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East Dorset District Council Planning Committee 16Th November, 2004

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East Dorset District Council Planning Committee 16Th November, 2004 Ever yone 7 128 867 rep_agd_ID Draft 3 C hief Exec uti ves 2 0 28, 29 rep_exe_IDsNo No No No No No No No No No N o N o N o N o N o N o No No No No No No No No No No No No No No No No No No No No No No No No No NoEN1, EN2 16/11/2004 09:30:18 Chief Executive Ol d 52 1 East Dorset District Council Planning Committee Agenda Item No 6 16th November, 2004 Public Report Schedule of Planning Applications Item for Decision: To consider the planning applications contained within the schedule and to receive details of any withdrawn or requested deferred applications, if any. Contributors: Chief Executive Contact Officer: Michael Hirsh, Head of Planning & Building Control Financial Implications: None Council Priorities: EN1 EN2 Recommendations: It is RECOMMENDED that the applications contained in this schedule be determined or otherwise dealt with in accordance with the Head of Planning and Building Control's recommendations. 1. Applicable Lead Member Area(s) 1.1 Environment; 2. Crime and Disorder – Section 17 Implications 2.1 Where there is a specific crime and disorder matter that is a material planning consideration, it will form part of the report related to the particular application. 3. Application Schedule No. Application No. Site Address Pg. 1. 3/03/1541/COU Woodlands Manor Farm, Horton Road, Horton 2 2. 3/03/1546/LBC Woodlands Manor Farm, Horton Road, Horton 4 3. 3/04/1049/FUL Carberry Heights, Corfe Lodge Road, Corfe Mullen 7 4. 3/04/1104/OUT Moonacre Cottage, Fordingbridge Road, Alderholt 11 5. 3/04/1109/FUL Junction Of Pinehurst Road And Woolslope Road, West 14 Moors, Ferndown 6. 3/04/1141/FUL Villa Sonne, Corfe Lodge Road, Corfe Mullen 24 7. 3/04/1158/FUL Land R/O 12 Fir Tree Hill, Alderholt, Fordingbridge 29 8. 3/04/1150/FUL Honeysuckle Cottage, Woodcutts, Salisbury 34 9. 3/04/1263/FUL 26 Hayes Close, Canford Bottom, Wimborne 36 10. 3/04/1282/FUL 15 Gallows Drive, West Parley, Ferndown 38 11. 3/04/1288/FUL Field at Steward's Lane, Shapwick 39 12. 3/04/1327/FUL 27 Little Dewlands, Verwood, Dorset 42 13. 3/04/1341/FUL 11 East Woodyates, Salisbury, Wiltshire 44 14. 3/04/1355/FUL 22 Olivers Way, Colehill, Wimborne 45 15. 3/04/1429/FUL 21 Dean Lane, Sixpenny Handley, Salisbury 47 16. 3/04/1456/FUL 1 Struan Court, Ashley Heath, Ringwood 49 1 Item Number: 1. Ref: 3/03/1541/COU Proposal: Alterations, Extensions and Change of Use of Existing Barn to form Dwelling. As amended by plans received 19th February 2004 and 4th March 2004 Site Address: Woodlands Manor Farm, Horton Road, Horton, for Mr And Mrs D Riddle Constraints Listed Buildings Green Belt LP Windfarm Consultation Zone Airport Safeguarding (Birdstrike) Airport Safeguarding (90m high) Public Rights of Way Area of Great Landscape Value LP Advert expired: 13 February 2004 Nbr-Nfn expired: 6 February 2004 Knowlton Parish Council No objection Comments: Knowlton Parish Council No objection to amended plans. Comments: Consultee Responses: EDDC Design And Comments on Listed Building application 3/03/1546/LBC Conservation County Rights Of Way Officer Several recorded public rights of way in vicinity of the development - footpaths 17,18,20,21 and bridleway 15 - Woodlands. Unaware of any unrecorded paths likely to be affected. The rights of way do not, from plans received, seem to be directly affected. If application successful, free passage of public must not be obstructed/restricted. If necessary to close footpaths or bridleway for any length of time, application forms for temp closure must be completed/returned at least 8 weeks beforehand. Wimborne Civic Society Does this proposal comply with Green Belt Policy as laid out in East Dorset Local Plan? English Heritage Comments on Listed Building Application 3/03/1546/LBC Officers Report: This planning application was deferred at the meeting on 26 October 2004 to allow the Members to carry out a site visit. This planning application, and the accompanying Listed Building application, (3/03/1546) propose the change of use of a Listed Barn on the Woodlands Manor Farm complex to provide a further dwelling for the family group that resides there. Listed Building consent was granted for the restoration and alterations to the building in 1986 under reference number 86/0920. The barn has been used as an entertainment complex for the estate since then. The applicant argues that due to changes brought about by the Disability Discrimination Act and the new Part M of the Building Regulations, he would have to carry out significant improvements to the building to bring it up to current standards to be 2 able to obtain an Entertainment Licence which is necessary for any form of insurance. It is felt by the applicant that these changes would conflict with the historic integrity of the building and also would be very expensive. The applicant's son and family want their own dwelling on the site and it is suggested that this barn could be converted to a dwelling to meet that need, and in doing so, will be able to re-use the Listed Barn, and put right some of the insensitive alterations from the 1980's (such as the brick and tile bar and kitchen, and toilet block in the barn) The conversion of a barn to residential accommodation in the open countryside, in particular in the Green Belt, is contrary to both national and local policy. The only exceptions, in policy CSIDE2 and BUCON9, are where "the building is incapable of reasonably beneficial use through re-use or conversion for any of the foregoing" ie for employment, tourism or recreational uses, and where "a proposed change of use of a Listed Building conflicts with other policies, it will be permitted where: (a) the existing use or alternative uses which accord with other policies are not expected to secure the preservation of the building...”. The applicants have argued that the barn is in the middle of an existing group of dwellings where any form of commercial use would be inappropriate. They argue that it is far too big to be used for holiday accommodation and due to the cost of the works to the Listed Building it is only viable as a dwelling. The applicant's agent has also submitted details of an appeal in North Dorset where the conversion of barns was permitted for residential accommodation. Your Officers do not accept this argument. The barn is in a sound condition, and is likely to remain so for the foreseeable future. It does not have an authorised use as a commercial entertainment centre, rather was to be used ancillary to the dwellings on the adjacent land. It could be used for storage associated with the land holding, for example, connected with the equestrian uses on the site. It could also be used for ancillary office accommodation by the land owner. The conversion of this building into a dwelling would result in a further residential use in this isolated Green Belt location, which would constitute unsustainable development. It would also result in the likelihood of the domestic paraphernalia associated with the residential occupation of a dwelling having an adverse impact on the openness of the Green Belt. PPS7 also addresses the issue of the re-use of buildings in the countryside. Section 17 states that 'The Government's policy is to support the re-use of appropriately located and suitably constructed existing buildings in the countryside where this would meet sustainable development objectives.' It goes on to say that the 're-use for economic development purposes will usually be preferable, but residential conversions may be more appropriate in some locations, and for some types of building.' It then sets out a series of criteria that should be taken into account when considering such schemes, which include the potential impact on the countryside, specific local economic and social needs, settlement patterns and accessibility to service centres, the suitability of different types of buildings for re-use and the need to preserve buildings of historic importance or interest. This building is different from the majority of conversion applications in that it is not the initial conversion from a farm building under threat if an alternative use is not found for it. It has already been converted to a fairy high standard and is under no immediate threat. The expensive conversion work has already been done. It does not represent farm diversification which is vital to the continuing viability of the farm enterprise as there is no significant farming going on on the land. The appeal decision referred to is not in the Green Belt and appears to relate to the first conversion of buildings potentially under threat, which is a different scenario than the application before the Committee. The application is therefore recommended for refusal for the following reasons. 3 Recommendation: REFUSE – FOR THE FOLLOWING REASON(S):- Reasons:- 1 The proposed development lies within the Green Belt as defined in the Bournemouth, Dorset and Poole Structure Plan 2000, and identified in the East Dorset Local Plan 2002. Within this area it is intended that no new development shall be permitted except that reasonably required in connection with agriculture or forestry or other uses appropriate. The conversion of this existing Listed Building to a dwelling amounts to inappropriate development which is harmful to the openness of the Green belt and contrary to the purposes of including land within it. The applicant has not demonstrated that there are any circumstances that are so special as to outweigh the Green Belt policies, the harm to the openness of the Green Belt and the reasons for including land within it.
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