Draft 5/7/17 C Approved Submission Draft: 7/7/17 Supporting Statement Barn Conversions to create a dwelling at Plas Y Bridell Farm, Bridell, Cardigan, Pembrokeshire. 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). Llantood 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) (Wales) (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 Cilgerran. 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.