Planning and Heritage Statement

Great Sutton Barns, Stanton Lacy Ludlow, Shropshire SY8 2AJ

March 2021 Planning Statement Great Sutton Barns

Contents

CHAPTER PAGE

1. The Application and Background 2

2. Planning Policy and Legislative Context 5

3. The Impact of the Proposals 8

4. Should permission be granted? 12

Client Johnny Bergius & Ed Godrich

Project Conversion of barn to light industrial

Document status Draft

Our Reference EDS 20115

Date March 2021

Planning Statement Great Sutton Barns

1. The Application and Background

1.1 Statement brief and structure

This Statement is prepared by Tompkins Thomas Planning on behalf of Messrs Bergius and Godrich (‘the applicants’) in support of an application seeking full planning permission for the conversion of Great Sutton Barns to a series of light industrial units.

The applicants have a proven track record of delivering schemes for the benefit of the rural community and we include their biography as an Appendix to this statement. Most notably, the applicant was integral to the restoration and preservation of the Tally Ho Inn at Bouldon and Earnstrey Hall.

The statement should be read in conjunction with the following plans and reports which comprise the application:

• Location plan; • Site Plan and Elevations (RRA); • Design and Access Statement (RRA); • Transport Note and Access Arrangement (CTP); • Drainage Strategy (CTP); • Ecology Survey (Jan Wilkinson); and • Structural Survey (Mark Dady Associates).

The remaining part of Chapter 1 explains the site and its context, the planning history of the site, and the development proposals. Chapter 2 explains legislation pertinent to the proposals, the development plan and other material considerations. The main planning matters are subsequently addressed in turn at Chapter 3. Chapter 4 summarises our findings and advises that planning permission should be granted for the development.

1.2 The Site and its context

Great Sutton Barns are in South Shropshire, approximately 6 miles north of Ludlow at the very edge of the Shropshire Hills Area of Outstanding Natural Beauty. The site is accessed via a shared driveway which connects with an unclassified road and the wider highway network to the west.

Planning Statement Great Sutton Barns

The site comprises a group of attached 1950’s built red-brick cowsheds and associated land, totalling approximately 0.64ha. The existing agricultural buildings are arranged as several red brick loose boxes arranged around a central courtyard with an exposed steel truss structure that was formerly covered. A private access track loops around the buildings to the west and north, terminating in a large area of hardstanding to the north-east of the site.

The buildings were historically used for rearing livestock although the surrounding area is now predominantly for arable farming.

The buildings already benefit from planning permission via 17/04539/FUL for conversion to 4 no. open market dwellings. All pre-commencement conditions are discharged, and the permission was implemented before 24th November 2020. The permission is therefore extant and represents a fallback position.

Figure 1: An aerial photograph identifying the site

1.3 Local designations

The site is located within Shropshire Hills Area of Outstanding Natural Beauty. The site is not affected by Ecological designation. There are no designated heritage assets affected by the development, the closest being the Grade II listed North Sutton House which is some 250 metres to the north of the site with no intervisibility or co-visibility.

The site is entirely within Flood Zone 1 according to Environment Agency mapping, which has

Planning Statement Great Sutton Barns

the lowest probability of fluvial flooding. There are no identified surface water flooding issues at the site.

Public Right of Way 0525/41/1 is a footpath which runs north to south approximately 50 metres due east of the site. The proposal does not affect the PROW.

1.4 The Proposals

The proposal is for the conversion of the existing buildings to light industrial units and associated works. The accompanying design statement explains the development proposal in detail, however, in brief, the proposal would create 9 no. commercial units. The units are designed as flexible spaces whereby one business might occupy several units depending on their needs.

At present, there are two businesses who are committed to occupying two of the units; Hundred House Coffee and Ed Godrich. A biography for both companies is attached. There are two further creative businesses who are in detailed negotiations to take two other units.

In summary, Hundred House are a speciality coffee roaster based in the Shropshire Hills. They have five full time employees but are looking for a new premises from which to grow the business. The barns at Great Sutton Farm provide an opportunity to design a space to fit their needs and would allow them to remain in the local area. An additional five employees will be required if they are able to relocate to Great Sutton Farm.

Ed Godrich is a local artist, born and raised in south Shropshire. After a period working in London as a successful interior and product designer, Ed has returned to live in the area and established a creative studio. Due to his increasing sales and international visibility he requires more space having outgrown his current studio. From here at Great Sutton farm ed will continue to grow his increasingly successful business from the site which would provide the space necessary to create and store his artwork.

In terms of the proposed works, the conversion follows the existing structure whilst the repair and other building works also respond to the rhythm of the existing barns. The existing brickwork structure is reused and repaired whilst the roof structure is also reused and reclad in corrugated metal sheeting to match that which was previously used at the site. Existing openings are used where possible and new openings are kept to a minimum. New windows for

Planning Statement Great Sutton Barns

the openings are powder coated metal framed to continue the industrial theme at the site.

In addition to the conversion, the proposals include an extension to the north elevation of the building and a small extension to the east end of the southern arm of the ‘U’ shaped building. This would allow for a space which better lends itself to use by the intended occupiers of Unit 2, 3, 4 and 9.

The extension to the north would repeat the form and profile of the existing building but would be clad in corrugated metal to retain the site legibility. Similarly, the extension to the east (unit 9) would be clad in corrugated metal and would extend the existing profile of the building to which it is attached. A bike and bin store is also proposed to be formed from reclaimed sleepers at the site.

Parking is to the north and east of the buildings and provides for 18 number vehicles. 4 of the 18 spaces are identified for disabled parking. There is also sufficient parking and turning space to allow vehicles, including HGV’s to enter and leave the site in a forward gear.

The proposal also includes a new driveway which leaves the shared driveway to the west of the existing access, sweeping around the buildings and areas identified for landscaping, before terminating at the north-east corner of the site.

The areas of hardstanding would be laid to a permeable material whilst other areas are soft landscaped laid to lawn with new tree and hedgerow planting as well as raised beds. The central courtyard space would be lawned and planted with specimen trees whilst a seating area is also proposed for employees.

The scheme proposes that surface water drainage is directed via pipes to the watercourse to the north of the site. By virtue of the introduction of permeable parking areas and roads in place of impermeable hardstanding, there would be a reduction in runoff created by the site.

In terms of foul water, the scheme proposes to treat effluent on site via a package treatment plant. Treated water is then discharged to the watercourse too.

1.5 Planning history

Planning permission 17/04539/FUL approved the conversion of the existing buildings to 4 no. open market dwellings. All pre-commencement conditions were subsequently discharged.

Planning Statement Great Sutton Barns

Condition no. 2 required that the permission was implemented before 24th November 2020.

Works including removal of existing hardstanding and laying of new hardstanding were carried out on 13th October 2020. The permission is therefore implemented and extant in perpetuity. The applicants confirm that if this submission were to fail, then they would certainly carry out the development approved by 17/04539/FUL whereby it represents a fallback position.

1.6 Pre-application advice

The applicant entered pre-application advice with Shropshire Council via reference PREAPP/20/00342. The applicants, their planning agent and then architects held a Teams meeting with the planning officer, Ms Heather Owen, and Development Manager on 19th November 2020. The Council issued their written advice on 23rd November 2020.

The pre-application advice confirmed support for the principle of development as the buildings to be retained make a positive contribution to the area. The benefits to the rural economy were also acknowledged and the types of units suggested were considered to be appropriate for the locality.

The pre-application advice also confirmed that the detail of the conversion should be appropriate including that nibs of walls to be removed should be retained to enhance legibility of the buildings historic use. Characterful extensions were confirmed as being acceptable to the Council.

No other issues were raised in the pre-application advice, but the following further information was requested to accompany any application in addition to plans and elevations:

• Design and access statement; • Transport statement; • Access plan; • Structural survey; • Heritage Statement; • Ecology survey.

Planning Statement Great Sutton Barns

2. Planning Policy and Legislative Context

2.1 The Planning and Compulsory Purchase Order 2004

Section 38(6) explains that planning applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise.

In this case, the statutory Development Plan for the area comprises the Local Development Framework Core Strategy (‘Core Strategy’) & Site Allocations and Management of Development Plan (‘SAMDev Plan’).

The Council are presently reviewing the Core Strategy. The Local Plan Review is at regulation 19 stage and is capable of being a material consideration.

The National Planning Policy Framework (‘NPPF’ or ‘Framework’) declares itself an important material consideration for all planning applications in England.

2.2 Local Development Framework – Core Strategy

The Core Strategy sets out a vision for the area for the period to 2026. The principal role of the Core Strategy is to deliver the spatial planning strategy for Shropshire based on the needs of the area and its local characteristics.

Policy CS1 sets out that 27,500 dwellings are required along with 290 hectares of employment land over the plan period. It explains that the rural areas will become more sustainable through a “rural rebalance” with development and investment sought to contribute to social and economic vitality. Outside of settlements, the development sought is principally for economic diversification.

Policy CS4 directs development in rural areas to identified community hubs unless the provisions of Policy CS5 are met.

Policy CS5 supports development proposals, “on appropriate sites which maintain and enhance countryside vitality and character … where they improve the sustainability of rural communities by bringing local economic and community benefits”. Specifically, it supports three types of development which are pertinent to this submission:

• Small-scale new economic development diversifying the rural economy, including farm

Planning Statement Great Sutton Barns

diversification schemes; and

• The conversion or replacement of suitably located buildings for small scale economic development / employment generating use;

• Conversion of rural buildings which take account of and make a positive contribution to the character of the buildings and the countryside. Proposals for conversions will be considered with regard to the principles of PPS4, giving equal priority to the following uses:

o small scale economic development/employment generating use, including live- work proposals and tourism uses;

o affordable housing to meet local need (including agricultural workers dwellings);

o other uses appropriate to a countryside location.

Policy CS13 supports enterprise to deliver sustainable economic growth and prosperous communities. The policy also seeks to ensure that the business investment recognises the economic benefits of the County's environment and quality of life as unique selling points which need to be valued, conserved, and enhanced. It repeats that in rural areas, small scale economic development and non-agricultural farm diversification schemes, may be appropriate.

Other relevant policies include:

• CS6 Sustainable Design and Development Principles

• CS7 Communications and Transport

• CS17 Environmental Networks

• CS18 Sustainable Water Management

2.3 Site Allocations and Management of Development Plan

Policy MD1 commits to providing enough land to meet the provisions of the Core Strategy.

Policy MD5 explains how employment requirements set out under Core Strategy Policies CS1 –

Planning Statement Great Sutton Barns

CS5 will be delivered. It explains that employment land will be delivered on, inter alia, suitable sites which support industrial and commercial opportunities where they are compatible with neighbouring land uses and other planning policies.

Other relevant policies include:

• MD2 Sustainable Design

• MD12 Natural Environment

2.4 The National Planning Policy Framework (2019)

The NPPF confirms that it does not supplant the statutory Development Plan, but it, and its policies, are a significant material consideration when determining planning applications (paragraphs 2 & 212).

Chapter 6 of the Framework is titled ‘Building a strong, competitive economy’. Paragraph 80 explains that, “planning policies and decisions should help create the conditions in which businesses can invest, expand and adapt.” It requires that significant weight is accorded to supporting economic growth and productivity having regard for local business needs and wider opportunities for development. The policy also identifies that each area should build on its strengths, counter any weaknesses and address the challenges of the future.

Paragraph 81 requires flexibility in planning policy making as well as a proactive response to the changing needs of the economy.

Paragraph 83 supports the sustainable growth and expansion of all types of business in rural areas, both through conversion of existing buildings and well-designed new buildings, as well as the diversification of agricultural businesses.

Paragraph 84 explains that to meet local business needs in rural areas, solutions may have to be found adjacent to or beyond existing settlements, and in locations that are not well served by public transport. It goes on to explain that in these circumstances it will be important to ensure that development is sensitive to its surroundings, does not have an unacceptable impact on local roads and exploits any opportunities to make a location more sustainable.

Paragraph 118 sets out that, inter alia, substantial weight should be accorded to the use of

Planning Statement Great Sutton Barns

brownfield land and the development of under-utilised land.

Otherwise, the following policies of the Framework are relevant to this submission:

• Paragraph 108: Safe and suitable access should be provided to the site for all users.

• Paragraph 109: Development should only be refused on highways grounds if there would be an unacceptable impact on highway safety or the residual cumulative impacts on the road network would be severe.

• Paragraph 124: Achieving good design is fundamental to the planning process and is a key aspect of sustainable development.

• Paragraph 127: Proposals should function well and add to the quality of the area, be visually attractive, sympathetic to local character and maintain a strong sense of place.

• Paragraph 170: Proposals should recognise the intrinsic beauty of the countryside and minimise impacts on and provide net gains for biodiversity.

• Paragraph 172: Great weight should be given to conserving and enhancing the landscape and scenic beauty of AONB’s. Planning permission for major development should be refused other than in exceptional circumstances and where it is in the public interest.

Planning Statement Great Sutton Barns

3. Assessment of the main matters

3.1 The principle of development

The site has a location in open countryside outside of identified settlements and community hubs. The proposed development is for the conversion of agricultural buildings for employment generating uses. This would deliver development which supports a prosperous rural economy in accordance with the central tenant of Core Strategy Policy CS5.

The conversion scheme would facilitate small scale employment uses which would support the viability and vitality of the rural economy helping to retain, attract, and even generate businesses in the local area. Therefore, the development would fulfil three development types expressly supported by Policy CS5 as follows.

In proposing the conversion of the agricultural buildings to a non-agricultural economic use, the proposal is a farm diversification scheme which is supported by the first bullet of Policy CS5. The existing buildings were formerly required to accommodate livestock at the farm. However, surrounding land is now used for arable farming and, in any event, the buildings do not have an appropriate size or layout for modern farming needs. Accordingly, the buildings have no practicable agricultural use. The range of buildings, and the proposed development, are comparatively small in scale too.

The proposed development also meets the provisions of the fifth bullet of Policy CS5. The proposal is inherently a conversion scheme for economic development, whilst it has an appropriate location by virtue of causing no conflict with other policies in the development plan, as assessed throughout this statement.

Lastly, the proposed development meets the provisions of the final bullet of Policy CS5. The proposal is a conversion scheme of buildings which make a positive contribution to the character of the countryside. This is by virtue of the buildings being non-designated heritage assets as confirmed by the Council in their determining of the previous application at the site and their pre-application advice for this development proposal. This view was arrived at in part due to Great Sutton Farm being included on the Historic Environment Record as part of the Historic Farmsteads Characterisation Project. The proposed development is for small scale economic development whereby it is a supported use of rural buildings.

Planning Statement Great Sutton Barns

The National Planning Policy Framework is also a material consideration. It supports this development proposal insofar as paragraph 83 encourages a prosperous rural economy by permitting the conversion of existing buildings and well-designed new buildings. Paragraph 84 also supports economic development in rural areas, explaining that local business and needs in rural areas may have to be found beyond existing settlements and in locations that are not well served by public transport such as this.

For the above reasons, the development has a location which is supported by the Development Plan and NPPF.

3.2 Scheme design and conversion detail

Core Strategy Policy CS6 requires that developments are high quality with integrated sustainable design principles.

SAMDev Policy MD7a relates to housing development only but does provide a useful steer as to how the Council might expect conversion schemes to treat the buildings to which they relate. The policy expects minimal alteration or rebuilding and that developments respect the significance of a heritage asset, its setting and the local landscape character.

Policy MD13 requires Shropshire’s assets to be protected, conserved, sympathetically enhanced or restored.

A Structural Report by Mark Dady Associates which accompanied application 17/04539/FUL confirms that the buildings are structurally robust and can be converted without major rebuilding work. The buildings have not been altered, nor has their structure deteriorated since that survey was carried out whereby its findings remain extant.

The special interest in the buildings is their unique external appearance derived from the utilitarian brick walls, asymmetrical roof pitches, and courtyard layout. The resultant character is an attractive one which is representative of agricultural development in the early and mid- 20th century. The profile and cladding of the building present a design which truly portrays its original purpose. Accordingly, it provides an interesting and attractive built form which enhances the character and appearance of the rural landscape hereabouts.

RRA Architects have designed a conversion scheme which keeps the brick structure largely unaltered, with the existing openings, doors and windows retained and incorporated into the

Planning Statement Great Sutton Barns

proposed layouts. New openings are limited to that necessary and where they are proposed, they fit with the rhythm and agrarian character of the range.

Each unit is formed within the loose boxes whereby the existing divisions between the boxes can, largely, be retained also. Where internal dividing walls are removed, the nibs are kept referencing the historic division of space whilst facilitating the new use.

The proposed extensions to units 2, 3, 4 and 9 are modest in scale and continue the established profile of the existing buildings. The extensions are clad in corrugated tin sheeting, to present a clear but characterful juxtaposition of old and new. Other new cladding used throughout the site, including the roof covering is corrugated metal too, which is oft used both currently and historically for covering agricultural buildings.

The existing steel portal frame above the courtyard will be retained, but remain uncovered, to reference the building’s former use and to provide an interesting architectural element to the build.

The proposed development represents good design and preserves the agricultural character of the 1950’s cow sheds. Indeed, the proposed employment use is an ideal fit for the idiosyncratic building. There are less expectations and requirements for rooms of standard size and shapes or subdivision of units with an employment use compared with, for example, a residential use. This has enabled a development which truly responds to the buildings, with unit numbers and sizes designed to fit the space, rather than the contrary.

For these reasons, the proposed development complies with the Core Strategy and SAMDev Plan in terms of scheme design and the conservation of the character of the buildings as non- designated heritage assets.

3.3 Major development in the AONB

Paragraph 172 of the Framework attaches great weight to the conservation and enhancement of AONB’s. To achieve that goal, it advises that development proposals for major development in an AONB should be refused, unless exceptional circumstances exist.

Footnote 55 of the Framework confirms that whether a proposal is ‘major development’ in this context is a matter for the decision maker, “taking into account its nature, scale and setting, and whether it could have a significant adverse impact on the purposes for which the area has

Planning Statement Great Sutton Barns

been designated or defined.”

The courts1 have also confirmed that major development in the AONB is not defined by the DMPO’s definition of major development.

In this case, the proposal is for 9 small industrial units only and is confined, broadly, to the envelope of existing buildings. The conversion of the buildings is already agreed, albeit for residential purposes. The site is screened from long range views by the undulating landform, existing buildings and vegetation. The proposal therefore has a small scale, is of an appropriate nature for its setting, and is unlikely to cause significant adverse impact whereby it could not be described as major development in the AONB.

3.4 The AONB and Landscape Impact

Core Strategy Policy CS17 requires that development proposals identify, protect, enhance, expand and connect Shropshire’s environmental assets. It requires, inter alia, that development proposals protect landscape character and contribute to local distinctiveness, particularly the Shropshire Hills AONB.

As established, the proposal is not major development in the AONB although the NPPF‘s guidance at paragraph 172 remains relevant insofar as great weight should be attached to the preservation of the AONB.

As described at chapter 3.2 of this statement, the proposal is for the respectful conversion of existing buildings and involves only very modest and appropriate new development. Proposed parking is limited to areas already laid to hardstanding and a small additional area adjacent to the building. Extensive additional hedgerow and tree planting is in keeping with the local landscape character and the setting of this part of the Shropshire Hills AONB and would help assimilate the development with its natural setting.

Visual effects will be most appreciable from the footpath 50 metres to the east of the site. However, visual effects experienced by users of the PROW would not be substantial adverse given the sensitive and appropriate development which upholds the character of the site.

Accordingly, the proposed development complies with the raft of applicable national, regional,

1 R (Forge Field) v Sevenoaks DC [2014] EWHC 1895 (Admin)

Planning Statement Great Sutton Barns

and local planning policies related to the landscape. It would be carried out in a manner which does not compromise the landscape character of the site, its landscape setting, or that of the wider locality of this part of the Shropshire Hills AONB.

3.5 Ecology

Core Strategy Policy CS17 also requires that proposals protect the county ecology. The application is accompanied by an Ecological Appraisal prepared by Wilkinson Associates. The Appraisal and supporting surveys were initially carried out in July 2017 and were subsequently updated in March 2021.

The Appraisal confirms that an extended Phase 1 habitat survey, preliminary bat appraisal, and HSI assessment have been carried out at the site. It confirms that the proposals would not affect statutory and non-statutory sites nor priority habitats. There is negligible potential for roosting bats with low suitability for foraging bats. Birds, great crested newts, and dormice have also been assessed and the scheme is not considered likely to impact on those species or their habitats.

The proposals also include new habitat through tree and hedgerow planting. A condition requiring a biodiversity enhancement plan will also be agreed by the applicant.

On this basis, the proposals suitably mitigate harm and provide biodiversity enhancement in compliance with Core Strategy Policy CS17 and paragraph 170 of the NPPF.

3.6 Highway safety

Core Strategy Policy CS7 requires that proposals promote a sustainable pattern of development including safe communication to the highway network. The NPPF requires a paragraph 108 and 109 that proposals provide safe and suitable access, and that development should only be refused on highways grounds if there would be an unacceptable impact on highway safety.

The application is accompanied by a Transport Statement and Access Plan produced by Cotswold Transport Planning. The TS confirms that there are no apparent problems in relation to the current operation or safety of local highways and that site access arrangements comply with national design guidance whereby it is safe and suitable for the proposed development. The TS also confirms that parking provision is at the appropriate level and that trip generation would have a de minimis impact on the highway network. Accordingly, it concludes, that there

Planning Statement Great Sutton Barns

can be no residual cumulative severe impact on capacity or an unacceptable safety impact on the local highway network that might preclude the local planning authority from recommending approval of this planning application.

The proposal therefore complies with the NPPF and Core Strategy Policy CS7 in respect of transport and movement matters.

3.7 Flood risk and drainage

Core Strategy Policy CS18 requires that development proposals reduce flood risk and avoid adverse impacts on water quality by integrating sustainable water management.

The application is supported by a Drainage Strategy by Cotswold Transport Planning. It confirms that the site is entirely in Flood Zone 1, the development of which is preferred by the NPPF and Development Plan. Further, the drainage strategy confirms that there are no surface water flooding issues at the site.

The drainage strategy explains that surface water is drained to Pye Brook. Infiltration at the site is not possible owing to ground conditions, as demonstrated by accompanying test results, whereby discharge to the watercourse is appropriate. Through the removal of impermeable hardstanding and introduction of permeable tarmac, the scheme would reduce surface water run off at this brownfield site. Drainage is also very similar to that approved for the previous application at the site.

Foul water is treated on site via a package treatment discharging to the Pye Brook. There are no mains sewers in the area and infiltration isn’t possible at the site whereby this is the preferred drainage strategy as per the SuDS Manual. Again, this is a very similar strategy to that approved for the previous application at the site.

Overall, the proposed development would reduce overall flood risk at the site and avoid adverse impact on water quality whereby the scheme accords with Core Strategy Policy CS18 and advice in the NPPF.

Planning Statement Great Sutton Barns

4. Should Planning Permission be Granted?

Now that the salient planning matters have been assessed, it is necessary to consider whether planning permission should be granted. The starting point in making that determination is Section 38(6) of the Planning and Compulsory Purchase Act 2004, which requires that such a determination is made in accordance with the Development Plan, unless material considerations indicate otherwise.

The Development Plan in this case is the Core Strategy and SAMDev Plan only, and the proposal has been explained in the context of their policies. Importantly, this statement has established that the scheme, in proposing the conversion of characterful agricultural buildings to a small- scale employment use, accords with the Development Plan, particularly Policies CS5 and CS13 which relates to development in rural locations.

It is also established that the proposal would make better use of land and deliver economic benefits in a rural area, which complies with the wider aspirations of the Development Plan, particularly Policy CS1, as well as the Chapter 6 of the NPPF.

Furthermore, the proposals have a detail which ensures that the attractive agrarian character of the buildings, which are non-designated heritage assets, is upheld. In preserving the character of the buildings and proposing a sympathetic landscaping scheme, the proposals safeguard the character and appearance of the rural landscape and conserve the special character of the Shropshire Hills AONB.

Otherwise, this statement, in tandem with the supporting documents, confirms that there is no conflict with any other policies of the Development Plan having particular regard for those relating to the highway safety, biodiversity, flood risk and drainage. Accordingly, the application proposal complies with the Development Plan in the round.

Accordingly, as the application proposal complies with the Development Plan and without material considerations indicating to the contrary, S38(6) of the Act, supported by paragraph 11. c) of Framework, requires that planning permission is granted without delay.