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Rotherham Metropolitan Borough Council Planning

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Rotherham Metropolitan Borough Council Planning ROTHERHAM METROPOLITAN BOROUGH COUNCIL PLANNING REGULATORY BOARD Thursday, 11th October, 2001 VISIT OF INSPECTION Item 3 File No. RB2001/445 Conservation Area Consent for demolition of buildings File No. RB2001/442 Conversion of barns to form two dwellings, erection of ten dwellings and garages and construction of new road at Rectory House Farm, High Street, Laughton-en-le-Morthen for Mrs. Michiko St. Leger Background Members may recall visiting this site in 1998, when an application was under consideration for the conversion of a farm building to a house and the construction of a new house. That application (R97/1400P) was granted in December, 1998. The present development has been the subject of considerable pre-application discussion, originating in 1999 when Mr. Julian St. Leger submitted draft proposals for a mixed housing development of new-build and conversions. In June, 2000 my officers supplied Mr. St. Leger with suggestions as to how the site should be developed. Briefly, these favoured an approach which stressed the village character of the site, converting the best of the existing buildings to houses, garages etc. and using the main open area on the east side of the site to create a group of houses, of different sizes and styles, around a mews court. I suggested that the northern part of the site, also mainly open at present, should be developed as two large plots, the houses being detached with a wide space between them so as to allow views out of the site. UDP Allocation and Policies Allocation: residential. The site is in Laughton-en-le-Morthen conservation area. Policies: HG2 (Existing housing stock), HG4 (Variety and location of new housing), HG5 (The residential environment), ENV2 (Conserving the environment), ENV2.3 (Maintaining the character and quality of the environment), ENV2.8 (Settings and curtilages of listed buildings), ENV2.11 (Development in conservation areas). Supplementary Guidance: Environment Guidance 3 (Development in conservation areas), Environment Guidance 4 (Conversion of rural vernacular buildings). Site Description The current applications relate to land on the east side of the site covered by planning permission R97/1400P, though they share a common access at the side of No. 48 High Street (the former “Freda’s Shop”). There are several old farm buildings on the site, built of stone with pantile roofs, some having stone eaves courses. One of the buildings is an imposing two-storey barn with a steep-pitched roof, and two smaller buildings also have considerable merit, while other lesser buildings are of less interest and in poor condition. Stone walls also contribute significantly to the character of the site. The eastern half of the site has no buildings on it. On its north side the site adjoins the edge of open countryside, and there is a steep fall into the valley that separates Laughton from Slade Hooton. A public footpath runs along this boundary, outside the site. Adjoining the site on the east side are the two-storey flats on Abbey Close, and a pleasant green area at the northern end of that street. To the west the land is being developed under planning permission R97/1400P. To the south is the frontage development on High Street, consisting of two-storey houses. Near the site entrance is a working well which is a great source of interest to local people. It is said to have a bell chamber, rather than a cylindrical shaft. Overall, the site occupies a strategic location in the heart of the conservation area, and its development in a sensitive manner is of the highest importance. Proposals 1. To convert the large two-storey barn to two houses (numbered 2 and 13 on the submitted drawings). This building stands on the western boundary of the site, adjoining land which will form the back garden of the new house being built under permission R97/1400P. The conversion scheme is therefore single-aspect, all windows facing eastwards into the site, although there are roof lights at high level on the western face of the roof; 2. To convert the open-fronted cart shed at the north end of the two-storey barn to a triple garage for the adjoining house (house 3); 3. To convert two detached buildings to garages and ancillary accommodation for houses 2 and 13; 4. To demolish three small buildings which are in poor condition and of limited intrinsic worth; 5. To build ten new houses on the open areas of the site. Two of these (numbered 3 and 4) would be detached houses at the northern end of the site, overlooking the valley. The other eight would be informally grouped in a mews court-style arrangement, with an arched entrance feature linking two houses across a private access road. There is a good range of house sizes in the scheme. One of the two houses to be formed in the existing barn has three bedrooms; the other has two bedrooms plus a guest bedroom in a detached outbuilding. The two large detached houses (nos. 3 and 4) have five bedrooms. Of the eight houses in the mews court, two have two bedrooms, four have four bedrooms and two have four bedrooms plus two attic rooms. The plans have been amended to detail the preservation of the old well near the site entrance. Publicity The applications were advertised in the press and on site, and nearby residents were notified by letter. I have received representations from 18 local people, and also from the CPRE, Laughton Parish Council and Laughton & District Conservation Historical Society. The comments from local residents can be summarised as follows: the development should be sympathetic to the conservation area; the rear part of the site should not be developed; loss of privacy to the flats on Abbey Close; access should not be taken from Abbey Close; owl and bat roots should be protected; the well near the entrance to the site should be protected; the barn conversions should be allowed, but not the building of new houses; views of the parish church will be spoiled; water pressure is already inadequate; construction noise will be a nuisance; noise and light pollution will be caused by the development; fuel burned on open fires will cause air pollution; ancient tunnels from Old Hall Farm (across High Street) may pass under the site; the stone boundary wall adjoining nos. 34-40 High Street should be protected; the apple tree on the site is a remnant of an old orchard, and the variety of the tree should be checked before its removal in case it is a rare variety. The CPRE object to the proposals on the grounds of sustainability, pointing to the probable high level of car usage by occupiers. They are also concerned about the safety of the access to High Street. They concede that the scheme is of high quality in design terms. The Parish Council agree with the CPRE’s comments. They also request that an archaeological survey be undertaken, and urge that the well should be preserved in working order. They insist that views of the parish church from Brookhouse and Slade Hooton should be preserved. The Conservation Society also endorse the CPRE’s comments. Copies of all representations, and of a letter from the agents in response, will be placed in the Members’ Room before the meeting. Consultations Transportation Unit: The highways within the site are not designed to prospectively adoptable standards, and it is contrary to general practice to allow more than five dwellings to be accessed from a private drive. It is not possible to re-design the road layout so that it qualifies for adoption without destroying the planning merits of the scheme. Details should be supplied of a management agreement between the developers and future occupiers of the site. In the event of Members supporting the development, alterations to the footway/kerbline in High Street will be required, as indicated in draft form on the submitted site plan. Drainage Unit: All works affecting land drainage systems must be approved by the Environment Agency and the Engineering Service. South Yorkshire Archaeological Service: The buildings on the site, although not listed, date back at least to the mid-19th century and may be much earlier. The group of buildings is important in the local context, with additional value as a self- contained group which was part of a working farm until recently. Demolition or conversion of the buildings would remove the evidence of their continuing and evolving agricultural use. The construction of new houses would be on land that may have been farmed since mediaeval times, so there may be evidence below ground of earlier buildings. The building complex should be recorded by a suitably qualified archaeologist so as to preserve the historic integrity of the buildings by record. The initial stages of preparation for conversion should be archaeologically monitored, to ensure that any building details revealed are recorded. Some recording of the ground disturbance caused by the proposed new buildings may also be necessary. South Yorkshire Fire Service: No objections (this relates in particular to the proposed archway entrance to the mews court). Coal Authority: Coal was last mined under the site in 1981. Ground movement from these workings should now have ceased. Reserves of coal exist in the locality. Yorkshire Water Services: A water supply can be provided. Severn Trent Water Services: No objections subject to acceptable details of drainage being provided. Hunter Archaeological Society: No objections. Other local historical societies: No response. Appraisal I will deal first with the proposals in application RB2001/445 for the demolition of buildings on the site: building A: single-storey, built in stone with a pantile roof; building E: single-storey with a small off-shot, built in stone with a pantile roof and stone eaves course; building G: single-storey lean-to on the large two-storey barn, and nearby small free-standing building, both built in stone with pantile roofs.
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