37 Agenda Item 10 Report PC39/14 Report to Planning Committee

Agenda Item 10 Report PC39/14 Report to Planning Committee Date 8 May 2014 By Director of Planning Local Authority Horsham District Council Application Number SDNP/13/04910/FUL Applicant Mr A Thompson Application Conversion of redundant farm buildings into a single dwelling, including a proposed new build extension and new outbuildings. Also the demolition of existing sheds and outbuildings. Address Manor Farm, Greatham Lane, Greatham, Pulborough, RH20 2ES. Purpose of Report The application is reported to Committee for a decision. Recommendation: That planning permission be granted subject to: 1. The conditions set out in paragraph 10.1 of this report and 2. Completion of a S106 Agreement for contributions relating to infrastructure improvements, local libraries and fire and rescue services. Executive Summary The application site is within the hamlet of Greatham approximately 2km east of Coldwaltham. It consists of the western part of a large farmyard which is set back from the road by approximately 150m. The farmyard consists of a large brick building which was formerly used as a milking parlour, other redundant single storey brick outbuildings and two large more modern steel framed barns. The site is within a conservation area which includes an 18th century listed granary, single storey brick outbuildings and two large steel framed barns immediately on the eastern side of the farmyard (see agenda items 8 and 9 Reports PC38/14 and PC37/14). Greatham Manor, a grade II listed dwelling and a grade I listed church are further east. There are fields and the river Arun to the west and north respectively. The whole farmyard is in a poor state of repair. The application proposes to convert the milking parlour into a single no.4 bedroom dwelling which includes a new contemporary extension. The modern barns are proposed to be removed and new detached stables and garage are proposed. The application is recommended for approval because the proposals would facilitate the restoration and preservation of the milking parlour and would enhance the character and appearance of the conservation area, which is on English Heritage’s Heritage at Risk Register. The proposals would also not cause any significant harm to the setting or amenities of neighbouring properties or the wider National Park landscape. The application is reported to the SDNPA Planning Committee because of the number of representations received to the application. 1 Site Description 1.1 The application site is within Greatham which is a hamlet in the countryside approximately 2km east of Coldwaltham and 2km south of Pulborough. It is situated on the northern side of Greatham Lane, which links Greatham to Coldwaltham and the A283 to the east. Greatham consists of the application site, described below, and a small number of dwellings and other buildings. These include Greatham Church, a 12th century grade I listed building, Greatham Manor, a 17th century grade II listed house and Greatham Manor Cottages which are also grade II listed. These buildings lie to the north and east of the site. Manor Farmhouse (unlisted) is south of the site at the site access onto Greatham Lane and next to 37 it is Greatham Manor Lodge (unlisted) where there is a separate access leading to Greatham Manor. The Greatham Conservation Area boundary is tightly defined around the grounds of these buildings including the application site. 1.2 The site forms the western part of a large redundant farmyard, which is laid with concrete where there is a range of large steel framed open sided barns, brick buildings and a large 1.5 storey rectangular brick building with a half hipped clay tiled roof. This building dates from the early 20th century and was previously used as a milking parlour and is sited at the entrance into the yard at the top of the access track. There are two large open sided steel framed barns, with cement fibre roofs, and a silo immediately next to its western side. There is also a single storey extension on its southern end made out of concrete blocks with a mono-pitched roof. The open concrete yard area extends westwards and northwards up to hedgerow field boundaries. 1.3 The site is separated by Greatham Manor and church to the east by buildings on the eastern side of the farmyard. These consist of a rectangular listed granary barn with large open sided steel frame barns either side of it. There is also a range of outbuildings sited on the western and southern sides of these barns in a courtyard arrangement. The largest L shaped outbuilding is parallel with the redundant milking parlour. The southern end of this outbuilding has partially collapsed. 1.4 The site is accessed via a track from Greatham Lane to the south and is approximately 150m from the road. The track runs between a field to the west and a hedgerow along the garden boundaries of Manor Farmhouse and Greatham Manor Lodge. 1.5 The site is identified within the Arun and Lower Rother Floodplain Landscape Character Area in the South Downs Integrated Landscape Character Assessment (SDILCA). It is a pastoral landscape with small and irregular fields with dispersed patches of floodplain woodland and gentle valley sides of mixed farmland. The River Arun runs east to west approximately 250m north of the site. Hedgerows along the northern side of Greatham Lane largely screen the site from view. There are views through the access towards the site but it is not prominent from this location. Apart from a short footpath between Greatham Lane and the church further east of the site wider public views of the site are limited. Approximately 1km to the east is Pulborough Brooks which is a site managed by the RSPB and is a protected Ramsar site. 2 Relevant Planning History 2.1 DC/07/2496: Conversion of redundant farm buildings to 5 dwellings (to include 2 x no.4 bedroom, 2 x no.3 bedroom, and 1 x no.2 dwelling). Withdrawn. 2.2 DC/10/0192: Conversion of redundant agricultural buildings to 3 residential dwellings (to include 1 x no.4 bed, 1 x no.3 bed and 1 no.2 bedroom dwellings). Withdrawn. 2.3 SDNP/13/04908/FUL: Conversion of redundant farm buildings, including a grade II listed granary ban into a single dwelling. Demolition of sheds, outbuildings and the re-instatement of collapsed structures. Pending consideration Report PC37/14 at item 8 of the agenda. 2.4 SDNP/13/04909/LIS: Conversion of redundant farm buildings, including a grade II listed granary ban into a single dwelling. Demolition of sheds, outbuildings and the re-instatement of collapsed structures. Pending consideration Report PC38/14 at item 9 of the agenda. 2.5 SDNP13/04911/LIS: Conversion of redundant farm buildings into a single dwelling, including a proposed new build extension and new outbuildings. Also the demolition of existing sheds and outbuildings. Pending consideration Report PC40/14 at item 11 of the agenda. 3 Proposal 3.1 The application proposes the conversion of the former milking parlour into a no.4 bedroom dwelling. The existing openings in the east elevation would be used for new windows and doors and there would be a small area of new timber cladding. Further new glazing and timber cladding is proposed on the west elevation. Conservation rooflights are proposed on the east and west elevations. Openings in the north and south elevations would be retained with a further ground floor window on each elevation. 38 3.2 An extension is proposed on the north west side of the building comprising a single storey glazed flat roof link 2.2m long, with a dark grey aluminium frame, between the parlour and a timber clad extension measuring 4.8m x 7.2m. This extension would have a mono-pitched green roof 3.8m high which would slope towards the parlour. Its west elevation would also be glazed. 3.3 A new detached garage and store is proposed 3m north of the milking parlour. It would be 12.3m (including an open sided lean-to) x 5.3m and 4m high. It would be timber framed with a brick plinth and timber cladding on the sides and rear elevations. It would have a hipped tiled roof with a catslide roof on the rear elevation. 3.4 A detached stable building is proposed 5.5m west of the parlour extension. It would be L shaped and measure 18m x 8m. It would face northwards and be constructed out of brick with a hipped tiled roof 4.5m high. It would consist of no.4 loose boxes and a store room. A small yard area is proposed in front of it. 3.5 A new driveway leading past the western side of the milking parlour, across the existing concrete area, is proposed. The remainder of the site would be retained as paddock for the stables, following the removal of the existing concrete yard. New boundary landscaping is also proposed. 3.6 In addition to the submitted plans, the application is accompanied by the following: Design and Access Statement Landscape and Visual Impact Assessment Bat Survey Report and ecological information (eg bat tile information) Structural Survey Report Drainage information Sustainability Statement Heritage Significance and Planning Justification Statement Viability Report. 4 Consultations 4.1 English Heritage: The conservation area is at risk, in part due to the poor and deteriorating condition of vacant agricultural buildings which make up good part of the conservation area; listed granary barn and ancillary buildings make a positive contribution to the conservation area; small size of conservation area means any change within likely to have an impact on its character; impact must be assessed against NPPF; net effect of development would be harmful to the conservation

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