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Manor Abbey Farm, Manor Way, Halesowen, B62 8Rj

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Manor Abbey Farm, Manor Way, Halesowen, B62 8Rj PLANNING APPLICATION NUMBER:P09/1219 Type of approval sought Listed Building Consent Ward HALESOWEN SOUTH Applicant Mr C, Tudor Location: MANOR ABBEY FARM, MANOR WAY, HALESOWEN, B62 8RJ Proposal LISTED BUILDING CONSENT TO CONVERT BARNS TO 6 NO. DWELLINGS WITH VISITOR CENTRE FOR HALESOWEN ABBEY. Recommendation APPROVE SUBJECT TO CONDITIONS Summary: SITE AND SURROUNDINGS 1 St Mary’s Abbey was founded in 1215 as a monastic house of Premonstratensian Canons. It remained in use as a monastery until the 16th century when, in common with other English monasteries, it was closed down by Henry VIII. As a result many of the medieval buildings fell into decay or were dismantled or destroyed. The site was granted to Sir John Dudley, Duke of Northumberland and his servant George Tuckey occupied a “mansion house” at the Abbey, probably in the location occupied by the current Victorian Farmhouse. The site was sold to the Lyttleton family in 1558 and it later descended to Lord Cobham. The site has been in the ownership of the current applicant since 1993. 2 The current farmhouse and ancillary farm buildings date mainly from the nineteenth century but have some earlier components and these together comprise Manor Abbey Farm, whose buildings largely sit over the area of the medieval cloisters. The farm buildings principally face inwards towards the farmhouse and comprise two groups of structures disposed around separate yards. Beyond the core of Abbey buildings in the surrounding pasture land the earthwork remains of various features including several flights of medieval fishponds are clearly visible. 55 3 The historic, architectural and archaeological significance of the site is recognised in the degree of statutory protection that has been afforded to it. St Mary’s Abbey, Halesowen, was first included in the Schedule of Ancient Monuments in 1914 and it was added to the statutory list of buildings of special architectural or historic interest at grade I in 1950. The listing was principally in relation to surviving medieval masonry but by association the rest of the farm buildings on the site including the farmhouse are also considered to be listed at grade 1. The original scheduling covered all of the buildings on the site (except the farmhouse since dwelling houses cannot be scheduled) and also the land beneath them. In 1975 the scheduling was amended to also incorporate the abbey fishponds and precinct earthworks. 4 In 1995, English Heritage revised the scheduling of Halesowen Abbey once more. Again, the farmhouse itself could not be scheduled but as a part of that revision the rest of the farm buildings were also now specifically excluded from the scheduling (except in specific areas where elements of the scheduled south wall of the medieval Abbey Church had actually been “built in” to the adjacent farm buildings). The farm buildings, therefore, reverted in 1995 to the status of grade I listed buildings. Consequently, listed building control through the local authority now pertains and hence this application for listed building consent. 5 Additionally, most surviving elements of standing medieval masonry on the site, including a complete building known as “the Infirmary”, are in the legal guardianship of English Heritage (EH). The guardianship agreement with the site owner requires EH to be responsible for and to maintain the medieval fabric and gives EH the right to allow limited public access to the guardianship elements of the site. 6 In 2002 planning and listed building applications were submitted for a scheme to convert the farm buildings to a mix of residential and office uses (Reference PO2/0136&PO2/0137). However, these were withdrawn in 2004 following concerns expressed by English Heritage. They felt unable to grant scheduled monument consent for the ground works necessary to accommodate services to the converted buildings. Since 2004 the owner has explored and discounted a series of options in an attempt to identify a sustainable beneficial future use for the farm buildings that could 56 be implemented without unacceptably negative impacts upon the listed buildings or scheduled monument. 7 Regarding the ancient monument, since it was clear that there would be a need for services to be provided in relation to any future scheme, the owner, advised by English Heritage, commissioned Birmingham Archaeology. They excavated a number of test pits and trenches on the proposed lines of service trenches that would be necessary to provide the farm buildings with power, water and drainage. This was in order to physically demonstrate at what depth the survival of significant archaeological remains could be expected. Resulting from this it could be demonstrated that the services could be provided without unacceptable damage to the sites archaeological significance. Scheduled Monument Consent (SMC) was accordingly granted for the implementation of these ground works in November 2008. 8 For the avoidance of any doubt it should, however, be noted that notwithstanding the existing SMC in relation to the provision of services a separate application by the site owner to the Secretary of State for Scheduled Monument Consent will also be required, prior to the implementation of any works in association with the proposed barn conversions that would cause further ground disturbance or affect in any way scheduled elements of medieval masonry. PROPOSAL 9 The application proposes the conversion of the farm buildings into six units of accommodation with the provision of a viewing area for visitors to the Abbey in the former threshing floor of the main barn. This would take advantage of the barns opposed cart arches by glazing them, thus allowing visitors a direct view across the former farmyard to the impressive remains of the Abbey Refectory or dining hall. 10 The design philosophy of the scheme has been one of achieving the minimum of necessary intervention with no significant loss of internal walls or historic subdivisions 57 and with the historic roof structures left exposed to view as part of the conversion. In terms of the proposed external changes to the buildings, most windows are shown in existing openings (some of which are proposed to be re-opened and a small number enlarged) with a small number only of new window openings where this is unavoidable. Entrances to the dwellings are proposed off the yard areas at the level of existing thresholds. Whilst the conversion proposals bring with them a requirement for the provision of extraction flues for heating and ventilation these have been sensitively designed so as to mirror existing historic clay roof tile ventilators, used when some of the buildings were cattle byres. They will, therefore, not “read” as being modern additions. A small number of roof lights are shown to be inserted but only where there is no other possible source of natural light and then (with one exception) only in roof slopes internal to the site, thereby not being visible from publicly accessible areas. 11 Amenity space and car parking for the six dwellings is proposed in the form of courtyard spaces within the former farmyard areas. It will, therefore, equally not impinge upon other areas of the Abbey, so as to avoid any potential “suburbanising” effects. In addition new hard landscaping in this area will significantly upgrade what is currently a very poor and deteriorating set of concrete yard surfaces. Visitor parking is proposed on the site of a former Dutch Barn to the north of the site of the Abbey Church, screened by native species hedge planting. The farm track currently used for access will be resurfaced with passing places provided and it will be gated to control visitor access, although an un-gated cattle grid will be installed at the Manor Way entrance to avoid the possibility of traffic “backing up” at peak visitor times. 12 The site owner has undertaken to dedicate as a public right of way the farm track leading from Manor Way and also a linking path running west to east alongside the proposed visitor car park parallel to the Abbey Church to link to the existing public footpath network that currently runs past the Abbey at a considerable distance to the east. It has also been agreed with the site owner that interpretation panels will be provided at salient points within the site and also that the outline of the Abbey Church will be picked out with boards and gravel to further aid visitor orientation and understanding. 58 HISTORY 13 The following planning history is relevant – APPLICATION PROPOSAL DECISION DATE No. 81/50741 (Outline) warehouse Refused 22/06/81 development 85/50152 Hotel development Refused 25/10/84 85/51860 Hotel and re-instatement Refused 02/01/86 of fish ponds P02/0136 Restoration of redundant Withdrawn 15/01/04 agricultural building to form offices and 3 no. residential units P02/0137 Listed Building Consent Withdrawn 15/01/04 for the above P02/1466 Listed Building Consent – Approved 20/12/05 erection of porch and link to outbuilding P03/1572 Installation of gabions Refused 20/12/05 (retrospective) P06/0964 Certificate of lawfulness Granted 27/11/07 (gabions) P07/1341 Prior approval under Part Refused 02/08/07 6 Class A of the Town and Country Planning (GPO) Order 1995 for the siting, design and external appearance of an agricultural building. P07/2015 Resubmission of the Approved 15/11/07 above P09/1218 Planning Permission for Undetermined the current proposal – a report on (P09/1219) this application is to be found elsewhere on this agenda 59 PUBLIC CONSULTATION 14 Two representations have
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