New Ings Farm, Hellifield Road, Bolton By Bowland . BB7 4LU.

Conversion of barn to two new dwellings including erection of garages and gardens and installation of new sewage treatment plant.

LPA reference 3/2018/0079

Planning Appeal Statement

May 2018

Judith Douglas BSc (Hons), Dip TP, MRTPI

90 Pimlico Road, , Lancashire, BB7 2AH Telephone: 01200 425051 Mobile: 07729 302644 Email: [email protected] Website: www.jdouglastownplanning.co.uk

Page 1 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

APPEAL UNDER SECTION 78 OF THE TOWN AND COUNTRY PLANNING ACT 1990 BY MRS M ALEXANDER AGAINST THE REFUSAL OF BOROUGH COUNCIL TO GRANT PLANNING PERMISSION FOR THE CONVERSION OF A BARN TO TWO DWELLINGS, CREATION OF GARAGES AND GARDEN AND INSTALLATION OF NEW SEWAGE TREATMENT PLANT. AT NEW INGS FARM, HELLIFIELD ROAD, BOLTON BY BOWLAND, BB7 4LU.

GROUNDS OF APPEAL STATEMENT

1.0 INTRODUCTION

1.1 The application that is the subject of this appeal was validated by Ribble Valley Borough Council on the 1st February 2018 and given the reference number 3/2018/0079P. The application sought full planning permission to convert a barn to two dwellings.

1.2 The Local Planning Authority refused to grant planning permission on the 19th March 2018 for the three reasons given on the decision notice. The main issues on this appeal are: • Whether or not the barn would be suitable for conversion, having particular regard to its location and the development strategy for the area; • The effect of the proposal on the character and appearance of the agricultural buildings and the surrounding area; and • Highway safety

1.3 This statement describes the site and its surroundings and the relevant planning guidance. The planning issues will be discussed before arriving at the conclusion that the proposed development accords with the development plan and national planning policy. Consequently, it is concluded that the appeal should be allowed.

2.0 APPEAL SITE AND SURROUNDINGS

2.1 The site is located to the north of the village of Bolton By Bowland with access off Hellifield Road along an unadopted road. The access road is approximately 1km in length and serves four dwellings Fox Ghyll, Park Nook, Eller Head, and New Ing Farm all of which are positioned close to the road. Bolton By Bowland is a defined settlement in the adopted Ribble Valley Districtwide Local Plan (RVDLP). The site and the surrounding area is within an Area of Outstanding Natural Beauty in the RVDLP.

Page 2 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

2.2 There are no public footpaths or adopted roads close to the application site. The nearest road is approximately 470m to the west. This is Settle Road which runs in a northerly direction towards Settle from Bolton By Bowland. There is a public bridleway (Monubent Lane) approximately 500m to the north of the site which runs east west between Hellifield Road and Settle Road.

2.3 The landscape around the appeal site is mostly grazing land where the field boundaries are defined by hedges and trees. Between the appeal site and Settle Road is New Ing Wood which follows the course of Skirden Beck. The route of the bridleway to the north of the site has substantial hedges and trees along its boundary.

2.4 The buildings on the appeal site form part of an historic farmstead group. The historic farmstead includes the farmhouse at the south-east end of the group with a barn range facing east onto a yard, with a detached, single storey farm building on the east side of the yard.

3.0 PLANNING POLICY

3.1 The Development Plan for the purposes of this appeal comprises the Core Strategy 2008- 2028 A Local Plan for Ribble Valley and Ribble Valley Districtwide Local Plan (RVDLP) adopted and the National Planning Policy Framework (NPPF) (2012).

The following policies of the Core Strategy are relevant to this appeal: • Key Statement EN2 (Landscape) - The landscape character of the Area of Outstanding Natural Beauty will be protected, conserved and enhanced.

• Key Statement EN5 (Heritage Assets) – expects there will be a presumption in favour of the conservation and enhancement of the significance of heritage assets and their settings.

• Policy DMG1 (General Considerations) – sets out various criteria to be considered in assessing planning applications, including a high standard of building design, proposed development being sympathetic to existing land uses, highway safety and not adversely affecting the amenities of the area.

• Policy DMG2 (Strategic Considerations) – expects development to be in accordance with the Development Strategy and that development proposals in defined settlements should consolidate, expand or round-off development so that it is closely related to the main built up areas, ensuring this is appropriate to the scale of, and in keeping with, the existing settlement.

Page 3 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

The policy goes on to indicate that within the open countryside, development will be required to be in keeping with the character of the landscape and acknowledge the special qualities of the area by virtue of its size, design, use of materials, landscaping and siting. It also indicates that where possible, new development should be accommodated through the re-use of existing buildings, which in most cases is more appropriate than new build.

• Policy DMG3 (Transport and Mobility) - Will take into account the availability of public transport

• Policy DME4 (Protecting Heritage Assets) – Seeks positive improvements in the quality of the historic environment.

• Policy DMH3 (Dwellings in the Open Countryside and Area of Outstanding Natural Beauty) – Within areas defined as open countryside or AONB, residential development will be limited to, amongst other things, the appropriate conversion of buildings to dwellings providing they are suitably located. Landscape, i.e., forms part of an already group of buildings and there need be no unnecessary expenditure by public authorities and utilities on the provision of infrastructure.

• Policy DMH4 (The Conversion of Barns and other buildings to dwellings) – Permission will be granted for the conversion of buildings to dwellings where the building is not isolated in the landscape, i.e., forms part of an already group of buildings and there need be no unnecessary expenditure by public authorities and utilities on the provision of infrastructure.

Ribble Valley Districtwide Local Plan (RVDLP)

3.2 The site is shown to be outside a settlement boundary and within an Area of Outstanding Natural Beauty in the RVDWLP.

National Planning Policy Framework (NPPF)

3.3 The NPPF is a statement of Government policy in relation to planning matters nationally. Council’s Development Plans must accord with the general principles detailed in the NPPF and it is a material consideration in the determination of all planning applications.

3.4 The NPPF does not change the statutory status of the development plan as the starting point for decision making. It states that development in accordance with an up to date Local Plan should be approved, and proposed development that conflicts should be refused unless material considerations indicate otherwise.

3.5 Section 6 - Delivering a wide choice of high quality homes of the NPPF, relates to sustainable development in rural areas. At paragraph 55, it states that in special circumstances isolated homes in the countryside can be acceptable such as where “development would represent

Page 4 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

the optimal viable use of a heritage asset” or “where the development would re-use redundant or disused buildings and lead to an enhancement to the immediate setting”

The following paragraph was quoted in the Council’s decision:

Section 11 of the NPPF relates to conserving and enhancing the natural environment design. Paragraph 115 states ‘Great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty. The Conservation of wildlife and cultural heritage are important considerations in all the areas and should be given great weight in National Parks and the Broads”

4.0 PLANNING APPRAISAL

Location of development 4.1 New Ings Farm consists of the farmhouse with a range of barns to the northwest and a detached, single storey farm building on the east side of the yard. The buildings form a group and are visually and physically associated. The nearest settlement is Bolton By Bowland and the proposed development is situated in the Bowland Area of Outstanding Natural Beauty (AONB).

4.2 The Ribble Valley Core Strategy Policy DMG2 states that, amongst other things, where possible new development should be accommodated through the re-use of existing buildings. Core Strategy Policy DMH3 also limits new residential development in the open countryside to the appropriate conversion of buildings providing they are suitability located and in keeping with their surroundings. This reflects the development strategy for the area, which seeks to focus the majority of new housing to principle settlements and villages. It is also broadly consistent with the NPPF and in particular paragraph 55.

4.3 It is clear from policies DMG2, DHM3 and paragraph 55 of the NPPF that the conversion of barns to dwellings is acceptable, even if the location of the barn is remote from the nearest settlement.

These are considerations in relation to whether the building is in a sustainable location. Policy DHM4 sets out other requirements that are to be met which are particular to the site and to the building.

Page 5 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

In relation to the location of the building, criterion 1 confirms that planning permission will be granted for the conversion of buildings to dwellings where “the building is not isolated in the landscape, i.e., it is within a defined settlement or forms part of an already group of buildings”. This criterion relates to visual appearance of the building in the landscape stating it is not “isolated in the landscape”.

4.4 The Planning Officer in the Delegated Item File Report (Officer Report) acknowledges that the reason for requiring a building to be within a defined settlement or form part of “an already (defined) group of buildings” is to minimise the impact of the development on the visual appearance and character of the landscape. Please note, in quoting policy DMH4, the Officer adds the word ‘defined’ but this is not actually within the text of the policy.

4.5 The land around New Ings is pastoral fields and the wooded Skirden Beck runs between Settle Road and New Ings. Negligible glimpsed views of the site from Settle Road are only possible north of the dwelling ‘Stoop Lane’ from a field gate as the road is bounded by a hedge reaching head height. The viewer needs to know in what direction to look to be able to pick out the buildings at New Ings as the buildings are not readily visible in the landscape. The site is only then barely visible, being screened by the intervening trees and hedges and being at a not inconsiderable distance. The Planning Officer attaches great weight to the ability the view of the buildings from Settle Road, but this is not justified since the view of the buildings is negligible, the buildings are well screened and any alterations to them are similarly well screened.

4.6 The same is true of views of the site from the bridleway Monubent Lane to the north. Again, only glimpsed views are possible just east of Hill Top. The bridleway is lined with hedges and trees and the intervening landscape is crossed by field boundaries. The viewer has to know where to look to be able to pick out the buildings at New Ings and they are not readily visible in the landscape.

4.7 Nearer to the site, from private land, the buildings at New Ings are visible as a group set within trees, hedges and walls. Contrary to the Council’s opinion, they are not isolated in the landscape.

Page 6 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

1.View east from Settle Road towards New Ing. Arrow indicates location of buildings

2. View south from bridleway (Monubent Lane) towards New Ing. Hill Top is in the foreground, the location of New Ings is given by the arrow

Page 7 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

3. The group of buildings at New Ing from the field to the north of the site. The farmhouse is to the left of the wrapped silage bales. The buildings to be converted are in the centre and to the right of the picture.

4.8 The appeal proposal is compliant in regard to Policy DMH3 since the dwellings are created as the conversion of an existing buildings. In regard to DMH4, we have demonstrated that proposal is compliant with DMH4 1 as the buildings are not isolated in the landscape and form part of an already group of buildings. Policies DMH3 and DMH4 also require the development to have no materially damaging effect on the landscape qualities of the area.

4.9 The Planning Officer accepts that the farmstead has heritage significance and is a non- designated heritage asset. The landscape qualities of the AONB comprises both land and buildings. The landscape character is partly formed by the way it is managed agriculturally and historic farm buildings contribute to this character. Key Statement EN2 seeks to protect the character of the AONB. Key Statement EN5 and policy DME4 seek to protect heritage assets which includes non-designated heritage assets.

4.10 It is clear from the information in the Heritage Assessment that the arrangement of the barn and farmhouse and the arrangement of fields and paddock have remained largely unchanged since at least 1841 (section 4.2 to 4.3). Page 8 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

The arrangement of these buildings form part of the character of the landscape. Conversion to residential accommodation represents the optimal viable use long term of these buildings contributing to the preservation of these non-designated heritage assets and their continued contribution to the landscape quality of the AONB.

4.11 The design elements of the proposed conversion which are identified in the Officer’s report as harming the landscape are the large glazed opening in the lean-to on the west side of the building, the insertion of rooflights and flues in the roof and other new openings in the walls. It is acknowledged that the County Archaeologist describes the overall impact on the site to be low to moderate and not sufficient to refuse planning permission on its own right.

4.12 The reduction in the length of the C20th lean to on the west elevation better reveals the historic significance of the building by making the stone lean-to dairy c1900 on the north elevation visible. The replacement of the corrugated fibre cement roofing materials with stone slate whist retaining an unbroken roof slope improves the appearance of the building. The new openings in the ground floor of the lean to are agricultural rather than domestic in character and partly timber infilled and partly glazed. The main feature of this elevation is the large roof plane. The introduction of the rooflights and slender flues are small alterations in proportion to the large area of the roof slope and do not unduly alter its character. Overall, the effect of the alterations on the western elevation improve the visual appearance of the building and the landscape and enhance the historic significance of the building.

4.13 The proposed additional openings on the east side of the building are modest in number and carefully considered in order to retain the agricultural character of the building. The first floor windows are modest in size and positioned beneath the eaves. The long roof plane remains unbroken apart for only two rooflights. These alterations are insufficient to compromise the agricultural character of the building.

4.14 Overall the development would represent the optimal viable use of these non-designated heritage assets and would re-use these redundant buildings and lead to an enhancement to their immediate setting. The setting is enhanced by the removal of poor quality additions to the buildings and by returning a wrapped silage bale storage area to grass. This is in compliance with paragraph 55 of the NPPF and policy DME4.

4.15 The road that serves the proposed development is approximately 1km in length and serves four dwellings. There are several passing places along the length of the road, the positions of which are noted in the appendix on a map and with photographs. This number of passing places is considered to be adequate for the number of vehicles using this road. Page 9 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421 Appeal Statement New Ings Farm, Hellifield Road, Bolton By Bowland BB7 4LU May 2018

The road is a private road, which terminates at New Ing. There is no through traffic and consequently the amount of traffic using the road is very light. The proposal is compliant with policies DMG1 and DMG3.

4.16 Whilst it is accepted that the occupiers of the proposed dwellings would be reliant on a private car, the proposal would comply with the policies of the development plan and the Framework when taken as a whole. Future occupiers would assist to maintain the vitality of the rural community and support services and facilities in the village of Bolton By Bowland which includes a primary school, public house, church, cricket club, village hall, shop and tea-room

5 CONCLUSION 5.1 The proposed conversion would be suitable having regard to their location and the local development strategy. The proposed dwellings would make use of redundant buildings in the open countryside and result in an improvement to their setting. The proposed dwellings would be the optimal viable use for these non-designated heritage assets. Future occupiers would assist to maintain the vitality of the rural community and support services and facilities in the village.

5.2 The design of the proposal is sympathetic to the agricultural character of the building and the modest garden area together with the return of a storage area to grass will conserve the landscape and scenic beauty of the AONB. Contrary to the Council’s assertion, there are adequate passing places along the access road which serves a very limited number of dwellings and is used by a very low number of vehicles.

6.2 We respectfully request that the Inspector allow this appeal.

Appendix Location and photographs of passing places along access road.

Page 10 of 10

Registered Office: 90 Pimlico Road, Clitheroe, Lancashire, BB7 2AH. Incorporated in England No. 09911421