Design and Access Statement & Heritage Statement

DESIGN AND ACCESS STATEMENT & HERITAGE STATEMENT

MR N. SCOTT

PLANNING AND LISTED BUILDING CONSENT APPLICATIONS FOR CHANGE OF USE AND CONVERSION OF BARN TO ANCILLARY DOMESTIC ENCLOSED SWIMMING POOL AT AUSTHORPE HOUSE, THORPE ROAD, EWERBY THORPE, SLEAFORD NG34 9PR

April 2021 (JHG/010/21)

Orchard House Main Road (A607) Welbourn Lincoln LN5 0PA Tel: 01400 273997 [email protected] www.jhgplanning.com

CONTENTS

Section Page

1) Introduction 3

2) Development Context 3

3) Planning Policy Context 5

4) Heritage Statement 11

5) Design & Access 14 - Use 14 - Amount 14 - Layout 14 - Scale 15 - Landscaping 15 - Appearance 15 - Access 16

6) Summary 16

1.0 INTRODUCTION

1.1 This document comprises a combined Design & Access Statement and Heritage Statement produced in support of applications seeking planning permission and listed building consent for the proposed change of use and conversion of an agricultural building to enclosed swimming pool at Austhorpe House, Thorpe Road, Ewerby Thorpe, Sleaford NG34 9PR. The following serves to outline, evaluate and justify the development scheme in light of its spatial, design, heritage and strategic context.

1.2 This statement should be read in conjunction with the submitted site location, survey, proposed layout and elevation plans:

• 333-S-5a (OS Site Location Plan) • 333-S-6a (Existing Site Plan) • 333-S-7 (Survey Elevation and Floor Plans) • 333-S-8c (Proposed Site Layout Plan) • 333-S-9b (Proposed Floor and Elevation Plans)

2.0 DEVELOPMENT CONTEXT

2.1 The application site encompasses a disused agricultural building (former cart shed) located adjoining the northern periphery of garden land ancillary to Austhorpe House. The cart shed appears to comprise the result of incremental ad hoc extensions to an original early 19th Century barn. The agricultural building is primarily of brick and timber framed construction with red clay pantile and corrugated steel clad pitched roofs. Corrugated steel cladding is affixed to the northern elevation. The western elevation is open sided. The building and wider associated property/farm was acquired by the applicant’s family in 1973. The cart shed was primarily used to accommodate a tractor and livestock dependent upon the season. During this period, a yard (now garden land) was positioned to the immediate south of the cart shed and the southern elevation of the building was open sided. In 1978 the southern elevation was enclosed with the brick wall now in situ and the yard transitioned to garden land thereafter.

2.2 Austhorpe House is a Grade II Listed Building. It comprises a relatively substantial two-storey farmhouse constructed from coursed limestone and roofed with red clay pantiles. The barn proposed for conversion has a historic association with the dwelling and such is therefore considered to comprise a listed curtilage building. In accordance with the relevant provisions of the National Planning Policy Framework, a Heritage Statement is therefore included within this document.

2.3 As evident within the aerial photograph based image included below, land to the immediate north, east and west of the barn proposed for conversion/application site is host to a modest range of small agricultural buildings in various states of repair. Arable agricultural land is located to the north of the farm complex. Low density residential development is situated along Thorpe Road to the east, west and south of Austhorpe House. Ewerby Thorpe can be described as a small dispersed hamlet with a strong agricultural heritage. The settlement is also characterised by proliferate tree belt/copse formations. These serve to predominantly screen both the application site and much of the settlement from view of outlying countryside. The more substantial village of Ewerby is located approximately 1.0 kilometres to the west.

Aerial photograph depicting application site (outlined red) relative to Austhorpe House, adjacent barns and neighbouring land uses.

2.4 The proposed site is not situated within any area of designated landscape/wildlife importance (such as SSSI’s, LWS, AONB’s, Conservation Areas etc). Figures 1 and 3 of the Lincolnshire Minerals & Waste Local Plan 2016 indicate that the site is not within a ‘Minerals Safeguarding Area’.

2.5 The entirety of the application site is flat, being devoid of any notable variations in gradient or topographical features. The Environment Agency flood hazard map depicts the proposed site within Flood Zone 1, which indicates no risk of fluvial or sea flooding. There is no evidence to suggest that the site/barn has been subject to localised flooding or drainage problems attributed to surface water discharge.

2.6 The cart shed proposed for conversion is no longer compatible with the requirements of modern agriculture. Its restrictive dimensions do not permit the storage of contemporary machinery or equipment. The building is also considered to be quite unsuitable for the accommodation of livestock and storage of agricultural chemicals or arable produce in light of current welfare requirements and regulations. The building has therefore been redundant for many years and its condition is deteriorating.

2.7 Given that agricultural use of the barn is no longer feasible, the applicant is seeking to re-purpose the building in a capacity ancillary to the domestic use of Austhorpe House. By virtue of its dimensions and close spatial relationship with the dwelling and associated private garden, the barn is considered eminently suitable for conversion into an enclosed swimming pool.

2.8 The proposed development follows formal pre-application consultation (20/0089/PREAPP) with North Kesteven District Council. Feedback on the basis of an

earlier ‘feasibility scheme’ was initially provided on the 24th February 2020 by Planning Officer Tony Sargent: ‘Having looked at the proposal to covert the existing open storage building into a swimming pool and discussed the issue with our Conservation Officer it is considered that the scheme is broadly acceptable however one issue is the number of openings to the wall that faces onto the garden area of the house and it is advised that this number is reduced when the relevant applications are submitted.’

2.9 A subsequent examination of historic photographs highlighted that the southern elevation of the barn used to be open sided, thus allowing the structure to function as a cart shed. The applicant sought to produce a design that addressed functional and aesthetic objectives by providing both a high level of intervisibility between the building interior (proposed swimming pool) and garden whilst retaining a sense of the building’s historic agricultural use and architectural vernacular. In light of such, NKDC’s Conservation Officer advised: ‘I would support a wall / window configuration closer to a cart shed in appearance, as indicated in the attached sketch. The rooflights would be better as a larger, continuous area of glazing, perhaps along the lower half of the whole roof (where it is above the swimming pool area).’ Planning Officer Tony Sargent accordingly stated via email dated 4th February 2021 that changes to the proposed design along the lines of the Conservation Officer’s recommendation would be supported.

2.10 In accordance with the above, the proposed scheme now in question has been amended to essentially reinstate the barn’s historic ‘cart shed’ form with three openings to the southern elevation supported by brick pillars and spanned with glazed folding doors. Experimentation with a larger expanse of rooflight glazing appeared to detract from the building’s traditional agricultural appearance. Notably more de minis conservation type rooflights are now proposed. These will integrate inconspicuously within the building’s roofscape whilst still providing the functional benefit of maximising daylight to assist with internal illumination.

3.0 PLANNING POLICY CONTEXT

3.1 The statutory Development Plan includes the Central Lincolnshire Local Plan, which was formally adopted on 24th April 2017. The Central Lincolnshire Local Plan was produced following a partnership between North Kesteven District Council, West Lindsey District Council and City of Lincoln Council. Its strategic and spatial provisions are therefore applicable across these three jurisdictions. It should be noted that the Central Lincolnshire Local Plan now supersedes the 'saved' policies of the North Kesteven Local Plan (2007). Significant weight is also given to the relevant provisions of the updated National Planning Policy Framework (NPPF) 2019.

Central Lincolnshire Local Plan 2017

3.2 Policy LP2 outlines the Plan's spatial strategy and settlement hierarchy. The primary objective of the strategy is to: '...focus on delivering sustainable growth for Central Lincolnshire that meets the needs for homes and jobs, regenerates places and communities, and supports necessary improvements to facilities, services and infrastructure.' In order to deliver a sustainable distribution of housing land across the Central Lincolnshire Area, the various settlements therein have been categorised within an eight tier hierarchy. The first tier concerns the most sustainable location for new

development whilst the eighth tier (open countryside) is considered to be the least sustainable. The application site is situated beyond the defined confines of any neighbouring settlement and Ewerby Thorpe does not appear to fall within the 15 dwelling ‘hamlet’ size classification. The proposed site is therefore classed as ‘open countryside’. Of particular relevance to this application, Policy LP2 stipulates that development in the countryside will be restricted to ‘…proposals falling under policy LP55’. The proposed scheme, which comprises the ancillary domestic conversion of an agricultural building, is subject to the provisions of Policy LP55 (discussed below). Compliance is therefore achieved with the spatial strategy outlined within Policy LP2.

3.3 Policy LP25 the ‘Historic Environment’ is therefore considered applicable. The Policy states that: ‘Development proposals should protect, conserve and seek opportunities to enhance the historic environment of Central Lincolnshire.’ With regard to the impact of a scheme upon the setting of the heritage assets, Policy LP25 stipulates that:

‘In instances where a development proposal would affect the significance of a heritage asset (whether designated or non-designated), including any contribution made by its setting, the applicant will be required to undertake the following, in a manner proportionate to the asset’s significance:

a. describe and assess the significance of the asset, including its setting, to determine its architectural, historical or archaeological interest; and b. identify the impact of the proposed works on the significance and special character of the asset; and c. provide clear justification for the works, especially if these would harm the significance of the asset or its setting, so that the harm can be weighed against public benefits.

Unless it is explicitly demonstrated that the proposal meets the tests set out in the NPPF, permission will only be granted for development affecting designated or non- designated heritage assets where the impact of the proposal(s) does not harm the significance of the asset and/or its setting.’

3.4 In this context it should be noted that the redundant barn proposed for change of use/ancillary residential conversion is situated within the historic curtilage of Austhorpe House, which comprises a Grade II Listed Building (designated heritage asset). The barn can therefore be regarded as a listed curtilage building and the development will inevitably have an impact upon its existing built form and the immediate setting of Austhorpe House. For this reason, in accordance with the provisions of the National Planning Policy Framework, the document includes a ‘Heritage Statement’ (below) that identifies the significance of the heritage asset and appraises the impact of the proposed works thereon.

3.5 Policy LP25 further notes that: ‘Development proposals will be supported where they:

d. Protect the significance of designated heritage assets (including their setting) by protecting and enhancing architectural and historic character, historical associations, landscape and townscape features and through consideration of scale, design, materials, siting, layout, mass, use, and views and vistas both from and towards the asset;

e. Promote opportunities to better reveal significance of heritage assets, where possible;

f. Take into account the desirability of sustaining and enhancing non-designated heritage assets and their setting.’

In light of the above it is considered that:

d. The proposed development will protect the significance of the barn proposed for conversion and associated Grade II listed dwelling. The redundant barn is effectively derived from two key phases of development. The western section of the barn/site comprises a small historic early 19th Century brick built agricultural building roofed with red clay pantiles. This part of the structure, which is still structurally sound and intact, is considered to be of greatest historic/architectural significance and priority is placed upon its preservation accordingly. The central/eastern section of the barn comprises a relatively contemporary ad-hoc structure built from a range of materials including telegraph poles and railway sleepers. The brick built southern elevation, which adjoins the garden of Austhorpe House, was erected in 1978. Prior to this, the south elevation was open sided with three ‘cart shed’ bays separated by telegraph pole supports. Though indicative of the farm’s social history, this 20th Century element of the agricultural building is not considered to be of architectural significance and its contribution to the setting of Austhorpe House is of modest value. The proposed development will essentially replace this more contemporary element of the agricultural building. The new pool house conversion has been designed to echo the open sided ‘cart shed’ form of the barn circa 1960, though built from higher quality traditional slot moulded bricks and roofed with red clay pantiles (to match existing). This will integrate with the barn’s 19th Century core in the same manner as the existing structure, thereby safeguarding the building’s historic fabric. The proposed development will not be readily visible from land in the public domain. It will nevertheless make a positive contribution to the immediate setting of Austhorpe House.

e. For the reasons outlined above, the proposal will arguably better reveal the significance of the designated heritage assets. The early 19th Century core of the agricultural building proposed for change of use/conversion will be carefully preserved, re-used and showcased in a higher status role ancillary to the Listed Building. Resultantly, the building’s historic ancillary association with Austhorpe House will be more apparent and the appearance/setting of the structures enhanced.

f. The proposal will not have any impact upon non-designated heritage assets.

3.6 With specific regard to Listed Buildings, Policy LP25 notes: ‘Development proposals that affect the setting of a Listed Building will be supported where they preserve or better reveal the significance of the Listed Building.’ For the reasons noted above and expanded upon within the latter ‘Heritage Statement’, the proposed development will preserve the setting and significance of the Grade II listed dwelling and curtilage building (barn proposed for conversion). The scheme therefore accords with the relevant criteria of Policy LP25.

3.7 Policy LP26 seeks to promote high levels of design and amenity. With regard to 'design principles', the policy states: 'All development must respect and enhance the character and local distinctiveness of the area and create a sense of place.' In order to achieve this objective, new development schemes are expected to accord with twelve criteria. Those considered relevant to the proposed scheme are addressed as follows:

c. The proposed conversion, alterations and extension will respect the existing topography, rural landscape character and identity, and relate well to the site and surroundings, particularly in relation to siting, height, scale, massing, and form. The extension/alterations will marginally increase the footprint of the existing agricultural building, though the change in scale will not be readily perceptible. The development will result in the former barn remaining notably subordinate in scale to the associated dwelling and such will not tangibly alter the perceived massing of the barn. Though the proposal will result in the site changing from agricultural to ancillary residential use, the design of the pool house conversion ensures that the building’s agricultural heritage is still clearly legible through the selected architectural vernacular and choice of materials. The development will not therefore prove erosive to the site’s historic rural setting.

f. The development scheme will retain and safeguard all existing property boundary features. The proposed works are limited to the immediate confines of the existing agricultural building. It should be noted that the existing contemporary garden wall abutting the barn will be reconstructed as necessary from matching brickwork, thereby integrating cohesively with the pool house conversion.

h. Austhorpe House/the application site already benefits from extensive boundary landscaping. No further measures are necessary in order to enable the development’s successful assimilation with the site’s surroundings.

i. The change of use, extension and alterations will not compromise any important local views into, from or through the application site. The scheme will not obscure views of or prove intrusive within the setting of the Listed Building.

j. The development scheme is sympathetic to the agricultural building’s original architectural ‘cart shed’ style. The design solution embraces opportunities for innovative design which sympathetically echoes and complements the agricultural building’s distinctive architectural vernacular. Indeed replacing the contemporary elements of the former cart shed, which are of lesser historic significance, with a close facsimile structure of superior specification will arguably improve upon the architectural style and quality of the existing building.

k. A mixture of traditional and contemporary materials of construction will be utilised by the proposed scheme. These will include red clay pantiles and traditional slot moulded red bricks selected to closely match those exhibited by the historic retained barn west wing. Window openings to the south elevation will include brick columns spanned by timber lintels, thereby replicating the appearance of traditional cart shed bays. The aluminium framed folding doors will be powder coated in a discreet traditional colour (for LPA approval) intended to minimise their prominence. The selected materials will serve to reinforce the former barn’s historic agricultural character and appearance.

3.8 With specific reference to 'amenity considerations', policy LP26 states: 'The amenities which occupiers of neighbouring properties may reasonably expect to enjoy must not be unduly harmed by or as a result of development. Proposals should demonstrate, where applicable, how the following matters have been considered, in relation to both the construction and life of the development:

m. Compatibility with neighbouring land uses; n. Overlooking; o. Overshadowing; p. Loss of light; q. Increase in artificial light or glare; r. Adverse noise and vibration; s. Adverse impact upon air quality from odour, fumes, smoke, dust and other sources; t. Adequate storage, sorting and collection of household and commercial waste, including provision for increasing recyclable waste; u. Creation of safe environments.'

3.9 With regard to the above, it should be noted that the barn proposed for ancillary domestic conversion achieves excellent levels of separation from domestic properties to the east, south and west. Regardless, the development will achieve excellent levels of compatibility with all neighbouring land uses. The proposed site layout and elevation plans clearly demonstrate that overlooking and overshadowing of adjacent property will not be a concern. Neighbouring occupants will not experience a loss of light or, conversely, an unacceptable increase in artificial light or glare. The pool house primary windows are located within the southern elevation, fronting into Austhorpe House’s private walled garden. Even when used at night, light emitted through the pool house windows will not prove a disturbance to local residents. The development will certainly not have any adverse impact upon air quality. Neither will the proposal will have any adverse impact upon the safety of the local environment. On this basis, the proposed scheme is considered to achieve full compliance with the provisions of Policy LP26.

3.10 Policy LP55 specifically relates to ‘development in the countryside’. In this context it should be noted that the application site is technically located beyond the confines of any settlement listed within Policy LP2 and is thus defined as being within a countryside location. Policy LP55 ‘Part A’ concerns ‘Re-use and conversion of non- residential buildings for residential use in the countryside’. Though this policy is perhaps more aptly applied to the conversion of rural buildings to independent residential units as opposed to ancillary residential uses, its provisions are still considered to be of some relevance to the proposed scheme. Part A stipulates: ‘Where a change of use proposal to residential use requires permission, and where the proposal is outside the developed footprint of a settlement listed in the settlement hierarchy, then the proposal will be supported provided that the following criteria are met:

a. Comprehensive and proportionate evidence is provided to justify either that the building can no longer be used for the purpose for which it was originally built, or the purpose for which it was last used, or that there is no demand (as demonstrated through a thorough and robust marketing exercise) for the use of the building for business purposes; and 9

b. The building is capable of conversion with minimal alteration, including no need for inappropriate new openings and additional features; and

c. The building is of notable architectural or historic merit and intrinsically worthy of retention in its setting.’

3.11 In context of the above it is essentially self-evident that the barn, which comprises a small historic structure with 20th Century ad-hoc extension situated adjoining a Grade II Listed Building, is not suitable for the accommodation of livestock, storage of agricultural chemicals/fertilisers or contemporary agricultural machinery. Furthermore, the strategic acceptability of re-using the building for ancillary domestic purposes was not challenged during formal pre-application consultation with the Local Planning Authority. The development is considered to be consistent with the strategic intention of ‘criterion a.’ In relation to ‘criterion b’, it should be noted that in the absence of the proposed scheme, the 20th Century element of the existing barn will inevitably require fundamental repair/partial rebuilding as a result of the structure’s deterioration. For reason that the barn is within the curtilage of a Listed Building, emphasis should be placed upon securing long term investment for its retention and preservation. Though the proposed development will effectively entail replacement of more contemporary elements of the barn, the scheme does nevertheless provide a mechanism of safeguarding the building’s historic west wing/early 19th Century core. With reference to ‘criterion c’, this earlier element of the barn is considered to be of architectural and historic merit and such is worthy of retention.

National Planning Policy Framework (2019)

3.12 The new National Planning Policy Framework (NPPF) was formally adopted in February 2019. This updated document now replaces the previous National Planning Policy Framework adopted in July 2018 and the preceding NPPF of March 2012.

3.13 Paragraph 127 outlines objectives for achieving ‘good design’. It states that: ‘Planning policies and decisions should ensure that developments:

a) will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping;

c) are sympathetic to local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging appropriate innovation or change (such as increased densities);

d) establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit;

e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and

f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.’

3.14 Though only elements of the above are of relevance to householder development, it is emphasised that the proposed scheme, through its layout, scale, materials and design, serves to complement the character of the curtilage building, Austhorpe House and the surrounding area. The proposed scheme comprises a bespoke design solution. Its traditional rural architectural vernacular, materials and features are considered to be of aesthetic merit and the development, though of very small scale, will arguably help to promote local distinctiveness. The proposal will not prove detrimental to the setting of the application site or its historic surroundings. The development will improve the quality of the existing accommodation, enhancing levels of amenity and functionality associated with the existing dwelling.

4.0 HERITAGE STATEMENT

4.1 The following comprises an appraisal of the proposed development’s impact upon identified heritage assets. Such has been undertaken in accordance with paragraph 189 of the National Planning Policy Framework (2019), which stipulates 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. Where a site on which development is proposed includes, or has the potential to include, heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.’

4.2 The application site is situated within the curtilage of Austhorpe House, which officially became a Grade II Listed Building on 12th October 1988. The provisions of NPPF paragraph 189 are therefore applicable for reason that the dwelling and, by extension, the buildings within its historic curtilage (including the barn proposed for conversion) are classed as designated heritage assets.

4.3 It should be noted that a second Grade II Listed Building (Thorpe House) is located upon neighbouring land to the west of Austhorpe House. However, by virtue of existing screening buildings, boundary treatments and mature vegetation (tree and hedge planting) there is essentially no intervisibility between Thorpe House and the application site. For this reason, it is considered that the proposal will have no impact upon the setting of Thorpe House or land within its curtilage.

4.4 Austhorpe House has undergone a series of iterative extensions and alterations from the 18th century to the present day. Historic England’s database identifies the property within list entry 1306847, where it is described as: ‘Grade II Listed Building – Farmhouse. Early C18, altered late C18 and C20. Coursed squared limestone rubble, pantiled roof with raised stone coped gables, 2 red brick gable stacks. L-plan. 2 storey, 3 bay front having plinth and chamfered eaves course. Central C20 half glazed door in contemporary fluted wooden surround. Flanked by single glazing bar sashes. To first floor are 3 similar windows. Interior retains early C18 turned baluster dog leg stair and some raised and fielded double panelled doors.’

4.5 It can be noted that the listing is limited to a description of the dwelling with no mention of historically associated curtilage farm buildings. An examination of historic cartographic data has however identified the earlier brick built section of barn located within the application site’s western confines upon an Ordnance Survey map dated 1888 (note below). A search of the Lincolnshire Historic Environment Record does however reference the wider associated farm complex. HER entry 64220 states: ‘Austhorpe Farm, Ewerby and Evedon. Partially extant 18th century farmstead. Regular courtyard with multiple regular yards. The farmhouse is detached from the main working complex. There has been significant loss (greater than 50%) of traditional buildings. Isolated location. Large modern sheds are located to the side of the site.’

OS Map extract dated 1888 depicting Austhorpe House and original brick built barn (outlined red)

4.6 It is evident that the section of traditional brick built barn located within the application site’s western confines comprises one of the last remaining elements of the historic farm complex. This part of the structure, which is believed to date from the early 19th Century, arguably makes an important contribution to the setting and historic integrity of the site and the structure should be preserved and safeguarded accordingly. The remaining element of the barn comprises a mid-20th Century ad hoc fabrication. The photograph included below, which was taken circa 1975, depicts the barn within the setting of Austhorpe House. The ‘contemporary’ cart shed extension to the historic 19th Century brick built structure is clearly evident. A range of timber barns (now predominantly removed) are also evident to the north. The southern elevation of the 12

20th Century element of the barn proposed for conversion is clearly still open during this period, thus creating a series of bays.

Aerial photograph of site taken circa 1975 illustrating open sided southern elevation of cart shed facing former farmyard (now garden)

4.7 By 1978, the property was under ownership of the applicant’s family. During this year, the southern elevation of the cart shed was enclosed with a brick wall and the eastern elevation opened up in order to facilitate access to a small tractor typically stored therein. The structure was colloquially referred to as the ‘tractor hovel’. As the years progressed, the building’s usefulness declined as agricultural machinery grew in size and farming operations became increasingly regulated. The farmyard to the south of the barn transitioned to domestic garden (ancillary to Austhorpe House). A brick wall was constructed in more recent years around the garden perimeter. This integrates with the barn’s southern brick elevation.

Photograph dated April 2021 depicting barn northern and eastern elevations

4.8 The condition of the barn’s 20th Century extension is now in a poor state of repair. The timber framed structure, which is partially clad in corrugated steel, is rotting and structurally compromised. Though technically a listed curtilage building, this part of the barn is considered to be of limited historic significance.

4.9 The proposed development requires removal of the existing timber framed 20th Century section of the barn in order to allow erection of a structurally sound replacement

building. This replacement element will essentially occupy a similar form and footprint, drawing upon the barn’s pre 1978 cart shed agricultural architectural vernacular. The new build will utilise traditional red clay pantiles and slot moulded red brick specifically selected to match those exhibited by the retained 19th Century building. The development/pool house conversion scheme has been conceived in a manner that avoids harm to the historic fabric of this early 19th Century original structure. Such will therefore be preserved in situ, remaining generally unaffected by the development scheme and equally prominent within the setting of Austhorpe House. Though of small scale and not readily visible from the public domain, the proposed scheme is still anticipated to complement the historic setting of the site.

4.10 On this basis, it is considered that the proposed development will not prove detrimental to the historic fabric, setting or significance of the identified designated heritage assets.

5.0 DESIGN & ACCESS

Use

5.1 The proposed development will entail conversion and change of use of an agricultural building (Class Sui Generis) to an enclosed domestic swimming pool ancillary to Austhorpe House (Use Class C3). The development will not result in an intensification of the established residential use or notably extend such beyond the confines of the established property curtilage. Accordingly, there is every reason to believe that the proposal will achieve a high level of compatibility with all neighbouring land uses. As demonstrated within the Planning Policy Context section of this statement, the proposed works are considered strategically acceptable in light of the Development Plan and national planning policy.

Amount

5.2 The application site, as delineated in red upon location plan 333-S-5a, occupies an area of 0.057 hectares and encompasses the agricultural building proposed for conversion along with existing hardstanding and access to the public highway. The existing building (subject to conversion/change of use) occupies a gross external floor area of 252 m2 (square metres). The proposed development will remove the existing 20th Century timber framed element of the barn and replace it with a brick built pool house structure of marginally larger size (projecting further eastwards) exhibiting a floor area of 276 m2. The pitched pantile clad roof will have an eaves height of 2.95 metres and ridge height of 4.55 metres. The size/dimensions of the development echo that of the existing agricultural building. Its specification addresses structural, design and functional requirements.

Layout

5.3 The layout of the proposed development is primarily dictated by the form of the existing agricultural building and its spatial relationship with Austhorpe House and the adjoining ancillary garden land. The scheme has been designed in a manner that draws upon the historic cart shed form of the agricultural building in order to create a high level of intervisibility and access between the enclosed swimming pool and adjoining garden. A near seamless transition between dwelling, garden and pool will provide a

high level of functionality and amenity. The layout of the scheme has also been conceived in a manner that avoids any functional/access constraint upon the continued agricultural use of the farm complex to the immediate north, east and west of the application site.

Scale

5.4 From a planning perspective, the proposed scheme comprises minor scale ‘householder development’. The proposed site layout and elevation plans demonstrate how the scale of the proposed development (as defined by overall volume, proportions and fenestration) will be commensurate with that of the existing barn and entirely subordinate to the associated dwelling. The proposed development will not therefore significantly change the perceived scale of Austhorpe House or, resultantly, have any adverse impact upon its historic character and appearance. The scale of the proposed development should therefore be regarded as both strategically acceptable and appropriate to the site’s context.

Landscaping

5.5 The application site is situated adjoining the garden of Austhorpe House, which includes hard and soft landscaping with mature boundary treatments. All existing trees and hedgerows will be safeguarded by the scheme. The proposed development will only necessitate the removal of a short section of contemporary brick boundary wall (located adjoining the barn’s southern elevation). This will however be rebuilt and integrated into the pool house conversion. The development will not result in any significant change to the agricultural character/appearance of the barn and additional screening landscaping is considered unnecessary.

Appearance

5.6 The submitted site layout and elevation plans (333-S-8c and 333-S-9b) demonstrate how the proposed conversion scheme will achieve a high level of visual integration with the retained former agricultural building, Austhorpe House and the application site's surrounding historic rural surroundings.

Extract from drawing 333-S-9b depicting proposed south elevation.

5.7 The proposal will entail replacement of the existing timber framed 20th Century section of agricultural building with a higher quality structure built from traditional slot moulded red brick and roofed with red clay pantiles. Colouration and texture will be selected to achieve a close match with materials exhibited by the retained historic element of the barn. The proposed replacement structure’s southern elevation will include three openings separated by brick pillars and complemented with Oak lintels. These echo the cart shed form of the agricultural building circa 1975. The openings will

be spanned by folding aluminium glazing/doors. The powder coated frames will be of a colour to the satisfaction of the LPA. 6 No. narrow conservation type rooflights will be included within the pitched roof. The proposed extension has been designed following consultation with the Local Planning Authority. There is every reason to believe that the scheme will have a positive impact upon the appearance of both Austhorpe House and the retained 19th Century former barn.

Access

5.8 The proposed development will not entail any change to the property’s existing point of access with the public highway. As identified upon the submitted site location plan, the agricultural building is presently accessed via a section of private carriageway that extends eastwards then southwards around the periphery of Austhorpe House’s garden in order to juncture with the public highway. This route, which also provides access to the adjacent farm complex, will be utilised during the development’s construction phase and, on rare occasions, for future servicing/repairs. However, given the proposed development’s ancillary domestic role, the site will ordinarily be accessed on foot through the garden of Austhope House/building southern elevation. It is emphasised that the proposal does not entail an intensification of residential use and traffic generation arising from occupation of Austhorpe House will therefore remain unaffected.

6.0 SUMMARY

6.1 Planning and listed building consent is sought for the change of use, conversion and alteration of a redundant agricultural building in order to form an enclosed domestic swimming pool ancillary to the use of Austhorpe House. The agricultural building is located within the curtilage of Austhorpe House, which comprises a Grade II Listed Building. The proposal follows pre-application advice from North Kesteven District Council, which indicated support for the development in principle and guided the chosen design solution. The development’s scale, architectural vernacular and materials of construction closely echo the existing building’s distinctive historic agricultural character and appearance. The proposed works will address the functional needs of the applicant without compromising the property’s historic integrity or significance. The development will not have any adverse impact upon levels of amenity afforded by neighbouring occupants. The granting of planning permission and listed building consent would accord with the provisions of the Development Plan, national planning policy and other relevant material considerations. The proposal will cause no demonstrable harm.