Girsby Committee Date : Officer dealing : Ms Helen Ledger Target Date: 15 October 2019 Date of extension of time (if agreed): 19/01819/LBC

Listed building consent for extension to cart shed to create a double garage with storage in eaves area. at The Cart Shed At Girsby Hall Farm Girsby North for Mr And Mrs Turnbull.

1.0 SITE DESCRIPTION AND PROPOSAL 1.1 The site is located within a complex of farm buildings and adjoining the farm house, Girsby Grange which is grade II listed. It is accessed from the main road via a long drive passed two other dwellings on the edge of the farmstead. The farmstead is set in the open countryside.

1.2 The proposal is the construction of an extension to the site of the existing dwelling to create a new double garage. Plans show the garage will be positioned adjoining existing structures on site using reclaimed bricks to match the existing buildings with two timber garage doors.

2.0 RELEVANT PLANNING AND ENFORCEMENT HISTORY 2.1 77/1439/FUL Construction Of An Agricultural Building - Granted 28.07.1977

2.2 82/0699/FUL Erection Of A Grain Silo - Granted 29.07.1982

2.3 89/1245/FUL Construction Of An Agricultural Building For Housing Cattle - Granted 15.02.1990

2.4 18/02600/LBC - Listed Building Consent for the alterations to outbuilding to form a dwelling - Granted 26.03.2019

2.5 18/02570/FUL - Retrospective planning permission for creation of two dwellings - Granted 22.03.2019

3.0 RELEVANT PLANNING POLICIES: 3.1 The relevant policy of the Development Plan and any supplementary planning policy advice are as follows;

Core Strategy Policy CP1 - Sustainable development Core Strategy Policy CP16 - Protecting and enhancing natural and man-made assets Development Policies DP28 - Conservation Development Policies DP30 - Protecting the character and appearance of the countryside Development Policies DP32 - General design National Planning Policy Framework

4.0 CONSULTATIONS 4.1 Girsby and Parish meeting - no comment response recieved

4.2 Site notice posted and neighbours notified - no responses received.

5.0 ANALYSIS

Dcreport-07 5.1 The main issues to consider as part of this application is the impact of the development would have on the character and appearance of the Listed Building.

Impact of development on Grade II Listed Building

5.2 Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historical interest which it possesses.

5.3 Section 16 of the NPPF provides the national policy on conserving and enhancing the historic environment. Paragraph 193 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset's conservation.

5.4 The NPPF also goes onto state that the Local Planning Authority needs to establish the type of harm the development would cause on the heritage asset. In this particular instance the proposed change of use of the outbuildings to dwellings would lead to less than substantial harm and therefore paragraph 196 of the NPPF is of relevance. The paragraph states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal.

5.5 Policy DP28 states that conservation of the historic heritage will be ensured by preserving and enhancing listed building. Development within or affecting the feature or its setting should seek to preserve or enhance all aspects that contribute to its character and appearance. This is further reiterated within Policy CP16 which states that development or initiatives will be supported where they preserve and enhance the District's natural and man made assets.

5.6 The proposed double garage addition to the outbuilding has been designed to complement the host dwelling and will use reclaimed materials. Given the location of the addition to the side of the dwelling furthest away from the listed building, adjacent the range of other farm buildings onsite, it is considered this results in no harm on the Grade II Listed Building and does not harm the character and appearance of the outbuilding or the setting of the adjacent Listed Building.

5.7 It is therefore considered that the proposed change of use is in accordance with the overarching principles of the NPPF and Policies DP28 and CP16 of the Local Plan.

Planning Balance 5.8 It is considered that the proposed addition to the outbuilding for a garage would have no harm on the nearby Grade II Listed Building and would not impact on the character and appearance of the heritage asset. It is considered that the change of use is in accordance with the overarching principles of the NPPF and the Council's Local Plan policies.

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including Local Development Framework Policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

6.0 RECOMMENDATION:

6.1 OPENNESS OF LOCAL GOVERNMENT BODIES REGULATIONS 2014

6.2 The decision: as recommended at 6.7

Dcreport-07 6.3 The reasons for the decision: as set out above.

6.4 Alternative options considered:

 Granting planning permission without conditions or planning obligation  Granting planning permission with conditions  Granting planning permission with conditions and planning obligation  Refusing planning permission  Recommending the application be withdrawn

6.5 Executive Members of the Council who have declared a conflict of interest in the decision:

None

(Note: if any Member has declared a conflict of interest, the application must be referred to Planning Committee for decision)

6.6 Dispensations in respect of Executive Members

(This should always be “none” – if a Member has a dispensation, it is to allow the decision to be taken by Committee)

6.7 That subject to any outstanding consultations the application be GRANTED subject to the following condition(s)

1. The development hereby permitted shall be begun within three years of the date of this permission.

2. The permission hereby granted shall not be undertaken other than in complete accordance with the drawing(s) numbered Cart shed 2 received by Council on 20 August 2019 unless otherwise approved in writing by the Local Planning Authority.

The reasons for the above conditions are:-

1. To ensure compliance with Section 18A of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2. In order that the development is undertaken in a form that is appropriate to the character and appearance of its surroundings and in accordance with the Development Plan Policy(ies) .

Dcreport-07