PLANNING & HERITAGE STATEMENT

MANOR FARM COTTAGE MAVESYN RIDWARE

JANUARY 2021

Manor Farm Cottage, Mavesyn Ridware Planning Statement

Site Address: Manor Farm Cottage, Mavesyn Ridware, Staffordshire, WS15 3QE

Applicant: Mr. D. Clift

Proposal: Conversion and alteration of agricultural building to form dwellinghouse

Planning & Heritage Statement: Date Issued: 11th January 2020 Job Reference: RDP/2021/003

Report Prepared By: Rob Duncan BSc(Hons) MA MRTPI Rob Duncan Planning Consultancy Ltd

Contact Details: Rob Duncan Planning Consultancy Ltd 70 Ferndale Road, Lichfield, Staffordshire, WS13 7DL Email: [email protected] Tel. 07779 783521

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

1 Introduction

1.1 Rob Duncan Planning Consultancy Ltd. has been instructed by Mr. D. Clift to seek full planning permission for the conversion and alteration of an existing agricultural building at Manor Farm Cottage, Manor Lane, Mavesyn Ridware to create a single dwellinghouse.

1.2 The existing building comprises a portal framed structure constructed atop a solid concrete base, with blockwork and metal clad walls, and metal sheeting to its roof. The building is located to the west of the farmhouse, beyond a larger agricultural building that is used for the storage of implements.

1.3 The application proposes to convert the existing building to a dwellinghouse, incorporating internal alterations to retrofit insulation coupled with the insertion of new windows and doors, and provision of some replacement cladding. The resultant accommodation will comprise of an open plan kitchen, lounge and dining area, utility, hallway, three bedrooms and bathroom.

1.4 Externally it is proposed to create a parking area to the immediate north of the building, accessed via the existing gateway off Manor Lane. An area of private amenity is to be provide to the south of the building, with no incursion into the field to the west of the building.

1.5 Pre-application advice has been sought from the Local Authority where it was confirmed that the proposed conversion would accord with Core Policy 6 of the Local Plan Strategy, but that it should be demonstrated that the building is suitable and capable for conversion. The proposal was also considered likely to be acceptable from a Conservation impact perspective provided that the building is designed so as to minimise domestic appearance. ______

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

2 Site Description

2.1 The application site is located within the rural area, on the western fringe of Mavesyn Ridware. The building comprises a portal framed agricultural building, which is open on its eastern elevation, and enclosed with blockwork and metal cladding on its northern, western and southern elevations. To the east of the building lie a small cluster of utilitarian agricultural buildings that are used for the storage of implements. The applicant’s existing farmhouse and a converted outbuilding lie further east of those. Agricultural fields extend to the west and south of the site, with the existing track serving the site enclosing its northern boundary.

2.2 The site as a whole is located within the Mavesyn Ridware Conservation Area. The southern end of the site is also identified on the Environment Agency Flood Map for Planning as lying within Flood Zone 2. The building and its existing access are located wholly within Flood Zone 1. The building is not statutorily listed. The centre of Armitage village lies approximately 1.4 kilometres to the south, accessible via public footpath. The village of Hill Ridware lies 1km to the north.

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

3 Planning Policy

3.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires proposals to be determined in accordance with the Development Plan taking into consideration any material considerations relevant to the determination of the application. The Development Plan for this area comprises the Lichfield District Local Plan Strategy (2015) of which the following policies are considered to be of relevance:

3.2 Core Policy 3 of the Local Plan Strategy relates to ‘Delivering Sustainable Development’ and states that the Council will require development to contribute to the creation and maintenance of sustainable communities, mitigate and adapt to the adverse effects of climate change, make prudent use of natural resources, reduce carbon emissions, enable opportunities for renewable energy and help minimise any environmental impacts. To achieve this, development should address a number of key issues, including:

• protect and enhance the character and distinctiveness of Lichfield District and its settlements;

• protect the amenity of our residents and seek to improve their overall quality of life through the provision of appropriate infrastructure, services and facilities;

• assist in the regeneration and evolution of towns and villages and surrounding areas in meeting the changing needs of their population over time and maintain the vitality, viability and vibrancy of local communities;

• be of a scale and nature appropriate to its locality;

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

• encourage the re-use of previously developed land in the most sustainable locations, and encouraging the reuse of buildings as a sustainable option;

• reduce the overall need to travel, whilst optimising choice of sustainable modes of travel, particularly walking, cycling and public transport;

• guide development away from known areas of flood risk as identified in the Strategic Flood Risk Assessment (Level 1) and Surface Water Management Plan. Where development is proposed in flood risk areas a site-specific flood risk assessment must be undertaken in line with the National Planning Policy Framework;

3.3 Core Policy 6 of the Local Plan Strategy relates to ‘Housing Delivery’ and confirms that outside the key urban and rural settlements only the following residential development will be permitted:

• Infill development within a defined village settlement boundary

• Affordable housing

• Changes of use and conversion schemes

• Small-scale development supported by local communities

• Agricultural, forestry and other occupational workers dwellings

3.4 Core Policy 6 goes on to state that residential development will be expected to contribute to the achievement of sustainable communities, incorporate high quality design, assist in meeting identified housing needs and deliver the

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required, identified physical, green, social and community infrastructure requirements necessary to support sustainable communities.

3.5 Core Policy 14 of the Local Plan Strategy relates to ‘Our Built & Historic Environment’ and states that the District Council will protect and improve the built environment and have special regard to the conservation and enhancement of the historic environment through positive action and partnership working. The historic environment contributes to sustainable communities, including economic vitality, and new development must make a positive contribution to the historic environment's local distinctiveness. The significance of designated heritage assets including nationally protected listed buildings and their settings, ancient monuments, archaeological sites and conservation areas and their settings, will be conserved and enhanced and given the highest level of protection. Other heritage assets including locally listed buildings, and locally important parks and gardens will also be conserved and enhanced. In conjunction with Policy NR5, landscapes that form the setting to the built and historic environment will also be conserved and enhanced. Change will be directed to the most appropriate locations taking into account the District's heritage assets and their settings, including the historic landscape, as informed by the local evidence base. Development proposals which conserve and enhance a heritage asset, or its setting will be supported where clear and convincing justification has been provided through an assessment of the significance of the asset or its setting.

3.6 Policy H1 of the Local Plan Strategy relates to ‘A Balanced Housing Market’ and states that new residential developments will include an integrated mix of dwelling types, sizes and tenures based on the latest assessment of housing need. There is currently an imbalance of dwelling types within the District. To redress this, the District Council will actively promote the delivery of smaller properties including two bed apartments and two and three bed ______

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houses to increase local housing choice and contribute to the development of mixed and sustainable communities. The District Council will also promote the delivery of supported housing and care homes to reflect the needs of the changing demographic profile of the District’s population to 2029.

3.1 Policy NR3 of the Core Strategy relates to ‘Biodiversity, Protected Species and Their Habitats’ and states that development will only be permitted where it:

• Protects, enhances, restores and implements appropriate conservation management of the biodiversity and/or geodiversity value of the land and buildings;

• Minimises fragmentation and maximise opportunities for restoration, enhancements and connection of natural habitats (including links to habitats outside Lichfield District); and

• Incorporates beneficial biodiversity and/or geodiversity conservation features, including features that will help wildlife to adapt to climate change where appropriate

• Delivers a net gain for biodiversity and /or geodiversity in the district

3.7 Policy NR7 of the Local Plan Strategy relates to the ‘Cannock Chase Special Area of Conservation’ and states that before development is permitted it must be demonstrated that alone or in combination with other development it will not have an adverse effect whether direct or indirect upon the integrity of the Cannock Chase Special Area of Conservation (SAC) having regard to avoidance or mitigation measures. In particular, any development that results in a net increase in dwellings within a 15km radius of any boundary of

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Cannock Chase SAC (as shown on the Policies Map) will be deemed to have an adverse impact upon the Cannock Chase SAC unless or until satisfactory avoidance and/or mitigation measures have been secured.

3.8 Policy BE1 of the Local Plan Strategy relates to ‘High Quality Development’ and states that all development proposals should ensure that a high quality sustainable built environment can be achieved. Development will be permitted where it can be clearly and convincingly demonstrated that it will have a positive impact on the following (amongst others):

• The significance of the historic environment, such as archaeological sites, sites of historic landscape value, listed buildings, conservation areas, locally listed buildings and skylines containing important historic, built and natural features

• The built vernacular. New development, including extensions and alterations to existing buildings, should carefully respect the character of the surrounding area and development in terms of layout, size, scale, architectural design and public views;

• Amenity, by avoiding development which causes disturbance through unreasonable traffic generation, noise, light, dust, fumes or other disturbance.

• The natural environment. Effective hard and soft landscaping including tree planting will be required and should be implemented in an integrated manner, making use of green corridors for movement of people as well as for biodiversity

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4 Other Material Considerations

National Planning Policy Framework 4.1 The National Planning Policy Framework (NPPF) places an emphasis on securing sustainable development and sets out policies, inter-alia, in respect of significantly boosting the supply of housing, making beneficial reuse of existing buildings, safeguarding highway safety, avoiding flood risks, and ensuring a net gain to biodiversity. The content of the NPPF has been taken into consideration in the formulation of this proposal.

Mavesyn Ridware Conservation Area Appraisal (2014) 4.2 This document appraises the significance of the Mavesyn Ridware Conservation Area, and sets out an assessment of its location, setting and historic development, as well as its architectural quality and built form. The content of this document has been taken into consideration in the preparation of the application.

Rural Development Supplementary Planning Document (2015) 4.3 The rural development SPD sets out guidance in respect of the reuse of rural buildings, including policy context and general design principles. The content of this document has been taken into consideration in the preparation of the application.

Appeal Decision 3208377 – The Old Smithy, Launceston 4.4 This appeal decision related to the proposed conversion of an open-fronted agricultural building under Class Q Permitted Development Rights. The conclusions of the Planning Inspector in their assessment of that proposal are material considerations in the assessment of this application and are references within the Planning Assessment below.

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

5 Planning Assessment

5.1 The application proposes the conversion and alteration of an existing portal framed agricultural building located within the rural area, to create a single dwellinghouse. Core Policy 6 of the Local Plan Strategy confirms that the schemes for the change of use and conversion of existing buildings for residential use will be acceptable within the rural areas. The principle of development is therefore acceptable if it can be demonstrated that the scheme represents a conversion of the existing building, and not a new build.

5.2 During pre-application discussions it was queried by the Local Authority whether the building was readily convertible, and it was recommended that any application seek to demonstrate that the building is suitable and capable of conversion, with a further recommendation that a Structural Survey be carried out.

5.3 The applicant has commissioned Fairclough Consulting Engineers to assess the structural integrity of the existing building. The Structural Survey accompanying the application comments that the main structure of the building consists of steel portal frames, with timber purlins supporting the roof sheeting. The steel structure is described as plumb and straight within normal tolerances and there are no signs of any significant structural defect. It is also commented that the construction of the building upon 1m cubed concrete blocks will be adequate for the loadings placed upon the structure, and that the current concrete floor is in good condition.

5.4 The Structural Survey also comments that the elevations of the barn consist of a combination of corrugate steel sheeting, timber boarding and concrete blockwork, nothing that they are in a fair standard of maintenance with no evidence of major defect. It concludes that the barn is in good structural ______

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

condition and suitable for conversion subject to some strengthening of the steel structure. It provides two options for strengthening of the steel structure, namely insertion of new internal columns, or the introduction of horizontal ties, as per the diagram enclosed with the report. Both of these options could feasibly be undertaken, with the applicant favouring the latter is at it is least intrusive to the proposed layout of the building. Such works are wholly internal and are not considered to amount to rebuilding.

5.5 The application proposes to retain the existing portal frame, the existing concrete floor, the existing blockwork walls, but will replace the existing cladding with new replacement cladding to enhance its external appearance, along with the insertion of new windows and provision of a new wall and openings to the eastern elevation of the building. The existing eaves overhang and roof materials will also be retained. The steel structure will be reinforced by ties as per the recommendations of the Structural Survey, with all other alterations being internal e.g. provision of damp proof membrane, insulation, plasterboard upon timber frames. There is no requirement to construct any new structural walls, floors or footings, and the proposal is therefore considered to amount to a ‘conversion’.

5.6 In reaching this conclusion I draw the Local Authority’s attention to the judgment in Hibbitt and Another v Secretary of State for Communities and Local Government and Rushcliffe Borough Council [2016] and to the enclosed appeal decision in Appendix A (Appeal Ref. 3208377). The Hibbett judgement considered the meaning of ‘convert’ in the context of a proposal for the conversion of an agricultural building to residential use under Class Q Permitted Development. In that particular case the building had comprised a modern steel framed building, with concrete floor slab that was open on three sides, and a Planning Inspector had concluded that the works necessary for the building to function as a dwellinghouse, which included the provision ______

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of new structural infill panels to three of the elevations went beyond what could be reasonably described as a conversion. The High Court concluded that the Planning Inspector did not err in their judgement, and that the development involved was tantamount to starting afresh, with only a modest degree of help from the original agricultural building.

5.7 The Hibbert judgment is referenced within appeal decision 3208377 which is enclosed as Appendix A. That appeal had related to the proposed conversion of an agricultural building to residential use under the provisions of Class Q Permitted Development. The application had been refused by the Local Authority on the grounds that the proposal did not constitute a conversion as they considered the extent of alterations necessary was tantamount to a new build.

5.8 The Planning Inspector drew a clear differentiation between that scheme and the proposals within the Hibbett judgment in that the appeal proposal would have retained its metal and timber frame, concrete floor and footings, timber roof purlins, and its existing concrete walls on the east, west and south elevations, whereas the scheme in the Hibbett judgment involved a building which was open on three sides. The Planning Inspector went on to conclude in paragraphs 14 and 15 that:

“While the corrugated fibre sheeting on the side elevations and roof would be replaced, and new openings would be inserted to provide windows and doors, Class Q.1 (i) allows for the installation or replacement of roofs, exterior walls, windows and doors. I consider that, in terms of the overall scale of the structure, the proposed alterations would not be excessive. Internal works such as the installation of partition walls and a first floor would not necessarily constitute development”. ______

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

“As the barns structural integrity would not on the evidence before me, be harmed and a considerable proportion of it would remain, I find that the building operations would be reasonably necessary in this instance and would not constitute a rebuild as described in the Hibbitt Judgement. Accordingly, I conclude that the development would not exceed the limitations set out in paragraph Q.1(i) of the GPDO”. (my emphasis)

5.9 Although this current application seeks full planning permission for the conversion of the building rather than Class Q prior approval, the conclusions set out within the Hibbitt judgment and within the aforementioned appeal decision are nevertheless still relevant to the assessment of the application, and carry significant weight, as the two schemes are very similar. The Launceston scheme involved a building with low level concrete walls and cladding atop and was open sided on one elevation similar to that of the current application, and proposed the wholesale replacement of the existing cladding on the building – see the plans enclosed as Appendices B and C.

5.10 The submitted proposal, as per the scheme considered within the Launceston appeal, will also retain its floor, steel frame, footings, timber purlins, and existing concrete block walls and therefore will also amount to a ‘conversion’ rather than a rebuild. The proposal is therefore in accordance with the provisions of Core Policy 6 of the Local Plan Strategy.

5.11 In support of this conclusion I also draw attention to the Local Authority’s grant of planning permission for the conversion of a portal framed agricultural building at Glebefields, Mill Lane, Edingale (LPA Reference: 18/00926/FUL). That application proposed the retention of the existing steel frame only, and the replacement of its elevations will new timber cladding

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and a replacement roof. In approving consent, the Local Authority concluded that:

“The site lies outside of the settlement of Edingale and within the rural area. The proposal will deliver a 3no bedroom home within the rural area through the conversion of the existing building. A structural survey has been provided which demonstrates that the existing steel frame can accommodate the new cladding and roof. The site also benefits from an extant permission to convert the building to residential, as such the proposal is considered to comply with the Development Plan and NPPF in this regard”.

5.12 The Local Authority’s conclusions in their assessment of the application at Glebefields weigh in favour of the proposed development, as it also constitutes the conversion of a building that is structurally sound, involves the provision of replacement cladding, and is located within the rural area.

5.13 The Local Authority’s Rural Development SPD confirms that the adaptation and re-use of existing rural buildings can help meet the needs of rural areas, especially to support economic development, tourism, residential and recreational uses. It goes on to acknowledge that many of the buildings are of intrinsic architectural or historic interest whilst others are more modern and utilitarian in appearance, but nevertheless of permanent and substantial construction. It states that making use of existing buildings may reduce demand for new building in the countryside, provide income for agricultural enterprises and encourage the re-use of scarce resources.

5.14 The existing building has been shown to be of a permanent and substantial construction and is in good condition. It is of a scale and character which ______

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assimilates well with its immediate agricultural surroundings, and its adaptation and reuse to create a new dwellinghouse will help to reduce the demand for new build housing within the countryside, making beneficial use of the existing building which occupies a sustainable location that it located around 1km from the centre of Hill Ridware and 1.4km to the centre of Armitage (a nearby public footpath connects the site with the centre of that village).

5.15 The submitted proposal is also in full accordance with the provisions of policy H1 of the Local Plan Strategy, which seeks to address the imbalance of dwelling types within the District by encouraging two and three bedroomed houses. The proposed development will encompass three bedrooms and thus accord with the aims and objectives of policy H1.

Heritage Impacts 5.16 Paragraph 189 of the National Planning Policy Framework states that in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary.

5.17 A review of the Staffordshire Historic Environment Record reveals the presence of the following Heritage Assets within proximity of this site:

• Manor Farmhouse (Grade II Listed) – 175m to the east • Forecourt Wall, Manor Farmhouse (Grade II Listed) – 175m to east ______

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• Remains of Domesday Watermill (unlisted) – 155m to southeast • Mavesyn Ridware Conservation Area

5.18 In addition, there are noted to be a cluster of additional Listed Buildings located within the main core of Mavesyn Ridware village, some 300 metre or so to the east, including a number of Grade II* and Grade I Listed Buildings. There is no inter-visibility between the application site and those more distant Listed Buildings owing to the presence of intervening built development and mature vegetation. The significance of those buildings as heritage assets will therefore be unaffected by the proposed development.

5.19 Manor Farmhouse comprises a Grade II Listed Building which lies approximately 175m to the east of the application site. The existing agricultural and domestic buildings associated with Manor Farm Cottage are located in between. The list description for Manor Farmhouse reads as follows:

Farmhouse. Early C17 with later alterations. Red brick and timber framed; plain tile roof with raised verges; brick ridge stack with lozenge shaped shafts. Aligned east-west facing south. 2 storeys and attic. 4 window front: casements, 3 gabled attic dormers. Exposed square panel timber framing to the left hand gable end and to the rear. Interior not inspected but reported as having chamfered ceiling beams and an open fireplace.

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Manor Farm Cottage, Mavesyn Ridware Planning Statement

5.20 To the immediate south of Manor Farmhouse lies a forecourt wall, which also benefits from Grade II Listed status. Its list description reads as follows:

Wall. C16/17. Sandstone ashlar. Roughly central doorway containing a nail studded door. The wall encloses the forecourt to Manor Farmhouse

5.21 The historic Watermill identified within the Staffordshire Historic Environment Record is located approximately 175 metres to the southeast of the site. This constitutes remains but a review of Historic Ordnance Survey mapping (see Figure 1) shows that it constituted a fairly large building located adjacent to the ford where the mill stream of the River Trent was crossed.

Figure 1 – Extract of OS Map 1842 (Source: NLS)

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5.22 The Mavesyn Ridware Conservation Area Appraisal confirms that the significance of the Conservation Area lies in the village’s location at a strategic crossing point where the River Trent was forded, and which has been a significant location for human occupation since the Neolithic Period. The Conservation Area Appraisal also notes the surrounding open farmland and quiet, secluded nature of the settlement to be important to the significance of the Conservation Area, along with the high concentration of buildings of national significance, including 2no. Grade I Listed Buildings, 1no. Grade II* Listed Building and six Grade II Listed Buildings. The Conservation Area Appraisal also identifies a number of specific views, and panoramic views which are considered essential to the character of the village and should be taken into account when assessing proposals for new development.

5.23 The building the subject of this application is located at the far western fringe of the village, located to the immediate west of a cluster of larger agricultural storage buildings, beyond which lies the two storey Manor Farm Cottage, and its single storey domestic outbuilding which abuts the vehicular access track leading up to the site. Owing to the presence of these buildings, the conversion of the existing building to a dwellinghouse will not have any material impact on inter-visibility between it and the nearby Manor Farmhouse, or its Grade II Listed boundary wall, or indeed the setting of the former watermill.

5.24 The submitted proposal seeks to maintain the agricultural character of the wider area by adopting a sensitive approach to the conversion of the existing building, which seeks to minimise the insertion of new openings into the western elevation. New openings are consolidated, in the main, onto the eastern elevation where they face towards the applicant’s other agricultural

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implement buildings, and to a lesser extent on the southern and northern elevations.

5.25 The applicant proposes a modest area of domestic curtilage to the south of the building, which will be enclosed with a new indigenous hedgerow in order to provide an appropriate means of enclosure to the garden and to minimise the domestication of the site. Such boundary treatments can be secured by way of an appropriately worded planning condition.

5.26 There will be no encroachment of development beyond that of the existing farmyard, and in doing so the proposal will maintain the agricultural character of the surrounding area. It will furthermore not derive any adverse impacts to important views within and out of the Conservation Area as defined by the Conservation Area Appraisal. Such considerations lead me to conclude that the development will not give rise to any material adverse harm to the significance of the Conservation Area or nearby Listed Buildings as heritage assets. The proposed development is therefore in accordance with the provisions of Core Policy 14 of the Local Plan Strategy, and guidance set out within the National Planning Policy Framework.

Design & Layout 5.27 The Local Authority’s Rural Development SPD states that for any conversion to be acceptable, it is essential that the established character of the building remains in keeping with its surroundings. It goes on to acknowledge that there are some less traditional buildings which, in certain circumstances, may be suitable for conversion, and that the character of a rural building is derived from its original function and every effort should be made to retain the original simplicity of scale and form and to alter the building as little as possible, both internally and externally. In order to respect the character of

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the building, the new use should be designed around the constraints of the building rather than the use being imposed upon the building.

5.28 The proposal seeks to infill the existing eastern elevation with cladding to match the rest of the building, and new, full height glazed openings. The size, form and scale of the building will be unaltered. The existing eaves overhang on the eastern elevation will also be maintained, thereby preserving the current shape and form of the building. Full height openings are also proposed in the southern gable end, with smaller full height openings proposed in the northern elevation. The western elevation will only have two very small openings, and thereby on approach along the public footpath, with maintain a high solid to void ratio. There is scope of alter the extent and position of glazing if the Local Authority has any concerns about the current proposal. The provision of replacement cladding will furthermore serve to enhance the external appearance of the building, with the existing exhibiting two different types of cladding (metal sheeting / timber).

5.29 The internal layout of the dwelling will provide a satisfactory level of amenity for its future occupiers, whilst to the south it is proposed to provide an area of private amenity space that will run alongside the rear garden of the applicant’s existing property. There will be no conflict with the Local Authority’s interface distances given the distance of the building from the existing farmhouse, and there are no agricultural activities within the remaining buildings that will detract from the amenity of future occupiers. The proposed development is therefore considered to accord with the provisions on of policy BE1 of the Local Plan Strategy.

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Flood Risk 5.30 A review of the Environment Agency Flood Map for Planning shows that the southernmost part of the application site, where it is proposed to create the domestic curtilage, is located within Flood Zone 2. The overall aim of Flood Risk Guidance is to steer new development to Flood Zone 1. In this particular case the building proposed for conversion is sequentially located wholly within Flood Zone 1 as evidenced by the EA Flood Map extract in Figure 2.

Figure 2 – Extract of EA Flood Map (Source: EA)

5.31 The existing building drains to a soakaway, and this arrangement will not be materially altered as a consequence of the proposed development. Likewise, the proposed parking area is already laid to hardstanding, so there will be no additional surface water run off arising compared to that which already exists. The entirety of the means of access, parking areas, and the immediate surroundings of the building are furthermore all located within Flood Zone 1 ______

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and therefore will not be materially affected by flooding. Future occupiers will therefore have an appropriate and safe means of escape in the event of a flood event.

5.32 The proposed amenity space to the south of the building slopes down gradually towards the mill stream beyond and lies within Flood Zone 2. This area will not contain any buildings or other forms of built development and consequently will remain floodable and water compatible. The proposed development is therefore considered to be acceptable from a flood risk perspective and meets the requirements of paragraph 163 of the National Planning Policy Framework.

Highway Safety & Parking 5.33 The site benefits from an existing vehicular access point onto the adjacent track, and whilst this is single track in nature, it only serves the applicants existing property and the nearby Manor Farmhouse. The vehicular access is straight in alignment and consequently any oncoming traffic can be readily observed, thereby avoiding any adverse highway safety implications. The application furthermore proposes the creation of two off-street parking spaces to meet the needs of future occupiers, and as such will not give rise to any on street parking requirements or conflict with users of the nearby public footpath. The proposed development is therefore in accordance with the provisions of paragraphs 109 and 109 of the National Planning Policy Framework.

Ecological Impacts 5.34 The open sided nature of the existing building, and its metal cladding means that the building is unlikely to present opportunities for roosting by protected species (bats), and there is no evidence of birds nesting within the building. Consequently, the conversion of the building to residential use will not give ______

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rise to any adverse impacts to protected species. The applicant is nevertheless agreeable to erecting a bat box and bird box on nearby trees along the eastern boundary of the site in order to derive a net gain to biodiversity. Such mitigation can be secured by way of an appropriately worded planning condition, and in doing so the development will meet the requirements of policy NR3 of the Local Plan Strategy.

Cannock Chase Special Area of Conservation 5.35 The application site is noted to lie within the 8km zone of influence of the Cannock Chase SAC and consequently the applicant recognises that a legal agreement will need to be entered into in order to secure a financial contribution towards mitigating the adverse impacts of the proposed development on the SAC. This document will be submitted in advance of determination of the application, and in doing so the development will meet the requirements of policy NR7 of the Local Plan Strategy.

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6 Conclusion

6.1 The proposed development is considered to constitute a sustainable form of development having regard to the following conclusions:

• The application has demonstrated that the existing building is of a permanent and substantial construction and that the proposal will amount to a ‘conversion’ of the existing building rather than a new build;

• The proposal will not give rise to any material harm to the significance of nearby heritage assets (both statutory and non-designated);

• The proposed development is of a scale, massing and design that will not detract from the character and appearance of the surrounding area;

• The occupiers of the proposed development will not be at risk of flooding, and the proposal will not give rise to any flood risks elsewhere;

• The proposal will not give rise to any significant or severe residual impacts to highway safety, and provides sufficient off-street parking

• The proposal will secure a net gain to biodiversity, and will mitigate its impact on the Cannock Chase SAC

6.2 The proposal development therefore in accordance with Core Policies 3, 6 and 14, and policies H1, NR3, NR7 and BE1 of the Lichfield District Local Plan Strategy, and guidance set out within the National Planning Policy Framework and the, Rural Development SPD.

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