Date of Expiry of Statutory Period : 11 March 2010

ITEM NO: 6 Location: Manor Farm, Riding School, Church Lane, Graveley, Hitchin

Applicant: Mr and Mrs H Seebohm

Proposal: Conversion and change of use of stable block to 2 residential units and relocation of stables to large barn including change of use of large barn from agricultural to equestrian use and extension of large barn. New access road. (As amended by drawings received 3rd and 8th February 2010.)

Ref.No: 09/02197/ 1

Officer: Kate Poyser

Date of expiry of statutory period : 11 March 2010

Reason for Delay

Committee cycle and negotiations with the applicant's agent.

Reason for Referral to Committee

The application site exceeds 1 hectare and floorspace involved exceeds 500 sq metres.

1.0 Relevant History

1.1 In 2003 planning permission was granted for the conversion of former stables to two 2 bedroom dwellings. This has now been implemented. (Ref. No. 03/00494/1)

1.2 An application for planning permission (ref: 09/00895/1) was withdrawn last year for work of the same description as this current application.

2.0 Policies

2.1 Government Policy Advice PPG2 - Green Belt PPS4 - Planning for Sustainable Economic Growth

2.2 East of England Plan SS1 – Achieving Sustainable Development SS7 – Green Belt ENV7 – Quality in the Built Environment ENG1 – Carbon Dioxide Emissions and Energy Performance

2.3 North Hertfordshire District Local Plan No.2 with Alterations

Policy 2 - Green Belt Policy 16 - Areas of Archaeological Significance and other Archaeological Areas Policy 25 - Re-use of Rural Buildings Policy 55 - Car Parking Standards Policy 57 - Residential Guidelines and Standards

PLANNING CONTROL (11.3.10) 2.4 North Hertfordshire District Council Supplementary Planning Documents

Supplementary Planning Document: Vehicle Parking Provision at New Developments Supplementary Planning Document: Planning Obligations

3.0 Representations

3.1 Highway Authority - following the receipt of additional information raise no objections subject to various conditions.

3.2 Environment Agency - no objections following the receipt of further information.

3.3 Herts Biological Record Services - the proposal is unlikely to impact on a bat roost.

3.4 County Archaeologist - recommends a condition relating to archaeological investigation work.

3.5 Graveley Parish Council - no comments received

4.0 Planning Considerations

4.1 Site & Surroundings

4.1.1 Manor Farm, Chesfield lies within the Green Belt, between the North East Stevenage development and Graveley. The farm whilst still partly agricultural mostly accommodates stables and a riding school. There are also 3 residential units, including the original farm house and a stable block converted into two dwellings 6 years ago.

4.2 Proposal

4.2.1 The proposal it to relocate 18 stables to within an existing large barn to the rear of the site; to convert two of the existing stable blocks to two residential properties; demolish two other stable blocks and replace one block of 7 stables with new stables in the same location, only facing north rather than south. The proposal also involves a section of new access road linking the existing car park to the relocated stables to the rear of the site. A Unilateral Untertaking has been submitted in respect of the two new dwellings proposed.

4.3 Key Issues

4.3.1 The key issues relate to green belt considerations, sustainability issues, the residential amenity of future occupiers and parking/highway related matters.

4.3.2 Conversion of stables to two residential units. Government advice and Council policy generally accept the re-use of rural buildings. Whilst there is a preference for commercial uses, residential uses may also be considered. The road network in the Chesfield area is of narrow windy rural roads which are not best suited for use by larger commercial vehicles. The stables to be converted to residential are in close proximity to the existing farm house and two recent residential conversions. For this reason also a residential use may be preferable to a use which would generate any additional noise and disturbance to existing residents. It is for these reasons that I consider that a change of use to residential rather than commercial may be preferable in this particular case. The recent granting of planning permission in 2003 for the conversion of stables to two residential units here could also be seen as setting a precedent.

PLANNING CONTROL (11.3.10) 4.3.3 The proposed residential units would have adequate private and communal gardens, which would, together with the already converted residential units and with the demolition of a row of existing stables, create an approximately symmetrical courtyard development. The proposed dwellings and existing converted units would have a back to back relationship 30 metres apart giving a good level of privacy between them. The dwellings would each have two bedrooms and two parking spaces in line with the Council's current car parking standards. A surveyor's report has been submitted to show that the building is sound and capable of conversion without significant work needing to be carried out to it. The building is close to the Listed farm house, but it is considered that its conversion would cause no harm to its setting.

4.3.4 Manor Farm is located approximately 800 metres to the recent Great Ashby development, north of Stevenage, with its network of cycleways, footpaths and neighbourhood facilities. I, therefore, consider the proposal would be within a sufficiently sustainable location.

4.3.5 Relocation of stables to existing barn. The applicant advises that the large barn is now surplus to requirements due to changing agricultural land use. The relocation of the existing stabling within the building would enable a rationalization of uses, so that the residential uses would be at the southern end of the site and the equestrian use, including the existing riding school building, menage and proposed relocated indoor stables, to the north.

4.3.6 The proposal does not involve an increase in the equestrian activity here. It is for a relocation of existing stables. The barn is of a modern construction and appears sound. It measures 30 metres by 21 metres and the proposed extension for a store room would measure 10 metres by 5 metres and would replace existing outbuildings and storage containers. The only other alterations proposed to the barn is a row of small windows in two of the elevations. I consider this part of the proposal would have no significantly greater impact on the character, appearance or openness of the green belt than the present situation. I consider the conversion of the large barn would comply with Policy 25 - Re-use of Rural Buildings and I can see no objections in principle.

4.3.7 New access road and highway considerations The new access road was my main concern in the withdrawn application referred to in the planning history above. I considered it was unnecessarily long and out of keeping with the character of the green belt. This revised scheme shows a relocated and much shorter access road, linking the existing equestrian car park with the northern part of the site. In the previous scheme it was shown to go around a paddock. It is now show to abut the existing driveway, which would be altered to just serve the proposed residential conversions. I now consider the revised access would have little significant effect on the character and appearance of the green belt and can see no objection to it, subject to surface materials.

4.3.8 No alterations are proposed to either of the existing accesses on to the highway. Following negotiations the applicant has successfully demonstrated that a fire tender and other service vehicles could gain access to the large barn to the rear of the site and turn around within the site. There are no highway objections to this proposal.

4.3.9 With regard to the Unilateral Undertaking an up to date copy of the Title documents has been requested and it is anticipated it will be received before the Meeting.

PLANNING CONTROL (11.3.10) 4.4 Conclusion

4.4.1 In conclusion, I consider there is no objection in principle to the conversion of the stables to residential and I can see no sustainable objections to the design. I can also see no objection to the use of the agricultural barn for the relocation of existing stabling facilities. I consider concerns to a previous scheme for the new section of access to serve the equestrian facilities have been overcome and I can see no sustainable objection to this part of the proposal either.

5.0 Legal Implications

5.1 In making decisions on applications submitted under the Town and Country Planning legislation, the Council is required to have regard to the provisions of the development plan and to any other material considerations. The decision must be in accordance with the plan unless the material considerations indicate otherwise. Where the decision is to refuse or restrictive conditions are attached, the applicant has a right of appeal against the decision.

6.0 Recommendation

6.1 That planning permission be GRANTED subject to the following conditions:

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.

Reason: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out wholly in accordance with the details specified in the application and supporting, approved documents and plans, or with minor modifications of those details which have previously been agreed in writing by the Local Planning Authority as being not materially different from those thereby permitted.

Reason: To ensure the development is carried out in accordance with details which form the basis of this grant of permission.

3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 as amended no development as set out in Classes A, B, C, D, E, F of Part 1 of Schedule 2 to the Order, (or any subsequent Statutory Instrument which revokes, amends and/or replaces those provisions) shall be carried out without first obtaining a specific planning permission from the Local Planning Authority.

Reason: Given the nature of this development, the Local Planning Authority considers that development which would normally be "permitted development" should be retained within planning control in the interests of the character and amenities of the area.

4. Prior to the commencement of the development , landscape details shall be submitted to and approved in writing by the Local Planning Authority and shall include the following:

a) which, if any, of the existing vegetation is to be removed and which is to be retained;

PLANNING CONTROL (11.3.10) b) what new trees, shrubs, hedges and grassed areas are to be planted, together with the species proposed and the size and density of planting;

c) the location and type of any new walls, fences or other means of enclosure and any hardscaping proposed;

d) details of any earthworks proposed.

The landscaping scheme shall be carried out as approved and shall be carried out before the end of the first planting season following either the first occupation of any of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which, within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased , shall be replaced during the next planting season with others of similar size and species, unless the Local Planning Authority agrees in writing to vary or dispense with this requirement.

Reason: To ensure the submitted details are sufficiently comprehensive to enable proper consideration to be given to the appearance of the completed development.

5. The approved details of landscaping shall be carried out before the end of the first planting season following either the first occupation of any of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which, within a period of 5 years from the completion of the development, die, are removed or become seriously damaged or diseased, shall be replaced during the next planting season with others of similar size and species, unless the Local Planning Authority agrees in writing to vary or dispense with this requirement.

Reason: To safeguard and enhance the appearance of the completed development and the visual amenity of the locality.

6. The conversion of the large barn to stabling facilities hereby permitted shall not be brought into use until the proposed new access to serve it has been constructed, in accordance with drawing No. SCF/13/21 and in accordance with details to be submitted to and approved in writing by the Local Planning Authority

Reason: In the interests of the appearance of the completed scheme and highway safety and amenity.

7. The conversion of the stables to two residential units hereby permitted shall not be brought into use until the proposed new access to serve it has been constructed, in accordance with drawing No. SCF/13/21 and in accordance with details to be submitted to and approved in writing by the Local Planning Authority

Reason: In the interests of the appearance of the completed scheme and highway safety and amenity.

8. Before the first occupation of the proposed dwellings and use of the large barn for stabling facilities of the development herby permitted, properly consolidated and surfaced turning space for vehicles for the respective uses shall have been provided as indicated on drawing No. SCF/13/21 and permanently maintained.

Reason: So that vehicles may enter and leave the site in forward gear.

PLANNING CONTROL (11.3.10) 9. The proposed residential units shall not be occupied until the proposed parking spaces as identified on drawing No. SCF/13/21 shall be provided. They shall permanently maintained for the purpose of parking thereafter.

Reason: To ensure the development makes adequate provision for the off- street parking for vehicles likely to be associated with its use.

10. All parking, delivery and storage areas associated with the construction of this development must be provided on land which is not public highway and the use of such areas must not interfere with the use of public highway.

Reason: In the interest of highway safety during construction.

11. Details and/or samples of materials to be used on all external elevations and the roofs of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. The approved materials shall be implemented on site.

Reason: To ensure that the development will have an acceptable appearance which does not detract from the appearance and character of the surrounding area.

12. No demolition or development shall take place within the proposed development site until the applicant, or their agents, or their successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted to the planning authority and approved in writing. No use or occupation shall take place until the approved written scheme of investigation for archaeological works has been implemented in full.

Reason: In order that a record can be made of any archaeology found within the site.

Reason for Decision

The development, hereby permitted, would be in accordance with Green Belt policy, would have no adverse effect on the visual amenity of the area, on the amenities of the neighbouring residential properties, and on highway conditions in the vicinity of the site and, as such complies with the relevant provisions of the development plan and national guidance, as summarised below.

North Hertfordshire District Local Plans No 2 with Alterations Policy 2 - Green Belt Policy 16 - Areas of archaeological significance and other archaeological areas. Policy 25 - Re-use of rural buildings Policy 57 - Residential guidelines and standards PPS 7 and PPS4

PLANNING CONTROL (11.3.10)