Sunnyside Burn House, Hawes

Yorkshire Dales National Park Authority

Application Code: R/56/496 Committee Date: 12/02/2019 Location: Sunnyside, Burn House, Burtersett Road, Hawes

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FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE

Application No: R/56/496

District: Richmondshire

Parish: Hawes

Applicant's Name: Mr D Kendray,

Grid Ref: SD87558977

Received by YDNP: 23/11/2018 Officer: Paul Martinson

PROPOSAL: full planning permission for change of use of garage/former agricultural building to short-term holiday let and/or residential dwelling

LOCATION: Sunnyside, Burn House, Burtersett Road, Hawes

CONSULTEES Hawes & High Supported for use as a residential dwelling (in line with Abbotside PC the Parish Council policy to support barn conversions for local occupancy). Hawes and High No response received. Abbotside Ward NYCC - Area 1 No objections subject to retention of parking spaces. Richmond Highway Depot North Yorkshire No response received. Building Control CEHO Richmondshire Having considered the potential impact on amenity and DC the likelihood that the development will cause a nuisance, it is considered that the impact will be low. Fire & Rescue Service No objections. Senior Listed Building No objections subject to conditions. Officer Trees & Woodlands No objections. 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 W2(15) - Biodiversity enhancement SP1(15) - Presumption in favour of Sustainable Development

R/56/496 12 Feb 2019 Schedule No:10 SP2(15) - National Park Purposes SP4(15) - Development Quality OFFICER OBSERVATIONS REASON FOR COMMITTEE CONSIDERATION 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 application site is an existing traditional outbuilding located adjacent to Burn House, a large Victorian former dwelling on the Burstersett Road in Hawes that has been divided into 2 flats. The building is constructed of the same straight cut, coursed stone as Burn House and is 2 storeys in height with a central gabled feature at first floor level with a double door opening. There are a 2 larger openings on the ground floor level and 2 door openings in a lean to extension which has a felted roof. The main roof is partially hipped and finished with blue slate. A small enclosure has been constructed of blockwork walls to the north of the building which retains the sloping land to the south and east.

PROPOSAL Planning permission is sought for the conversion of the outbuilding to a holiday let/local occupancy dwelling. It is proposed to utilise the existing openings, which would be finished with a mix of timber boarding and glazing, whilst the existing timber sliding sash windows would be retained in each gable. A single rooflight is proposed on the eastern roof slope which would serve the living area on the first floor. 2 en-suite bedrooms would be provided to the ground floor. The proposal would utilise the existing shared vehicle access from Burtersett Road and 2 parking spaces would be provided within the area of the existing enclosure which would be remodelled with the retaining walls faced with stone. There would be no boundary treatments around the building and the area between Burn House and the outbuilding would become a shared space.

RELEVANT PLANNING HISTORY YD2/1/821A – Planning permission granted 3rd November 1972 for the conversion of the existing dwellinghouse of Burn House to 2 flats.

KEY ISSUES: -principle -impact on character and appearance -impact on residential amenity -highway safety -wildlife

PRINCIPLE The National Planning Policy Framework (NPPF 2018) sets out the purpose of the planning system: to contribute to the achievement of sustainable development. Great weight is given to the benefits of using suitable sites within existing settlements for homes, and in particular in those settlements that are well served by services. The use of previously developed land is supported and sites the development of land that is physically well- related to existing settlements, should be encouraged where suitable opportunities exist.

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

R/56/496 12 Feb 2019 Schedule No:10 buildings (heritage assets) by allowing them to be adapted or converted to new uses, providing the building and its surroundings 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 (ie. it governs where development ‘should go’). It allows traditional buildings to be changed to residential and employment uses in certain locations (in existing settlements, building groups, or suitable roadside locations).

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 outbuilding adjacent to Burn House is a non-designated heritage asset and is considered to be a traditional building for the purposes of L2. The building derives its significance from its distinctive and relatively formal architectural style, its use of traditional materials and its relationship with Burn House, a traditional dwelling. The use of blue slate on the roof dates the building to after the arrival of the railway in Hawes.

The building and its curtilage are wholly within the settlement boundary of Hawes and therefore the conversion to a holiday let/local occupancy dwelling complies with the locational criteria of policy L2. The conversion of the building to either of these uses is therefore acceptable in principle.

CHARACTER AND APPEARANCE The building is visible from Burtersett Road where it is viewed alongside the principal elevation of Burn House with the gable end, its partially hipped roof and the first floor sliding sash window facing the road at a lower level. The outbuilding has a number of features in common with the Burn House including the use of timber barge boards, decorative roof finials, 2/2 sliding sash windows and hipped dormers. It is important that the architectural consistency between the 2 buildings remains in the interests of the heritage significance of the site.

The application proposes the re-use of all existing openings and only one new opening, a rooflight on the eastern roof slope, is proposed. The treatment of the ground floor openings with a simple mix of timber boarding and glazing is considered to be reflective of the existing situation and would not be harmful to the character of the building. The retention of timber sliding sash windows and the use of timber double doors with glazing at first floor level would also be reflective of the existing building.

The proposed parking area would re-use an existing enclosure and the use of stonework would represent an improvement over the existing blockwork boundary walls.

Overall it is considered that the proposal represents a sensitive treatment of the existing R/56/496 12 Feb 2019 Schedule No:10 building and would comply with the policy requirements of policy L3 of the Local Plan.

RESIDENTIAL AMENITY The outbuilding has a close relationship with Burn House. At its closest point it measures 3.5m from the 2 storey outshot of the dwelling and its furthest point is 9.5m away from the gable of Burn House. The ground floor windows and those within the 2 storey outshot are all associated with the applicant’s flat. The other windows in the building serve the first floor flat which is in separate ownership.

Given the difference in floor levels between the proposed conversion and the existing dwelling, it is considered that the first floor dormer window is of the most concern in overlooking terms. However the application has been amended to remove the previously proposed balcony and full length glazing with 2 small panes of glass within a boarded opening to reflect the existing arrangement. It is considered that this significantly reduces the potential for the overlooking of the first floor windows of the first floor flat at Burn House.

The large expanses of glazing at ground floor level have been broken up by large areas of timber boarding which would provide more privacy for any occupiers of the conversion. Overall it is considered that, despite the close relationship between the two buildings, the level of direct overlooking between opposing windows would be low.

Other than the proposed parking area, there would be no private amenity space given over to the proposed conversion. As such it is considered to be best suited to use as a holiday let. However it could also potentially suit a couple or small family, meeting the local occupancy criteria, who perhaps do not wish to maintain a garden area. Whilst the lack of any outside space is not ideal it is considered that this would add to the variety of dwellings within Hawes if the applicant decides to sell the dwelling or rent it out.

HIGHWAY SAFETY The application proposes 2 parking spaces to the south gable of the existing dwelling which would be accessed from the existing driveway that passes by Burn House from Burtersett Road. The existing hardsurfaced areas to the front and rear of Burn House would remain available for parking by occupants of the 2 flats. The Highway Authority has raised no objections to the proposal. The proposed conversion would not result in have a harmful impact on highway safety.

WILDLIFE As the building has been recently re-roofed, and no works are proposed to the roof, there was no requirement for a bat survey as it is unlikely that bats would be directly affected by the proposal. However, policy W2 of the Local Plan requires all new development to provide an on - site contribution to wildlife enhancement. It is therefore recommended that a condition requiring the provision of a barn owl box and bat boxes to be installed on the building is imposed on any grant of planning permission.

ANALYSIS OF MATERIAL CONSIDERATIONS The proposed development would provide a new use for a traditional building which is compatible with its character, layout and setting to Burn House and this part of Hawes. The principle of the development, design, access and car parking and impact on amenity and wildlife are considered to be acceptable or can be adequately controlled by way of condition. The proposed development is therefore considered to be in accordance with policies SP1, SP2, SP4, L1, L2, L3, and W2 of the adopted Yorkshire Dales Local Plan R/56/496 12 Feb 2019 Schedule No:10 (2015-2030) and guidance contained within the NPPF. RECOMMENDATION It is recommended that permission is granted subject to a legal agreement restricting occupancy of the building to holiday let use or local occupancy and conditions to include the following:

1.Standard time limit 2.Accordance with approved plans 3.No demolition 4.No sandblasting 5.Roofing slates to be retained and matched 6.Approval of/compliance with details: - pointing - rooflights, retention of architectural features, windows and doors (including recess), rainwater goods, cills/lintels/jambs, flues and vents, car park wall treatment, bin storage, car parking area and access 7. Restriction on external lighting 9. Biodiversity mitigation requirements and enhancements 10.Highway conditions 11. Reporting unexpected contamination 12. Removal of permitted development rights

R/56/496 12 Feb 2019