16.00993.FUL the Bothy, Patshull Park, Burnhill Green, Wolverhampton

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017

DEFERRED ITEM

16/00993/FUL Mr Marek Kwiatkowski Cllr Mason PATTINGHAM

The Bothy, Patshull Park, Burnhill Green, Wolverhampton South Staffordshire, WV6 7HY

Conversion of existing stables to form 2no dwellings and Sub division of existing garage into three.

1. SITE DESCRIPTION AND PLANNING HISTORY

See Appendix A

2. APPLICATION DETAILS

2.1.3 An amended plan has been submitted which shows an overspill parking area for approximately 8 vehicles as well as an improvements to the existing lane (widening, new surfacing and a fall to help accommodate surface water runoff).

3. POLICY CONTEXT

See Appendix A.

4. CONSULTATION RESPONSES

Conservation Officer - additional comments (received 04/04/2017) I have looked at the amended plan (960/A/005 Revision F) showing the parking relocated to the edge of the road which is now acceptable as it will have a negligible impact on the setting of the listed buildings, the conservation area and the registered park and garden and will not cause any harm to the significance of any of these designated heritage assets. I would still request a condition covering the materials to be used in the creation of the parking area and also and full details of any new boundary treatments or alterations to existing boundary treatments.

5. APPRAISAL

The application was deferred as it was considered that this application and a proposal at an adjoining property ‘The Gymnasium’ should be considered together.

5.1 Key Issues

- See Appendix A

5.9 Highways and Parking

5.9.1 Concerns have been raised by local residents that the development is not providing sufficient parking and that the parking that is proposed Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 may prevent access to their properties. The applicants have offered a compromise by proposing to widen the lane and provide the overspill car park area which will be suitable surfaced to accommodate all vehicles. Having visited the site and parked on the area proposed myself twice I do not consider that their remaining concerns in relation to users blocking their access are justified. These residents have resided in the complex for a long time and are likely to have concerns in relation to potential disturbance and issues that could arise from it. The applicants however have provided two parking spaces for each dwelling and as well as four for the existing dwelling, The Bothy. Even with the existing situation, there is sufficient room to reverse a car onto the driveway to the front of the garage with cars still able to pass by on the lane to The Stables; this will only be improved with the widening of the lane and the overspill parking area. The Conservation Officer has no objections subject to materials and landscaping conditions.

5.9.2 The parking arrangements for The Gymnasium can be found in the relevant section of that report.

6. CONCLUSIONS

6.1 The conversion of the existing brick buildings to alternative uses represents an appropriate form of development in the Green Belt as the resultant use does not involve significant alternations/extensions/rebuilding works which affect the character of the buildings and surrounding area. Their proposed conversion has been sensitively designed and does not involve significant alterations or extensions to the existing range of traditional barns.

6.2 The listed agricultural complex is a significant heritage asset. The scheme would help preserve the significance of the heritage asset as only limited alterations are needed for the residential conversion. Whilst the proposed overspill parking is inappropriate development there are considerations that clearly outweigh the harm to the Green Belt. I am therefore recommending Members approve the proposal.

7. RECOMMENDATION APPROVE

Conditions and reasons:

See Appendix 1

2. (Amended)

The development shall be carried out in accordance with the approved drawings: 960/A/005 Rev F received 28/03/2017 960/A/065 Rev A 960/A/070 960/A/060 received 09/02/2017 Bat survey dated August 2015.

Reason: In order to define the permission and avoid doubt.

3. (Amended) Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 No works hereby approved shall be commenced, until full details of the following have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details and retained for the life of the development, unless otherwise agreed in writing by the Local Planning Authority. o a full repairs schedule o full details of the retention and re-use of historic features o full details including a sample panel of the mortar mix, colour, gauge of jointing and pointing o full details of the internal doors o full details of the staircase o details of any alterations or additions to the exterior of the building including those for ventilation, extraction, security and lighting o full details of the existing timber work and the extent of its repair o a detailed landscaping scheme o details of the proposed bat loft.

Reason: To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy.

5. (Amended)

Notwithstanding what is shown on the approved plan 960/A/005 Rev F, this permission does grant or imply consent for the new driveway and parking for The Gymnasium.

Reason: In order to define the permission and to avoid doubt.

6. (Amended)

The handkerchief tree shown on approved plan 960/A/005 Rev F shall be retained. No development shall commence until details of the protection during construction of the aforementioned tree has been submitted to and approved in writing by the LPA.

7. (Amended)

The development hereby permitted shall not be commenced until a Construction management scheme comprising of:

- The routeing of construction vehicles to and from the site; - Parking facilities for vehicles of site personnel, operatives and visitors; - Arrangements for the loading and unloading of plant and materials; - Areas of storage for plant and materials used during the construction of the proposed development; and - The hours of construction - The size of the construction and delivery vehicles

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved management plan

Reason: To ensure the construction phase of the development does not detract from the reasonable enjoyment of surrounding residential properties in accordance with policy EQ9 of the Core Strategy.

12. Notwithstanding what is shown on approved plan 960/A/005 Rev F, there shall be no division of the courtyard.

Reason: To ensure that the development harmonises with the character of this listed building in accordance with Policy EQ3.

13. Proactive Statement

In dealing with the application, the Local Planning Authority has worked in a positive and proactive manner based on seeking solutions to problems in relation to dealing with the planning application, in accordance with paragraphs 186 and 187 of the National Planning Policy Framework, 2012.

Appendix 1

16/00993/FUL Mr Marek Kwiatkowski Cllr Mason PATTINGHAM & PATSHULL

The Bothy, Patshull Park, Burnhill Green, WV6 7HY

Conversion of existing stables to form 2no dwellings and sub division of existing garage into three.

1. SITE DESCRIPTION AND PLANNING HISTORY

1.1 Site Location

1.1.1 The site is located within the Parish of Pattingham and is part of the once great and extensive Patshull Hall. The proposal forms part of the old agricultural buildings that can be found some 120m south west of the main house. Unusually four sections of the complex have already been converted sometime in the early 2000's with a large section being left out. The shape of the building is an inverted square 'U' with a garage block infilling the gap at the bottom. The original courtyard has long since become overgrown and is now grass.

1.2 Planning History

Patshull Hall has an extensive and complicated planning history the most relevant of which are:

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 2001 Conversion of the stables, coach house, triumphal arch and old laundry unit into residential accommodation of nine units, approved (01/01059/LBC) 2001 Conversion of the stables, coach house, triumphal arch and old laundry unit into residential accommodation consisting of nine dwellings, approved (01/01060/COU) 2016 Conversion of existing stables to form 2no dwellings. Conversion of coach house to provide 1 single dwelling. Retention of existing Bothy and adjoining residential property with minor internal alterations, withdrawn (16/00057/FUL) 2016 Conversion of existing stables to form 2no dwellings. Conversion of coach house to provide 1 single dwelling. Retention of existing Bothy and adjoining residential property with minor internal alterations, withdrawn (16/00058/LBC) 2016 Conversion of existing stables to form 2no dwellings and sub division of existing garage into three, ongoing (16/00993/FUL)

1.3 Pre-Application Discussions

1.3.1 Discussions have taken place with Council Officers prior to submission where the merits of this revised scheme were discussed.

2. APPLICATION DETAILS

2.1 Proposal

2.1.1 The application consists of the conversion of the two vacant buildings within the existing barn complex along with the redevelopment of the existing garage block. The application also proposes to reinstate the traditional farmyard cobbles (some of which can be seen under the grass) in addition to some works to the lane which runs to the west of the complex adding a parking area in the paddock beyond which will service the complex as a whole.

2.1.2 The conversion will consist of two semi-detached residential dwellings and a detached garage block. The dwellings will be 4 and 3 bed respectively and will have open plan kitchen diners, living area and entrance halls at ground floor.

2.1.2 An application for Listed Building Consent has also been submitted for the above works.

2.2 Agents Submissions

Tree survey Heritage Statement Historic Building Recording Structural Report Ecological Assessment

3. POLICY CONTEXT

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 3.1 The stable buildings are Grade II listed, they are also associated with the Grade I listed Patshull Hall and in the Green Belt.

3.2 Core Strategy

Strategic Objective 5: To protect and enhance the historic environment and to ensure that the character and appearance of the Districts Conservation Areas is improved through management plans and better designed development. Core Policy 2: Protecting and Enhancing the Natural and Historic Environment GB1: Protecting the Green Belt EQ3: Conservation, Preservation and Protection of Heritage Assets EQ4: Protecting and Enhancing the Character and Appearance of the Landscape Core Policy 4: Promoting High Quality Design EQ11: Wider Design Considerations EQ12: Landscaping

3.3 National Policy Framework

1. Building a strong, competitive economy 3. Supporting a Prosperous Rural Economy 7. Requiring Good Design 12. Conserving and enhancing the historic environment

4. CONSULTATION RESPONSES

Cllr Mason called the application to committee (received 07/12/2016)

Parish Council (expired 07/12/2016)

Conservation Officer (received 13/12/2016) Summary: The stable buildings are Grade II listed, they are also associated with the Grade I listed Patshull Hall. The early C20th garage is considered to be curtilage listed in association with Patshull Hall. The vaulted stores are also curtilage listed in association with Patshull Hall. All these buildings are sited within the Grade II Registered Park and Garden of Patshull Park. The buildings are currently used for limited storage and are in need of a long term sustainable use. The stables are in a reasonable condition but they are clearly vulnerable and the Coach House, in particular it's roof, is in very poor condition. The principle of conversion to residential use is acceptable from a conservation perspective. The current application fails to demonstrate that the proposals will not harm the significance of the designated heritage assets. I am concerned about the level of alterations proposed and also at the lack of information to allow an informed decision to be made on the current proposals.

Further comments received (31/01/2017) These comments should be read in associated with my previous comments. The principle of conversion to residential use is acceptable from a conservation perspective. The current application still fails to demonstrate Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 that the proposals will not harm the significance of the designated heritage assets. I am still concerned about the level of alterations proposed and also at the lack of information to allow an informed decision to be made on the current proposals. It is still unclear if the submitted plans include all the works detailed in the structural engineers report. Extensive works are proposed within the structural engineers report and it needs to be clearly stated whether or not these are proposed to be implemented. Some of the proposed works are not appropriate for use in a listed building. The number of new openings has been reduced, there are 3 totally new openings proposed. It is also proposed to enlarge another 3 openings. It has not been demonstrated that these are necessary and that an alternative internal layout could preclude the need for these new openings. Also, if a new opening is shown to be necessary then a rooflight would be preferable to a new window as the visual impact and loss of historic fabric would be lessened. The level of internal alterations is still very significant. An entire brick internal wall is proposed to be removed and no justification is provided. The existing elevations do not accurately show the surviving windows and doors, in particular those at the far south-east end. The doorway has an arched opening and the window contains the remains of a venetian style window which should be replicated. Older photos should show if more openings originally had windows like this. Internally where insulated floor slabs are shown these will need to be full breathable and details can be required by condition. While the application includes a historic building record (HBR) which is very useful and informative and also a D&AS it still does not have a heritage statement assessing the impact of the proposed works on the significance of the assets. Paragraph 11.10 of the HBR assesses the buildings significance as medium but as, in the case of the barns, a Grade II listed building of national importance and in the case of the Garage a curtilage listed building, any harm to them requires clear and convincing justification. The HBR shows that while the barns date from c1750 they also include elements from a much earlier building. These elements are of great significance as they demonstrate the evolution of the site and contribute evidential and historical value. Any works that would affect these elements need careful consideration. There is reference to a bat loft but no details as to what this involves and any impact on the significance of the buildings. There is no reference to internal works including the retention of historic features including doors, windows, floors and machinery. Details of methods of insulation, ventilation and extraction should also be included. The location of all new vents, flues, SVP's and other external works should be marked on the elevation drawings. The application now includes only the stables and not the old gymnasium, its associated ice houses or the bothy. Therefore the supporting documents should be amended to reflect this. In terms of the landscaping the reinstatement of the cobbled surfacing is welcomed but there should be no formal sub-division of the land within the courtyard. Different ownerships can be shown through the use of alternative hard landscaping such as a row of different coloured cobbles.

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 Further comments (received 14/02/2017) The structural engineers report is to be amended to reflect a lesser level of intervention and will be submitted in due course. The proposals have been amended so that there are no new openings and no openings will be increased in size. The level of internal alterations has been reduced, in particular the internal wall that was proposed to be removed in its entirety is being retained with a new opening. In terms of structural internal alterations these are not acceptable. Details of fenestration can be required by condition but it should be noted by the applicant that as evidence of the design of the original windows is still in situ these should be replicated. Historic photos may shed light on how many of the openings had such windows in.

Also where insulated floor slabs are noted these will need to be fully breathable, details will be required by condition, and if possible, original historic floor surfaces should be re-used over the top of the insulated floor slab. There are still references to injected dpc and celotex insulation which are not appropriate for use in a historic building. Details of the proposed methods of insulation will be required by condition but it should be noted that the building will need to remain fully breathable. While the application includes a historic building record (HBR) which is very useful and informative and also a D&AS it still does not have a heritage statement assessing the impact of the proposed works on the significance of the assets. Paragraph 11.10 of the HBR assesses the buildings significance as medium but as, in the case of the barns, a Grade II listed building of national importance and in the case of the Garage a curtilage listed building, any harm to them requires clear and convincing justification. Having now looked at the separate application for the Gymnasium it is clear that the older parts of the building are in this area and not in the Bothy. In terms of the landscaping the reinstatement of the cobbled surfacing is welcomed but there should be no formal sub-division of the land within the courtyard. Different ownerships can be shown through the use of alternative hard landscaping such as a row of different coloured cobbles.

Draft conditions:

No works hereby approved shall be commenced, until full details of the following have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details and retained for the life of the development, unless otherwise agreed in writing by the Local Planning Authority. o a full repairs schedule o full details of the retention and re-use of historic features o full details including a sample panel of the mortar mix, colour, gauge of jointing and pointing o full details of the internal doors o full details of the staircase Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 o details of any alterations or additions to the exterior of the building including those for ventilation, extraction, security and lighting o full details of the existing timber work and the extent of its repair o a detailed landscaping scheme

Notwithstanding the details shown in the approved plans, no works hereby approved shall be commenced, until full details of the following have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details and retained for the life of the development, unless otherwise agreed in writing by the Local Planning Authority. - Full details of all works to existing floors - Full details of methods of insulation of floors, walls and roof - full details consisting of sections at a minimum scale of 1:5 and elevations at 1:20, of all external joinery including fenestration and doors and proposed exterior finish

County Highways (received 02/12/2016) There are no objections on Highway grounds to this proposal.

Arboricultural Officer (expired 07/12/2016)

Regeneration Officer (received 21/11/2016) The proposed development is located in an area outside of the settlement hierarchy. In accordance with the Affordable Housing and Housing Mix SPD, affordable housing requirement in these locations will be considered on the same basis as small service villages as a starting point. In line with Policy H2, we would therefore expect an offsite contribution equating to 20% of the development. However this requirement must be weighed against the Planning Practice Guidance which now states that developments of 10 units or less should not be required to make affordable housing contributions. This proposal falls below this threshold. Housing mix: Policy H1 encourages the provision of more 2 and 3 bedroom homes across all market areas of the district in order to produce a better balanced housing market. Mix should also be informed by local need as identified in the Housing Market Assessment. In relation to market housing, the HMA identifies an oversupply of 2, 3 and 4 bedroom homes in areas outside the main settlements in this sub-area. There is a shortfall of 2 bedroom properties in nearby Pattingham, therefore the provision of this size property in this development would be preferred. However, it is acknowledged that conversion of existing buildings will somewhat restrict the mix of properties that can be provided.

Historic England (received 29/11/2016) As you will be aware, your conservation adviser, Claire Hines, and I visited the application site last year to discuss the conversion of the Grade II stables and garage. Historic England has no objection in principle to the proposed residential use and is happy to defer to your conservation specialist adviser regarding the details of the proposals. Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 Recommendation We recommend that this application be determined in accordance with national and local policy guidance, and on the basis of your expert conservation advice. It is not necessary for us to be consulted again. If you feel you need further advice, please let us know why. Please re-consult us if there are material changes to the proposals. We will then consider whether such changes might lead us to object.

Natural England (received 24/11/2016) Natural England has no comments to make on this application.

Shropshire County Council (expired 07/12/2016)

Severn Trent Water (expired 07/12/2016)

Ramblers Association (received 05/12/2016) I now write to inform you that Public Right of Way No. 26 of Patshull Parish passes close by the proposed development site. This public footpath is the only public path to St. Mary's Church from the village of Burnhill Green. The applicant must not obstruct the footpath if the development receives planning permission. It must remain open for public use at all times. As long as this is adhered to The Ramblers' Association has no objections to the development.

4.2 Publicity Advertisement (expires 13/12/2016) and Site notice (expires 15/12/2016)

5. APPRAISAL

5.1 The application is to be heard by Planning Committee as Cllr Mason had concerns over parking and drainage.

5.2 Key Issues

- Principle of Development Conversion of existing buildings Alterations to rear lane and ancillary parking area - Case for very special circumstances - Impact on Green Belt - Impact on the Heritage Asset - Amenity/SAD standards - Impact on character of area - Highways and Parking - Impact on neighbouring properties - Landscaping and trees - Ecology - Other matters

5.3 Principle of Development

5.3.1 Conversion of existing buildings

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 The site is within the Green Belt where local and national policy states that the re-use of an existing building will be acceptable where the buildings are of permanent and substantial construction and provided the proposed use of the building (taking into account the size of any extensions, rebuilding or required alterations), would not harm the openness of the Green Belt or the fulfilment of its purposes. The applicant has submitted a comprehensive structural report detailing the condition of the range of buildings to be converted to residential use. This report identifies that certain areas of the barns would need to be repaired but the buildings are structurally sound. As the estate had various uses over the years, the buildings have not been treated in a sensitive or appropriate manner and as a result the roof of the element proposed for residential conversion needs replacing. The roof will not be any higher than that of the existing and as such will have no greater impact on openness. There are no other major extensions or renovations needed and as such I consider the proposal in accordance with the aims of GB1 and paragraph 90 of the NPPF.

The building is also a designated heritage asset and an assessment should be undertaken into the like hood of any harm caused to the building or its setting. This will be discussed later in the next section of the report.

5.3.2 Alterations to rear lane and ancillary parking area

Section C of GB1 considers changes of use of Green Belt and states that such development in the Green Belt will be permitted provided that the carrying out of engineering or other operations, or the making of a material change of sue of the land have no material impact on openness. The proposed alterations to the lane involve widening as well as the laying of a permeable bound material. I consider that these works will have no material impact on the openness of the Green Belt and as such are in accordance with the aims of GB1. The works also propose a car park area for use by the entire complex (including the existing dwellings) and has the potential to cause a degree of harm to openness by the permanent use by vehicles and therefore would be considered as inappropriate development. Any such development should not be approved except in very special circumstances.

5.4 Case for very special circumstances

5.4.1 After consultation with the neighbours residing in the existing complex it is clear that there are ongoing problems and issues with parking as well as vehicles delivering goods and providing services to the dwellings. It is anticipated that such problems could continue or become further exacerbated with vehicles visiting the additional dwellings. Parking would not be suitable in the internal courtyard due to the impact on the historic character and as such this is not an option. In light of this the applicants have offered the new parking area. It is proposed that the area will be suitably landscaped and bod paved to lessen any impact on the Green Belt and the rural landscape, all of which can be secured by a suitably worded condition if Members are minded to approve the application. On balance I consider the potential harm to the listed building (Heritage asset) from cars parking in the courtyard as well as the Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 alleviation of nuisance to the existing residents overcomes any limited harm caused to openness by the use of the area by vehicles.

5.5 Impact on the Green Belt

5.5.1 As established in section 5.3 of this report, it is not considered the conversion will have a material impact on the openness of the Green Belt. It is also considered that there will be no conflict with the 5 purposes of the Green Belt, these being; to check unrestricted sprawl of large built up areas; to prevent neighbouring towns margining into one another; to assist in safeguarding the countryside from encroachment; to preserve the setting and special character of historic towns and to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

5.5.2 Whilst it is inevitable that some domestication takes place from residential conversions in the countryside, there are four dwellings in existence at the site, and a further two will have no additional impact. In addition a condition can be placed on the approval, removing PD rights for detached structures such as sheds. The parking area will be suitably screened with a native/natural hedgerow which when established will lessen any visual harm caused by the parking pf vehicles.

5.6 Impact on Heritage Asset

5.6.1 Policy EQ3 of the Core Strategy recommends that for proposals which involve the alteration or repair of heritage assets should be considered by an assessment of the following: o Minimising the loss and disturbance of historic materials o Using appropriate materials o Ensuring alterations are reversible

5.6.2 Part 12 of the NPPF and English Heritage offer guidance in relation to development to ensure that the historic environment and its heritage assets should be conserved and enjoyed for the quality of life they bring to this and future generations.

5.6.3 The estate as whole has suffered detrimental conversions, subdivisions, ownership and use disputes in the past and these buildings are some of the last at the site to be converted. This complex also has a dilapidated dwelling that was used for the Gymnasium for the war veterans when the hall was used as hospital after WWII. Alterations to improve this part of the complex are part of a separate ongoing application. The other wings of the complex were converted some time ago and are currently occupied (The Bothy, The Coach House and The Stables).

5.6.4 Discussions have taken place with the Conservation Officer to ensure that any disturbance of historic fabric is kept to a minimum and proposed new openings have been removed as well internal walls remaining as is. The CO also considered it important that there is to be no Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 division of the reinstated courtyard to demark ownership which can be secured by condition.

5.6.5 To summarise; the heritage assets on the site are significant. The development would safeguard the long term future of these heritage assets with only minor external alterations. The proposed barn conversion scheme has been sensitively designed to limit the impact on the rural character of the barns. The proposal is therefore in accordance with advice contained in Part 12 of the NPPF and adopted local policy.

5.7 Amenity/SAD Standards

5.7.1 The site provides some amenity area to the rear and the front and satisfies the standards given in the Space about Dwellings guidance. The areas are not the traditional garden areas found on more modern housing developments however such situations are not uncommon in barn conversion schemes and buyers are aware of such when considering any future purchases. Any division of the plots will be agreed by solicitors and is a civil matter. No boundary treatments will be erected at the site without the express permission of the LPA. Any views into existing dwelling windows are at acute angles and again are common in barn conversions.

5.8 Impact on the character of the area

5.8.1 Policy EQ11 requires that new development "respect local character and distinctiveness, including that of the surrounding development and landscape […] by enhancing the positive attributes whilst mitigating the negative aspects", and that "[i]n terms of scale, volume […] and materials, development should contribute positively to the street scene and surrounding buildings, whilst respecting the scale of spaces and buildings in the local area."

5.8.2 Whilst the element of this application is currently vacant, as discussed in other sections of this report, the remaining wings have been converted into residential for some time. The conversion does not introduce any alien features and will restore the historic cobbles in the courtyard. The materials chosen for the operational improvement of the lane, and the parking area are to be secured by condition to ensure that the development will have a limited impact on the character of the existing rural landscape; consequently there can be no Policy EQ11 issues.

5.9 Highways and Parking

5.9.1 Concerns have been raised by local residents that the development is not providing sufficient parking and that the parking that is proposed may prevent access to their properties. The applicants have offered a compromise by proposing to widen the lane and provide the overspill car park area which will be suitably surfaced to accommodate all vehicles. Having visited the site and parked on the area proposed myself twice I do not consider that their remaining concerns in relation to users blocking their access are justified. These residents have resided in the complex for a long time and are likely to be suspicious of any new development Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 proposed however the applicants have provided two parking spaces for each dwelling and as well as four for the existing dwelling, The Bothy. Even with the existing situation, there is sufficient room to reverse a car onto the driveway to the front of the garage with cars still able to pass by on the lane to The Stables; this will only be improved with the widening of the lane.

5.9.2 Any parking shown in relation to The Gymnasium does not form part of this application. Notwithstanding this however, the proposed access shown is unacceptable and it is anticipated that parking for this dwelling will be in the new communal parking area. The most ideal resolution to all parking and highway issues is for the access to be from the main drive to the hall however there are ongoing ownership disputes that have blighted the site as a whole in the past which only look set to continue into the future.

5.10 Impact on neighbouring properties

5.10.1 Policy EQ9 states that new development "should take into account the amenity of any nearby residents, particularly with regard to privacy […] and daylight." A number of objections were received to the proposal and negotiations have taken place throughout the process which have alleviated the majority of these concerns. Any remaining issues (such as disturbance during construction (that is on a temporary basis)) can be secured by condition. All other matters have been addressed throughout this report.

5.11 Landscaping and Trees

5.11.1 The proposal is acceptable in landscaping terms subject to conditions regarding the retention and protection of the existing handkerchief tree in the courtyard. A suitable landscape scheme to be submitted and approved at a later date is to be secured by condition.

5.12 Ecology

5.12.1 A Protected Species report has been received in support to the application. This report recommends that a dedicated bat loft is provided. The CO requires further details of where this to be sited which can be secured by condition if Councillors are mined to approve the application.

6. Conclusions

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 6.2 The listed agricultural complex is a significant heritage asset. The scheme would help preserve the significance of the heritage asset as only limited alterations are needed for the residential conversion.

6.3 In view of the above considerations, approval is recommended subject to conditions.

7. RECOMMENDATION APPROVE

Subject to the following condition(s):

1. The development to which this permission relates must be begun not later than the expiration of 3 years beginning with the date on which this permission is granted.

Reason: The reason for the imposition of these time limits is to comply with the requirements of Section 91 of the Town and Country Planning Act 1990.

2. The development shall be carried out in accordance with the approved drawings: 960/A/005 Rev D received 02/02/2017 960/A/065 Rev A 960/A/070 960/A/060 received 09/02/2017 Bat survey dated August 2015.

Reason: In order to define the permission and to avoid doubt.

3. No works hereby approved shall be commenced, until full details of the following have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details and retained for the life of the development, unless otherwise agreed in writing by the Local Planning Authority. o a full repairs schedule o full details of the retention and re-use of historic features o full details including a sample panel of the mortar mix, colour, gauge of jointing and pointing o full details of the internal doors o full details of the staircase o details of any alterations or additions to the exterior of the building including those for ventilation, extraction, security and lighting o full details of the existing timber work and the extent of its repair o a detailed landscaping scheme

Reason: To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy.

4. Notwithstanding the details shown in the approved plans, no works hereby approved shall be commenced, until full details of the following have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details and retained Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 for the life of the development, unless otherwise agreed in writing by the Local Planning Authority. - Full details of all works to existing floors - Full details of methods of insulation of floors, walls and roof - full details consisting of sections at a minimum scale of 1:5 and elevations at 1:20, of all external joinery including fenestration and doors and proposed exterior finish

Reason: To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy.

5. Notwithstanding what is shown on the approved plan 960/A/005 Rev D, this permission does grant or imply consent for the new driveway and parking for The Gymnasium nor the boundary treatment shown in the cobbled courtyard.

Reason: In order to define the permission and to avoid doubt.

6. The handkerchief tree shown on approved plan 960/A/005 Rev D shall be retained. No development shall commence until details of the protection during construction of the aforementioned tree has been submitted to and approved in writing by the LPA.

Reason: To safeguard the amenity of the area in accordance with policy EQ11 of the adopted Core Strategy.

7. The development hereby permitted shall not be commenced until a Construction management scheme comprising of:

- The routeing of construction vehicles to and from the site; - Parking facilities for vehicles of site personnel, operatives and visitors; - Arrangements for the loading and unloading of plant and materials; - Areas of storage for plant and materials used during the construction of the proposed development; and - The hours of construction has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved management plan.

Reason: In order to define the permission and to avoid doubt.

8. No development shall commence until the materials used in the rear access lane as shown as the hatched area on approved plan 960/A/005 Rev D and the area denoted 'Area for parking allow for permeable bodpave system' shown on the aforementioned plan has been submitted to and approved in writing by the LPA. The development shall be carried out in accordance with the approved materials.

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 Reason: The site is within the Green Belt within which, in accordance with the planning policies in the adopted Core Strategy, there is a presumption against inappropriate development

9. The garage shall be used only for purposes incidental to, and in connection with, the use of the site as a dwelling.

Reason: In order to define the permission and to avoid doubt.

10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, or any other subsequent equivalent order, no development within the following classes of development shall be carried out to the dwelling, the subject of this approval, without the prior approval of the Local Planning Authority:

a. Schedule 2, Part 1, Class A - enlargement, improvement or other alteration b. Schedule 2, Part 1, Class B - addition or alteration to the roof c. Schedule 2, Part 1, Class C - any other alteration to the roof d. Schedule 2, Part 1, Class D - porches e. Schedule 2, Part 1, Class E - garden buildings, enclosures, pool, oil or gas storage container f. Schedule 2, Part 1, Class F - hardsurfacing g. Schedule 2, Part 1, Class G - chimney, flue or soil and vent pipe h. Schedule 2, Part 1, Class H - microwave antenna i. Schedule 2, Part 2, Class A - gate, wall, fence or other means of enclosure j. Schedule 2, Part 2, Class B - means of access k. Schedule 2, Part 2, Class C - painting of exterior

Reason: The site is within the Green Belt within which, in accordance with the planning policies in the adopted Core Strategy, there is a presumption against inappropriate development

11. Before any development takes place a scheme for the provision and implementation of foul drainage and surface water drainage works shall be submitted for the approval of the Local Planning Authority. The development shall not be occupied/brought into use until the approved scheme has been completed.

Reason: To prevent danger or damage from flooding by the adjacent watercourse in accordance with policy EQ7 of the adopted Core Strategy.

12. Proactive Statement

Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017

16/00993/FUL - The Bothy Patshull Park Burnhill Green Wolverhampton South Staffordshire WV6 7HY