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Planning Applications and Enforcement Items

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Planning Applications and Enforcement Items AGENDA ITEM: 7 PLANNING COMMITTEE: 23rd JUNE 2005 Report of: Executive Manager (Planning & Development Services) Contact for further information: Mr J R Harrison (ext. 5132) SUBJECT: PLANNING APPLICATIONS AND ENFORCEMENT ITEMS Background Papers In accordance with Section 100D of the Local Government Act 1972 the background papers used in the compilation of reports relating to planning applications and other reports are listed within the text of each report and are available for inspection in the Planning Division, except for such documents as contain exempt or confidential information defined in Schedule 12A of the Act. WARD SHEET WRIGHTINGTON 1, 2, 7 UP HOLLAND 3 TARLETON -- TANHOUSE -- SKELMERSDALE SOUTH 8 SKELMERSDALE NORTH -- SCOTT -- SCARISBRICK 13 RUFFORD 6 PARBOLD -- NORTH MEOLS 9 NEWBURGH -- MOORSIDE -- KNOWSLEY -- HESKETH with BECCONSALL 10 HALSALL -- DIGMOOR -- DERBY -- BURSCOUGH WEST -- BURSCOUGH EAST -- BIRCH GREEN -- BICKERSTAFFE -- AUGHTON PARK 4, 11 AUGHTON and DOWNHOLLAND 5, 12 ASHURST -- AGENDA ITEM: 7 PLANNING COMMITTEE: 23RD JUNE 2005 ___________________________________________________________________ Report of: Executive Manager Planning And Development Services Contact for further information: J.R. Harrison (Extn. 5132 ) SUBJECT: PLANNING APPLICATIONS No. 1 APPLICATION No. 8/2004/0711 LOCATION KNOWLES FARM, STONEY BROW, ROBY MILL, UP HOLLAND PROPOSAL CONVERSION OF FARM BUILDING INTO FIVE RESIDENTIAL UNITS (AMENDMENT TO PLANNING PERMISSION 8/02/0337) APPLICANT ANGLO INTERNATIONAL UP HOLLAND LIMITED WARD WRIGHTINGTON PARISH UP HOLLAND 8 WEEKS EXPIRE 1.7.2004 No. 2 APPLICATION No. 8/2004/0712 LOCATION KNOWLES FARM, STONEY BROW, ROBY MILL, UP HOLLAND PROPOSAL LISTED BUILDING CONSENT. CONVERSION OF FARM BUILDING INTO FIVE RESIDENTIAL UNITS (AMENDMENT TO LISTED BUILDING CONSENT 8/02/0338) APPLICANT ANGLO INTERNATIONAL UP HOLLAND LIMITED WARD WRIGHTINGTON PARISH UP HOLLAND 8 WEEKS EXPIRE 12.7.2004 1.0 DEFERRAL 1.1 This application was deferred for an organised site visit to assess the impact of development on the character of the Listed Buildings. 2.0 PREVIOUS RELEVANT DECISIONS 2.1 8/2002/0338 APPROVED. 1.5.03. LBC – Conversion and extension to farm buildings to form 8 dwelling units and provision of parking areas. 8/2002/0337 APPROVED. 1.5.03. Conversion and extension to farm buildings to form 8 dwelling units and provision of parking areas. 3.0 OBSERVATION OF CONSULTEES 3.1 ENV. AGENCY (22.6.04) – No objections. 3.2 E.M.C.S. (17.6.04) – No objections. 3.3 L.C.C. (ARCHAEOLOGICAL UNIT) (12.7.04) – No objections. 4.0 OTHER REPRESENTATIONS 4.1 I have received 43 copies of a standard letter signed by local residents which objects to the proposal on the grounds that the raising of the ridge height of the building is inappropriate development to a listed building and that such works have a detrimental effect on the landscape and have resulted in the creation of an imposing building in front of properties on Stoney Brow and Roby Mill. 4.2 Letter received from local residents Group ARM (Action for Roby Mill) raising the following issues: • consider the recommendation that the decision be delegated is unacceptable – decision should be made by the Planning Committee. • developers have been allowed to continue works despite the fact that the development was not in accordance with the approved plans. • the height of the building has been increased by 1 metre. • the new scheme includes doors, exits and garden areas to the north of the barn which were not allowed on the approved scheme. • window openings have been increased in size on the north facing gable of the barn from the approved scheme. • chimneys have been added to the barn roof contrary to Council policy. In relation to the revisions to the approved scheme incorporated into the current proposal, they suggest that these are unacceptable and should be refused. They also raise issues regarding alleged breaches of planning control, which are currently under investigation and which will if appropriate, form the basis of a report to your Committee at a future date. 5.0 VIEWS OF PARISH COUNCIL 5.1 None received. 6.0 OBSERVATIONS OF EXECUTIVE MANAGER PLANNING AND DEVELOPMENT SERVICES 6.1 Knowles Farm is located on the western side of Stoney Brow close to its junction with Farley Lane. The site comprises a two-storey farmhouse and L- shaped stone barn. Both buildings are Grade II listed dating from the early 19th Century (the farmhouse is dated 1808). The buildings form a semi- enclosed courtyard and have an important value as a group. 6.2 Members will note from the list of previous relevant decisions that planning permission and listed building consent was granted in May 2003 for the conversion and extension of the farm buildings at Knowles Farm into a total of 8 dwellings. This comprised 6 dwellings within the L-shaped agricultural stone barn and 2 dwellings in the former farmhouse. 6.3 This current application relates solely to the conversion of the stone agricultural building and proposes the conversion of the building into 5 rather than 6 dwellings incorporating minor revisions to the internal layout, fenestration and an increase in the ridge height of the building. 6.4 Associated with the conversion of the building into 5 dwellings is the provision of garden areas, both private and communal, on land to the west of the building which currently contains a number of trees and is screened by existing hedgerows, and the provision of car parking within the courtyard and adjacent to the garden areas. The proposal also involves improvements to the vehicle access onto Stoney Brow comprising improved access radii and visibility splays both of which are in line with the requirements of the County Surveyor. All of these associated elements are as per the approved scheme (ref. 8/2002/0337). 6.5 The applications need to be assessed against Policies GB.7, LB.2, LB.3 and LB.6 of the Adopted West Lancashire Local Plan and Policies DS2, GB.1 and EN5 of the Re-deposit Draft Replacement Local Plan. 6.6 The principle of development has already been accepted by virtue of the current planning permission which has in parts already commenced on site. In granting planning permission previously, the Council was satisfied that the proposals met the criteria of the relevant Local Plan Policies in that the development did not have a materially greater impact on the openness of the Green Belt, the building is of traditional design and in keeping with the area, the building is unsuitable for commercial use, the proposed alterations are architecturally consistent with the existing building and do not detract from its architectural and historic interest, and, the proposals preserve existing architectural and historic features. I am satisfied that this revised scheme similarly satisfies these requirements. 6.7 The outstanding criterion which both the previous scheme and the current scheme fails to fully satisfy is Criterion (iii) of Policy GB.7. This criterion relates to the degree of reconstruction works required to implement the proposed conversion. Prior to commencement of existing works on site, the barn was in a state of considerable disrepair. On the recommendation of a Structural Engineer the applicant has demolished and rebuilt approximately 40% of the external walls of the barn and re-roofed the building. Policy LB.6 of the Adopted Local Plan (and Policy EN5 of the deposit draft replacement local plan allows partial demolition and rebuild of listed buildings where the need for such works is essentially required in order to safeguard the future of the building. This level of rebuilding works, however, far exceeds the maximum 25% normally applied by the Council to proposals for the re-use of buildings within Green Belt. 6.8 The Council granted the previous application on the grounds that very special circumstances applied, namely : • The barn was in extremely poor condition and failure to achieve a new use in the near future would undoubtedly prejudice its long term retention; • the barn and farmhouse form an important group and the loss of the barn would detract from the value of the farmhouse; • the applicant has an interest in St. Joseph' College and any profit achieved from the proposed development of Knowles Farm (as well as College Farm) would be used towards the restoration, conversion and re-use of St. Joseph's College building. 6.9 These special circumstances are still relevant to the current planning application. A further relevant consideration is, of course, the fact that there is a current planning permission and listed building consent for the conversion of the barn to residential use which is similar in character to the current proposal. 6.10 Concern has been expressed by local residents that the ridge height of part of the building has been raised in height by approximately 1 metre. Photographic evidence supplied by the builder along with measurements undertaken by my officers would suggest that the increase in ridge height is in the order of approximately 0.3 metres. These works are being undertaken to provide sufficient structural support to the new roof whilst allowing the original timber trusses to remain in situ. I have no objection in principle to these works as I consider the retention of the original trusses within the design of the building is appropriate and I do not agree with the objectors that raising the roof detracts from the character of the building or the amenity of any neighbouring property or the area in general. 6.11 Given the above, my recommendation is that planning permission be GRANTED subject to the applicant entering into a Section 106 Agreement as outlined below. 7.0 RECOMMENDATION 7.1 That the decision to GRANT planning permission be DELEGATED to the Executive Manager Planning and Development Services in consultation with the Chairman and Vice-Chairman of the Planning Committee subject to completion of an agreement under Section 106 of the Town & Country Planning Act 1990, which requires that all profits from the sale of the converted buildings at College Farm to be used for the restoration, conversion and re-use of St.
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