T ra ck Rocks Hill Plantation The Boyle and Petyt Primary School p e e D k n a B h g u o T e Scar Close Seat l g n i TP h S k c a r T The Lodge Slurry Pit B BBBBBBEBEEA BBBBBEBEBEBEBEBEBAEAEAEAAMM BBEBEBEBEBAEBAEABEAEAEAEMAEMAMAMAMAMSMSSSL BBEBEEAEAEAEMAMEAMAMAMAMSAMSMSMSMSLMSLSLSLSLLEEE EAAAMAMAMSMSMSMSLMSLSLSLSLSELSELSELELELELYEYEYYY MMMSSLSLSLSELELELELYELYELYEYEYEYEYEYYY SLLELEEYEYEYEYEYYYYYY EYYYYY MP LLLA LLLLLALALALALANAANNNNEEE LLLLALALALALNALANLNALANNANEANEAENNEENNEEEE LLLALALAANANNANEANEENNEENENEEEEE ANNNEEEEE Hardy Red Lion Farm Tank DevonshireArms Hotel LB Yorkshire Dales National Park AuthorityCricket Ground e g k e a c t s t a o r o t t T R C Huffa Bridge o Cottage C d y n v E I e Application Code: C/07/38E Huffa g d i Pavilion r Bridge B Committee Date: 12/11/2019 Location: Red Lion Farm, BeamsleyTCB Tennis Court Path (um) BBBBB 6 6 6 16611611666060000 BBBBB B 6B 6B 6B 16 B61B 16 61 16 61160610160610160606060000 BBBBB B 6B 6B 6B 61 61 16 61 16 61160610610606060000 1 BBB 6 6 6111666000 Tel Ex Bolton Bridge 2 GS Bolton Ferry House Bridge S e C rg o k F Garage c e El B Sub Sta e e e n e e e e e e e e ne nne e e e e nae e ne e ne e e e e nnane nane nne nne naanaanae ne anae e ne n Mile Stone a LnanLLnannae nan a a aaanana o La L La L LnanLLnanna La Laa Laa LanaLa La Lfa La L aLa La L La LLL f f a t affa a fffa La Lfa La La La L L fafffafffa ffafa Lffa La BS fffffauafffafafffa a fffa Lafa f ufffuufffuafufffaffaff ufHfufffuffauffaff uuuHuHfuffufffauf uHuHuuHfuuffuuu e HHHuHHuHHuHfHu HHHuHuHuHuH HHHuHuH l HHHHHHH HHH Devonshire Cottages b Flat m a Bridge H MP D ef A AAAAA AA 5 5 5999 AAAA AA A5A 5 A5A 95 A59 95 59 95 59 9 9 9 AAAA 5 A5A 5 A59 59 95 59 95 59 95 95 9 9 9 AA 5 5 5 599599 9 Mast (Telecommunication) CS AAA 5 55999 AAAA A A5 A5 A5 A95 59 95 59 9559999 AAAAA A5 A5 A5 A59 A59 A95 59 95 59 9595999 AAAA A 5 5 5 5995999 FB CG Red LionFarm C/07/38EC/07/38E e g k e a c t s t a o o r t R T t C Sinks o C d y n v I E e g d i re Dales National Park Authority r B Path (um) Bolton Bridge BE MADE Ferry House k c e El B Sub Sta n o t e l b m a H Survey 100023740. Additional information: © Yorkshi D ef FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO © Crown copyright and database rights 2017 Ordnance YORKSHIRE DALES NATIONAL PARK AUTHORITY Planning Committee 12 November 2019 Schedule No:1 Application No: C/07/38E District: Craven Parish: Beamsley Applicant's Name: Chatsworth Settlement Trustees Grid Ref: SE07335288 Received by YDNP: 06/06/2019 Officer: Katherine Wood PROPOSAL: full planning permission for change of use of the dwelling, barn and agricultural buildings to form offices, storage buildings and workshops LOCATION: Red Lion Farm, Beamsley CONSULTEES Beamsley PM None received. Highways North No objection. Yorkshire CEHO Craven There are no known contaminated land implications regarding the proposed development As the development falls into flood zone 3, I recommend the applicant incorporates flood resilience measures into the construction. Fire & Rescue Service None received. Harrogate Police Station In relation to designing out crime, it is noted that security lighting is proposed. Taking into consideration that a crime analysis reveals that there has been a number of burglaries in the area, I support the inclusion of security lighting across the site. With regards to the fitting of roller shutters, it is recommended that they comply with LPS1175 Issue 8 Security Rating 3, or to the same standard of a similar rating scheme. Area Ranger Proposed development does not affect the PROW (Wharfedale & Littondale) Wildlife Conservation No objection. Officer PUBLIC RESPONSES 25 letters of objection have been received comments on the following (in summary): C/07/38E 12 Nov 2019 Schedule No:1 - the loss of the shop which provides a service and supports other local businesses - the loss of the tenant's business and livelihood - the loss of a family who have tenanted the farm since the 1700s - loss of family accommodation - loss of a farm - the disruption from traffic - the impact on the character of the buildings and lack of maintenance. A petition to oppose the planning application, with 2142 signatures, has also been submitted. 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 BE2(15) - Rural land-based enterprise BE3(15) - Re-use of modern buildings CC2(15) - Flood risk SP1(15) - Presumption in favour of Sustainable Development SP2(15) - National Park Purposes SP4(15) - Development Quality OFFICER OBSERVATIONS REASON FOR COMMITTEE CONSIDERATION This application is reported to Committee as 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 relates to Red Lion Farm, an existing farm complex comprising a traditional farmhouse and barn range, together with three modern agricultural buildings positioned around the working farmyard. Red Lion Farm is accessed off the Old Harrogate Road, a no through road, formerly the main route to Harrogate and now bypassed by the modern A59 Harrogate Road. PROPOSAL This application seek planning permission for the change of use of the dwelling, barn and agricultural buildings to form offices, storage buildings and workshops to serve the Bolton Abbey Estate, which is managed by the Chatsworth Settlement Trustees (CST). The proposal is to relocate existing estate workers and associated storage and workshops to the site to form a single site to provide for better operational management of the Estate. This also includes the recently displaced use of the Tithe Barn, formerly a large store and timber yard. This was originally displaced in 2017 to Catgill Farm near to Bolton Abbey, however, it is understood that the site is no longer suitable as the site is limited in size, access is limited and the site adjoins the growing camping business there. RELEVANT PLANNING HISTORY C/07/38B - full planning permission for erection of two agricultural buildings and demolition C/07/38E 12 Nov 2019 Schedule No:1 of one agricultural building approved on the 21st September 2004. C/07/38C - full planning permission for change of use of barn to form retail unit approved on the 29th April 2005. KEY ISSUES: - principle of development - impact on character and appearance of area - impact on neighbours - highway considerations - flood risk - other issues - parish council comments PRINCIPLE OF DEVELOPMENT Policy BE2 (Rural land-based enterprises) supports development that is necessary to serve the needs of the enterprise in that location and the owner has not been instrumental in disposing of a building within the last three years that could otherwise have met the need proposed. The aim of policy BE2 is to support new development that will help grow, diversify or improve the viability of farming or other essential rural land management work in the National Park. At present the Estate facilities are spread across several sites and farms. The proposed redevelopment of Red Lion Farm represents the rationalisation of existing Estate offices, stores and workshops in a single highly accessible site. The proposal seeks the change of use of a traditional farmhouse and a range of barns so has been considered against both policies L1, L2 and L3 of the Local Plan. 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. It allows traditional buildings to be changed to residential and employment uses in certain locations (in existing settlements, building groups, or suitable roadside locations). Intensive uses will not be appropriate in buildings that are isolated in the landscape and a change of use only allowed in isolated buildings where there would be no material alteration to the exterior of the building or its surroundings. 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. Alterations to the building and the creation of any new curtilage and highway access should be the minimum necessary and should be sensitive to the traditional character and appearance of buildings and not adversely affect the immediate or wider landscape setting of the building or any parts of the building with recognised significance. As the traditional buildings in question were constructed prior to the early-to mid 20th century and have historical and architectural merit, they are considered to be traditional buildings for the purposes of policies L1 and L2. C/07/38E 12 Nov 2019 Schedule No:1 A Heritage Statement has been submitted which concludes the significance of the barn complex lies in its origins as an Inn on the road leading to Bolton Bridge. In its original configuration it consisted of the Inn itself along with a livery barn and coach house.