by the proposed use of the building. Change of Use of an Agricultural Building to a Dwellinghouse at Stanton Farm, Browns Lane, Stanton on the Wolds, Keyworth, Nottinghamshire. 4 AD DRAWING SERVICES LIMITED The proposed windows will allow a substantial amount of natural daylight into all habitable rooms. The application site is located close to the A606, a main road to Nottingham, the A46 trunk road and further to Melton Mowbray, lying close to the large village of Keyworth with all of its amenities. There is excellent and easy link to the A46 trunk road making easy access to the M1 motorway, Leicester and North to Newark, Lincoln and beyond. Immediately to the North East of the building lies a small residential development of 5 dwellings, Stanton Mews, and across from the access to the site lie other residential properties. There are good public transport links with a bus service right outside the gates to the site.The village of Keyworth is within walking distance. Keyworth has 3 primary schools, an academy and a sixth form college and a number of early years childcare providers. Also, there are a number of small supermarkets, boutique shops, public houses and restaurants within the village vicinity and two leisure centres. It is considered that there are no reasons why the location of the site and the conversion of this building would be impractical nor would its conversion be undesirable. Consideration has been given to ensure that any new openings do not intrude on the privacy of the adjoining dwellings. Windows have been positioned to make the most of the views across the fields to the South West. The materials used in the conversion works would limit the environmental impact of the conversion by the careful use of sustainable high quality highly insulated materials and energy efficient fixtures and fittings. The building is considered to be in good structural condition. The proposed alterations would not result in the external dimensions of the converted building being exceeded. (Please see the additional detailed Structural Survey attached to this submission which was for the conversion of the building to two dwellings). Change of Use of an Agricultural Building to a Dwellinghouse at Stanton Farm, Browns Lane, Stanton on the Wolds, Keyworth, Nottinghamshire.
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