Draft 5/7/17 C Approved Submission Draft: 7/7/17

Supporting Statement Barn Conversions to create a dwelling at

Plas Y Farm, Bridell, Cardigan, . SA433DD.

Llyr Evans Planning Ltd. Chartered Town Planner. BSc (Hons), MSc, MRTPI 07966 450243 Llyr Evans Planning Ltd. Company [email protected] Registration No. 091226087 Director- Llyr Evans (MRTPI). Farm, Cardigan, Pembrokeshire. SA43 3NU.

1 Application

1.1 This application is for the conversion of two barns to provide one residential dwelling. The application does not need to be accompanied by a Design and Access Statement as it relates to development that is not a major development and is not in a designated area, (Section 9 of the Town and Country Planning (Development Management Procedure) () (Amendment) Order 2016.

1.2 This statement has been prepared by Llyr Evans BSc, MSc, MRTPI (Director) Llyr Evans Planning Ltd. appointed by Ms Helen Thomas. The statement is based on information supplied by the applicant and other consultants associated with the project. Please note: All dimensions and distances are approximates and based on information available. Please refer to the submission plans for detailed information.

1.3 The application includes:  Supporting Statement,  Full Application Forms,  Copy of Article 10 Notice,  Full set of plans,  Biodiversity Survey Report,  Structural Survey Report,  A planning application fee of £380.00 will follow.

2 Applicant

2.1 Ms Helen Thomas, Haulfryn, Pen Y Bryn, Cardigan, Pembrokeshire. SA433NJ. Alterations to the visibility splay are proposed as part of the application, which involves land owned by the applicants uncle. As a result, notice 10 (certificate B) has been served on Mr John Thomas, Awelfryn, Pen Y Bryn, Cardigan, Pembrokeshire.

3 Site

3.1 The site is located in Pembrokeshire, in a hamlet known as Bridell, south of Pen Y Bryn.

3.2 The site consists of a small farmstead which includes a single storey dwelling, two traditionally proportioned barns and a modern steel framed agricultural building. There is also a former piggery and log store located within the defined yard. The site is set within approximately 22 acres of land.

3.3 The site is located directly to the north of Bridell Manor, which operates as a care home.

4 The Proposal

4.1 The aim of the development is to provide a single dwelling of accommodation within the existing barns, in a form that enhances the traditional character and appearance of the buildings and farm yard.

4.2 The proposal involves the conversion of a single storey brick and stone building with a simple glazed link to a two storey stone outbuilding. The approach of the development is to provide flexible and functional accommodation across the buildings, whereby the applicant would live and work part-time from the property.

5 Consultation and Collaboration

5.1 Pre-application discussions were held with Mike Harris, Highways and Construction Section, with regards to the existing access. Comments were generally supportive, subject to improvements to the northern visibility splay.

5.2 Den Vaughan, Ecologist, undertook the protected species surveys at the site. The survey report accompanies the application. The mitigation measures and enhancements have been included in the proposed plans and include wall top and crevice roosts in the stone outbuilding and a purpose built building to replace the log and existing logstore.

5.3 Mr Hugh Tribe, Engineer, undertook the structural surveys of the buildings. His report accompanies the application and concludes that the buildings are sufficiently structurally sound to enable conversion.

5.4 Ian Bartlett, Planning Design Architecture has prepared the plans for the proposal.

6 Policy Considerations

6.1 National Planning Policy

 Planning Policy Wales (Edition 9, 2016).  Technical Advice Note (TAN) 5: Nature, Conservation and Planning (2009)  Technical Advice Note (TAN) 6: Planning for Sustainable Rural Communities (2010)  Technical Advice Note (TAN) 12: Design (2016)  Technical Advice Note (TAN) 5: Nature Conservation and Planning (2009)

6.2 Local Development Plan for Pembrokeshire (LDP), adopted by Pembrokeshire County Council 28 February 2013.  Policy SP 1 Sustainable Development  Policy SP 16 The Countryside  Policy GN.1 General Development Policy  Policy GN.10 Farm Diversification  Policy GN.11 Conversion or Change of use of Agricultural Buildings  Policy GN.37 Protection and Enhancement of Biodiversity  Policy GN.38 Protection and Enhancement of the Historic Environment.

 SPG- Parking Standards (2013)  SPG- Biodiversity (2014)

6.3 Policy SP1 - The development would provide positive economic impacts by strengthening the viability of the small holding and enabling the existing dwelling to be rented as tourist accommodation, which has been successfully undertaken since 2013. Positive economic impacts would also be achieved through securing employment during the construction period. Positive social impacts would be realised by reason of the economic benefits and through providing additional, attractive and functional residential accommodation on site and in close proximity to Pen Y Bryn and . Positive environmental impacts would be achieved through the active management of the site and elements of biodiversity enhancement. The site is also sustainably located within walking distance to the amenities of Pen Y Bryn and Cilgerran beyond, allowing the occupiers to walk to the settlements, representing clear environmental gains. Adverse impacts have been minimised through its sensitive design and siting of associated development.

6.4 Policy SP 16 identifies the re-use of appropriate buildings as acceptable development in the countryside. The proposal would accord with this policy.

6.5 Policy GN.10 deals with farm diversification. The holding was purchased by the applicant in 2013 from her uncle. Agricultural activity on the holding currently consist of grazing the land and production of hay, but the applicant is keen to intensify the farm to become productive again as soon as possible. The existing dwelling has recently been renovated and is currently let as holiday accommodation, which is successful. The proposal would enable the holiday business to be maintained, whilst also allowing the applicant to relocate to the site, having the benefit of enabling the holiday business and farm activities to be manage easier. It is therefore considered that the development is linked to farm diversification and complements the aims of policy GN.10 of the LDP.

6.6 Policy GN.11 provides the main policy context for assessing the principle of development.

6.7 This policy states, amongst other things, that the renovation, conversion or change of use of agricultural buildings outside any Settlement Boundary will be permitted for residential use where:

1. The building is traditional in nature and character; 2. The building is physically capable of accommodating the new use and any associated requirements without extensive alteration, expansion or rebuilding; 3. Any necessary alterations are kept to a minimum, can be carried out without adversely affecting the character of the building or its setting and are in matching and or/ sympathetic materials; and 4. Outside storage, new services, access works, fences, walls or other structures associated with the use of the building and its curtilage can be provided, without harming the landscape setting or the character of the building.

6.8 In terms of criterion 1, the proposal involves the conversion of 2 buildings.

6.9 The buildings are traditional in appearance and make a positive contribution to the yard, locality and setting of the adjoining Manor, which is understood to be listed. Building 1 is constructed entirely of stone and a significant proportion of building 2 is constructed of stone with the remainder painted local brick.

6.10 Building 1 is a two storey linear building constructed of local stone walls and set under a corrugated fibre cement roof.

6.11

Southern elevations.

6.12

View from north west.

6.13 Building 2 is configured in the form of an ‘L’ shape and is set under a pitched roof of corrugated metal sheeting. The building is constructed of a mixture of stone and brick walls, where the western elevation is constructed of local stone and the majority of the other elevations are constructed of painted local brick.

6.14

Western elevation

6.15

Southern elevation

6.16 In terms of age, historic aerial O.S maps of the site identify both buildings on the 1906 O.S, which demonstrates that they are of significant age and in excess of the 100 year guide outline in the accompanying text to policy GN.11.

6.17

1890 O.S Extract showing both buildings and the pigsty to the east. 6.18

1906 O.S extract showing both buildings and additions.

6.19 It is therefore considered that the proposal satisfies criterion 1 of policy GN.11, being traditional in nature and character.

6.20 In terms of criterion 2, the buildings are complete and intact. The accompanying structural survey report concludes that the buildings are capable of conversion with new lintels to window heads and rebuilding of the southern elevation of building 1. Other than the above, alterations would include new roof structures, new windows and doors and a glazed extension linking the two buildings. It is therefore considered that the proposal accords with criterion 2 of policy GN.11

6.21 In terms of criterion 3, works to the buildings would be minimal, as described above. In general existing window openings are utilised, with only a small number of new openings provided throughout the buildings. The conversion scheme is sympathetic to the character of the buildings, their setting and the setting of the adjoining Manor, therefore accords with criterion 3 of policy GN.11.

6.22 In terms of criterion 4, outside space is to remain largely unchanged. A lean-to to building 1 would be removed, enhancing the character and setting of the buildings and providing a garden area enclosed on three sides. The majority of other boundary features would remain as existing, ensuring that the impacts upon the character of the site would be minimal. As such, it is considered that the proposal would accord with criterion 4 of policy GN.11.

6.23 In light of the above, it is considered that the principle of development is acceptable and that the proposal accords with the relevant policies of the LDP and guidance contained in PPW, TAN 6 and TAN 12.

6.24 Amenity

6.25 Issues relating to visual amenity are addressed above and that the proposal would generally accord with criteria 1 and 3 of policy GN.1 in terms of visual amenity and character.

6.26 In terms or residential amenity, there would be ample separation between the existing dwelling and the converted buildings to ensure no loss of privacy to the occupiers of the dwelling. Furthermore, ample private amenity spaces would be provided for the existing and proposed residential units. Traffic associated with the conversion would pass the existing dwelling, but there is adequate separation from the lane to the house as to ensure that impacts upon amenity would not be significant. Furthermore, traffic would be offset, to a degree, by the reduction of traffic associated with the historic agricultural use of the buildings.

6.27 Livestock activity in the yard is low, with the modern agricultural building used for storage of agricultural machinery and implements. This use would be compatible with the residential use of the proposed buildings and as such, there would not appear to be any issues in terms of existing and proposed uses.

6.28 It is considered that the separation distances and existing boundary features would ensure that there would not be significant impacts upon the amenity of the occupiers of the adjoining care home to the south. As such, it is considered that the proposal would accord with criterion 2 of policy GN.1.

6.29 Biodiversity

6.30 The site was subject to protected species surveys in June 2016 which found some evidence of bat activity. Mitigation and enhancement measures in the form of a detached bat building and roosts within the walls of the buildings have been included in the scheme. It is therefore considered that the proposal accords with criterion 4 of policy GN.1, policy GN.37 and TAN 5, which deal with protection of biodiversity.

6.31 Access and Highway Implications

6.32 Access to the site is via a tarmac lane from the A478 which serves the farm complex and existing dwelling. Visibility is good to the south but partially restricted to the north. Pre-application discussions with Mike Harris, Highways and Construction Section, suggested that some improvements would be required to accommodate the development. These include lowering the existing access walls to no higher than 900mm within 1metre of the highway and shaving part of the hedge to the north back by 500mm for a distance of 40 metres from the centre of the lane.

6.33 The above works are achievable and would not detract significantly from the visual amenity of the area. As the land is within the ownership of the applicant’s uncle, notice has been served on him prior to submitting the application. It is understood that the owner of the land has no objection to the development.

6.34

View of the access from the west.

6.35

View south from the access. 6.36

View north from the access.

6.37 Ample parking is provided within the site for the existing dwelling, proposed dwelling and farm activity.

6.38 It is considered that the proposal would accord with criteria 5 and 6 of policy GN.1 in terms of access and highway implications.

6.39 Other Matters Drainage

6.40 Surface water would be directed to soakaways and foul water would be directed to a septic tank located to the south east of the complex.

7 Conclusion

7.1 This statement assesses the policy context and appraises the development against the relevant local and national planning policies and guidance. In essence the scheme allows the reuse of attractive and historic buildings in an attractive and sympathetic manner. Furthermore, the site is located within walking distance of the amenities of Pen Y Bryn and Cilgerran beyond. The development would therefore go some way to contributing to the objectives of policy SP1 of the LDP and sustainable development objectives of PPW. The development accords with policy GN.11 of the LDP which deals with conversion of redundant buildings and the low impacts upon biodiversity are mitigated and enhanced, complying with policy GN.37 and the relevant SPG. Impacts upon residential amenity would be acceptable and minor alterations to the access would ensure that acceptable access can be achieved. In light of the above, it is respectfully requested that the application be granted planning permission.