The Barn Near the Hill, Garsdale

Yorkshire Dales National Park Authority

Application Code: S/02/93B Committee Date: 14/05/2019 Location: The Barn near The Hill, Garsdale

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FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE

Application No: S/02/93B

District: South Lakeland

Parish: Garsdale

Applicant's Name: Mr & Mrs Mason,

Grid Ref: SD73278994

Received by YDNP: 06/03/2019 Officer: Andrew Bishop

PROPOSAL: full planning permission for conversion of roadside barn to dwelling, demolition of outbuildings on east, south and west side, reinstatement of existing track and installation of package treatment plant

LOCATION: The Barn near The Hill, Garsdale

CONSULTEES Garsdale PC Fully support. Highways, Cumbria Highway Authority and Lead Local Flood Authority has County Council no objections. United Utilities Water No comments received. Ltd Senior Listed Building Same comments as previous applications. Officer Wildlife Conservation No objection subject to a conditions requiring a prior Officer check for nesting birds before the development starts and the installation of bird and bat boxes. Area Ranger (Western Public footpath directly affected and informative Dales) required. Environment Agency - No comments on flood risk grounds. for All areas CEHO - South Lakeland No objections subject to conditions regarding non- District Council mains foul drainage system. PUBLIC RESPONSES

None to date. RELEVANT PLANNING POLICIES L1(15) - Heritage assets L2(15) - Conversion of traditional building - acceptable uses L3(15) - Conversion of traditional buildings - building treatment W1(15) - Wildlife sites, species and networks W2(15) - Biodiversity enhancement

S/02/93B 14 May 2019 Schedule No:2 CC2(15) - Flood risk SP1(15) - Presumption in favour of Sustainable Development SP2(15) - National Park Purposes SP4(15) - Development Quality OFFICER OBSERVATIONS REASON FOR COMMITTEE CONSIDERATION This application is reported to the Planning Committee for the following reason: in the opinion of the Head of Development Management it is in the best interests of the National Park Authority that the application is considered by the Committee.

APPLICATION SITE The proposal relates to a substantial traditional bank barn in Garsdale standing beside the A684 some 7km to the east of Sedbergh. It stands in an isolated and locally prominent position on top of a bluff above the flood plain of the Clough River. The application site includes the stone built traditional barn, it’s attached concrete byres and outshots, a walled fold yard, the 4m gap to the roadside wall and a field gate, the siting for a package treatment plant and the route to the intended safe access point which is the Aye Gill Farm entrance some 156m to the south east.

The traditional barn has a large cart opening and three low windows on its north western elevation and various doorways and roof lights on its south eastern elevation which are partly obscured by the attached byres. A public footpath crosses the route of the intended access to the Aye Gill Farm entrance and there is a group of small thorn trees on the side of the bluff.

PROPOSAL The application is to convert the 2 storey height stone barn after removing the attached byres and outshots into a 3 bedroom dwelling for local occupancy or short term holiday letting. No areas of rebuilding are required or extensions and no new openings are proposed. Amenity space would be an area on the northwest adjoining the barn, the 4m gap to the roadside wall and the fold yard which would also provide car parking.

The access route from the Aye Gill Farm entrance follows an existing vehicle route into the field beside the Clough River then climbs between the roadside wall and the edge of a bluff along the route of what is claimed to be a grassed over track to the barn. The grass covering would be cleared to form 2 No. 600mm wide tyre tracks. The existing small trees on the bank side beside the track would be supplemented by additional mixed native tree planting.

RELEVANT PLANNING HISTORY Two previous applications for conversion of the barn to a dwelling have both been withdrawn (S/02/93 & S/02/93A). This was as a result of discussions regarding the difficulties of achieving a safe access from the road.

KEY ISSUES -principle of the development -landscape impact -trees -residential amenity

S/02/93B 14 May 2019 Schedule No:2 -public rights of way -highway safety -flood risk -protected wildlife species

PRINCIPLE OF THE DEVELOPMENT The National Planning Policy Framework (NPPF 2018) sets out the purpose of the planning system: to contribute to the achievement of sustainable development. It directs planning authorities to avoid the development of isolated homes in the countryside unless certain circumstances apply. The circumstances listed include - "the development would represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets" and "the development would re-use redundant or disused buildings and enhance its immediate setting."

The Yorkshire Dales Local Plan (2015-30) aims to deliver sustainable development in the National Park context. It aims to achieve the conservation and enhancement of traditional buildings (heritage assets) by allowing them to be adapted or converted to new uses, providing the building and its landscape have the capacity to absorb them.

Policy L1 considers development affecting heritage assets. Traditional buildings may be designated as Listed Buildings or are considered to be ‘heritage assets’ despite not being designated. Proposals affecting undesignated heritage assets that are demonstrably of equivalent significance to designated heritage assets will be treated as though they were designated for the purposes of the policy.

Policy L2 is a strategic spatial planning policy. It allows traditional buildings to be changed to residential and employment uses in certain locations (in existing settlements, building groups, or suitable roadside locations). Intensive uses will not be appropriate in buildings that are isolated in the landscape and a change of use only allowed in isolated buildings where there would be no material alteration to the exterior of the building or its surroundings.

Policy L3 considers the details of the conversion works. Proposals will not be allowed where they undermine the architectural and historic character of the traditional building and its landscape setting. The building must have the physical capacity to accommodate the new use without significant extension or alteration or requiring new ancillary buildings.

A proposal to convert a traditional building to a new use must satisfy the requirements of all three policies.

The barn and its walled yard occupy an isolated position in a field close to the field wall with the A684 highway. The separation gap of 4m allows a vehicle to get past the barn within the field and to the immediately adjoining gateway onto the road. Barns that do not physically adjoin the boundary with a road can be considered for conversion under Policy L2 subject to an assessment of the impact on the landscape. This is considered below.

The applicants have agreed to enter a Section 106 agreement that would restrict occupancy to those persons who meet the Authority’s local occupancy criteria or are short term holiday guests.

The stone built barn is not a listed building but it is of high heritage significance. The barn was constructed before 1840 and seems to be little altered from its original construction. S/02/93B 14 May 2019 Schedule No:2 The traditional barn is considered to be a non-designated heritage asset. The added twentieth century blockwork and corrugated cement sheeted roofs are of no architectural or historic merit and not worthy of retention. Policy L1 permits development that conserves the heritage significance of a barn if it is in accordance with the criteria in policy L3.

LANDSCAPE IMPACT The proposed conversion of the barn would see the removal of the various unattractive twentieth century farm building additions. This would be beneficial to the landscape setting of the barn as all of its elevations would then be exposed to view once again.

A Structural Survey and Method Statement have been provided which identify the works needed to carry out the conversion. The barn structure is basically sound and no rebuilding of walls is necessary. The roof timbers are in good condition but the slate roof covering would be renewed. The conversion scheme would make use of the existing window and door openings. These include the large cart door opening to the upper floor level which would light an open plan family room and kitchen.

The pedestrian doors and windows serving the lower floor level would light the bedrooms, bathroom and staircase. Door and hatch openings would have a simple single pane and timber boarding infill treatment. The existing multi-pane window designs would be replicated. The proposed changes to the barn itself are therefore the minimal necessary and are deemed appropriate for retaining its character and appearance.

The curtilage would be defined by the existing yard walls and a post and wire fence separating the northwest elevation from the field and enclosing the small gap between the barn and the roadside boundary wall. Car parking would be within the existing walled yard on the south eastern side of the barn. The parked cars would largely be hidden from view by the barn and the stone walls.

The applicant has explored various alternative ways of getting a safe access to the barn and which avoids having an adverse impact on the landscape. The most visually acceptable would have been the existing field gate next to the barn. However, this has very poor visibility of on coming traffic from both directions. Therefore the proposed road access is that currently serving Aye Gill Farm. The use of this access point entails a lengthy route and the visual impact on the landscape needs to be considered.

No changes are proposed to the Aye Gill Farm track access junction onto the A684 so there would be no loss of roadside walling or change in its appearance. There is no doubt that the proposed route will have been used by farm vehicles in the past to access the barn. Sections of it are identified as a track or have an exposed hard surface. The greatest change in appearance would be the short section where the proposed two-wheelings track is crossed by the footpath. Wider visibility of the proposed access route is otherwise limited by it being in the lower and narrower section of the dale. The configuration of the landform and the roadside wall combine to provide a substantial degree of screening. This would be further improved by the proposed tree planting.

There is an overhead line supported on poles providing electricity to the barn. No additional overhead line should be necessary and any additional visual intrusion in the landscape should be avoidable.

TREES There is a group of thorn trees on the side of the bluff which would be passed by the S/02/93B 14 May 2019 Schedule No:2 access track. These trees would be retained and added to by further planting of mixed native tree species on the bankside. This would be a welcome landscape feature, increase tree cover, biodiversity and help screen a section of the proposed track. Full details of the tree planting and other landscaping around the barn are required.

RESIDENTIAL AMENITY The barn is in an isolated situation with the nearest dwelling being ‘The Hill’ which is over 110m away and up a track on the other side of the A684. Aye Gill Farmhouse is some 160m from the barn but close to the proposed shared access. The additional traffic generated and the conversion of the barn to a residential use would not significantly affect the amenities of the occupants of either property.

PUBLIC RIGHTS OF WAY A public footpath enters the field below the barn through a pedestrian gate from the A684. It then crosses the field below the barn. It therefore crosses the proposed access route to the barn and would be directly affected by the proposals. Although there is no intention to alter the ground levels where the footpath crosses this would need to be confirmed along with the surface material for the two-wheelings track.

Separate permission would be needed for the work affecting the right of way under the rights of way legislation. A temporary prohibition of use order may also be required. It would also need to be kept free of contractor’s vehicles and stored building materials. An informative would therefore be added to a decision notice advising that the separate application needs to be made and that the route is to remain unobstructed.

HIGHWAY SAFETY The proposed access to the barn is the existing entrance from the A684 to Aye Gill Farm. The existing agricultural use of the barn would generate a degree of traffic. Parking for the converted barn would be within the existing walled enclosure at the southwestern side of the barn. The Highway Authority has no objection in principle to the use of the proposed access. They note that it could flood due to the proximity of the Clough River and safety measures should be taken. They also advise that the existing access beside the barn should be permanently closed for vehicular use.

FLOOD RISK The application barn stands on the top of a bluff and is within Flood Zone 1. The barn itself is therefore not at risk of flooding from the River Clough. The proposed access at Aye Gill Farm is within Flood Risk Zone 3. If it were to be affected by flooding occupants within the barn would be safe and may only be prevented from using the access. They could still use a pedestrian gateway next to the barn onto the A684 and park in the layby opposite at the top of the hill. The Environment Agency says that it has no comments to make on flood risk grounds.

IMPACT ON PROTECTED WILDLIFE SPECIES Bats are a Protected Species by virtue of the EU Habitats Directive and the Conservation of Habitats and Species Regulations 2010. Regulation 9 of the Regulations provides that the local planning authority in the exercise of their functions, shall have regard to the requirements of the Habitats Directive. The application has been supported by a protected species survey, in the form of a Bat, Barn Owl and Nesting Bird Survey. No evidence of bat or Barn Owl activity was found within any part of the site. The report concludes that the building has low/moderate potential for use by bats but a high potential for use by nesting birds. The report therefore sets out a mitigation strategy. S/02/93B 14 May 2019 Schedule No:2

The Authority’s Wildlife and Conservation Officer has no objections and advises that a condition should be applied requiring that there is a prior check for nesting birds before the development starts if commencement is during the bird nesting season. Also that bird and bat boxes are incorporated into the fabric of the building or attached to the building’s exterior.

ANALYSIS AND MATERIAL CONSIDERATIONS The proposed conversion of the traditional barn to a local occupancy dwellings or a short term holiday let is acceptable in principle and the conversion scheme would not harm the heritage significance of the building, its landscape setting, trees, residential amenity, a public right of way, highway safety or protected wildlife species and would not increase flood risk and would provide an opportunity for biodiversity enhancement and it is in compliance with policies SP1, SP2, SP4, L1, L2, L3, W1, W2 and CC2 of the Yorkshire Dales Local Plan (2015-2030) and the National Planning Policy Framework (2019). RECOMMENDATION That full planning permission be granted subject to the completion of a S106 agreement restricting occupation to those who have a local need or for short term letting and the following conditions: -time limit -specified plans -no rebuilding -detailing of conversion work including roofing slates, stonework, pointing, cills and lintels, rooflights, windows and doors, rainwater goods, vents and flues -no sand or shot blasting of stonework -external lighting -hard and soft landscaping details -bin storage -car parking and turning area to be created and retained -erection of bat tubes and bird boxes -details of non-mains foul drainage system -details of surface changes where the footpath crosses the access track -removal of permitted development rights for alterations, extensions and curtilage buildings

S/02/93B 14 May 2019