Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 DEFERRED ITEM 16/00993/FUL Mr Marek Kwiatkowski Cllr Mason PATTINGHAM The Bothy, Patshull Park, Burnhill Green, Wolverhampton South Staffordshire, WV6 7HY Conversion of existing stables to form 2no dwellings and Sub division of existing garage into three. 1. SITE DESCRIPTION AND PLANNING HISTORY See Appendix A 2. APPLICATION DETAILS 2.1.3 An amended plan has been submitted which shows an overspill parking area for approximately 8 vehicles as well as an improvements to the existing lane (widening, new surfacing and a fall to help accommodate surface water runoff). 3. POLICY CONTEXT See Appendix A. 4. CONSULTATION RESPONSES Conservation Officer - additional comments (received 04/04/2017) I have looked at the amended plan (960/A/005 Revision F) showing the parking relocated to the edge of the road which is now acceptable as it will have a negligible impact on the setting of the listed buildings, the conservation area and the registered park and garden and will not cause any harm to the significance of any of these designated heritage assets. I would still request a condition covering the materials to be used in the creation of the parking area and also and full details of any new boundary treatments or alterations to existing boundary treatments. 5. APPRAISAL The application was deferred as it was considered that this application and a proposal at an adjoining property ‘The Gymnasium’ should be considered together. 5.1 Key Issues - See Appendix A 5.9 Highways and Parking 5.9.1 Concerns have been raised by local residents that the development is not providing sufficient parking and that the parking that is proposed Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 may prevent access to their properties. The applicants have offered a compromise by proposing to widen the lane and provide the overspill car park area which will be suitable surfaced to accommodate all vehicles. Having visited the site and parked on the area proposed myself twice I do not consider that their remaining concerns in relation to users blocking their access are justified. These residents have resided in the complex for a long time and are likely to have concerns in relation to potential disturbance and issues that could arise from it. The applicants however have provided two parking spaces for each dwelling and as well as four for the existing dwelling, The Bothy. Even with the existing situation, there is sufficient room to reverse a car onto the driveway to the front of the garage with cars still able to pass by on the lane to The Stables; this will only be improved with the widening of the lane and the overspill parking area. The Conservation Officer has no objections subject to materials and landscaping conditions. 5.9.2 The parking arrangements for The Gymnasium can be found in the relevant section of that report. 6. CONCLUSIONS 6.1 The conversion of the existing brick buildings to alternative uses represents an appropriate form of development in the Green Belt as the resultant use does not involve significant alternations/extensions/rebuilding works which affect the character of the buildings and surrounding area. Their proposed conversion has been sensitively designed and does not involve significant alterations or extensions to the existing range of traditional barns. 6.2 The listed agricultural complex is a significant heritage asset. The scheme would help preserve the significance of the heritage asset as only limited alterations are needed for the residential conversion. Whilst the proposed overspill parking is inappropriate development there are considerations that clearly outweigh the harm to the Green Belt. I am therefore recommending Members approve the proposal. 7. RECOMMENDATION APPROVE Conditions and reasons: See Appendix 1 2. (Amended) The development shall be carried out in accordance with the approved drawings: 960/A/005 Rev F received 28/03/2017 960/A/065 Rev A 960/A/070 960/A/060 received 09/02/2017 Bat survey dated August 2015. Reason: In order to define the permission and avoid doubt. 3. (Amended) Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 No works hereby approved shall be commenced, until full details of the following have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be undertaken in accordance with the approved details and retained for the life of the development, unless otherwise agreed in writing by the Local Planning Authority. o a full repairs schedule o full details of the retention and re-use of historic features o full details including a sample panel of the mortar mix, colour, gauge of jointing and pointing o full details of the internal doors o full details of the staircase o details of any alterations or additions to the exterior of the building including those for ventilation, extraction, security and lighting o full details of the existing timber work and the extent of its repair o a detailed landscaping scheme o details of the proposed bat loft. Reason: To safeguard and retain the essential features of this Listed Building in accordance with policy EQ3 of the adopted Core Strategy. 5. (Amended) Notwithstanding what is shown on the approved plan 960/A/005 Rev F, this permission does grant or imply consent for the new driveway and parking for The Gymnasium. Reason: In order to define the permission and to avoid doubt. 6. (Amended) The handkerchief tree shown on approved plan 960/A/005 Rev F shall be retained. No development shall commence until details of the protection during construction of the aforementioned tree has been submitted to and approved in writing by the LPA. 7. (Amended) The development hereby permitted shall not be commenced until a Construction management scheme comprising of: - The routeing of construction vehicles to and from the site; - Parking facilities for vehicles of site personnel, operatives and visitors; - Arrangements for the loading and unloading of plant and materials; - Areas of storage for plant and materials used during the construction of the proposed development; and - The hours of construction - The size of the construction and delivery vehicles Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved management plan Reason: To ensure the construction phase of the development does not detract from the reasonable enjoyment of surrounding residential properties in accordance with policy EQ9 of the Core Strategy. 12. Notwithstanding what is shown on approved plan 960/A/005 Rev F, there shall be no division of the courtyard. Reason: To ensure that the development harmonises with the character of this listed building in accordance with Policy EQ3. 13. Proactive Statement In dealing with the application, the Local Planning Authority has worked in a positive and proactive manner based on seeking solutions to problems in relation to dealing with the planning application, in accordance with paragraphs 186 and 187 of the National Planning Policy Framework, 2012. Appendix 1 16/00993/FUL Mr Marek Kwiatkowski Cllr Mason PATTINGHAM & PATSHULL The Bothy, Patshull Park, Burnhill Green, WV6 7HY Conversion of existing stables to form 2no dwellings and sub division of existing garage into three. 1. SITE DESCRIPTION AND PLANNING HISTORY 1.1 Site Location 1.1.1 The site is located within the Parish of Pattingham and is part of the once great and extensive Patshull Hall. The proposal forms part of the old agricultural buildings that can be found some 120m south west of the main house. Unusually four sections of the complex have already been converted sometime in the early 2000's with a large section being left out. The shape of the building is an inverted square 'U' with a garage block infilling the gap at the bottom. The original courtyard has long since become overgrown and is now grass. 1.2 Planning History Patshull Hall has an extensive and complicated planning history the most relevant of which are: Lucy Duffy: Householder Team Leader – Planning Committee 18/04/2017 2001 Conversion of the stables, coach house, triumphal arch and old laundry unit into residential accommodation of nine units, approved (01/01059/LBC) 2001 Conversion of the stables, coach house, triumphal arch and old laundry unit into residential accommodation consisting of nine dwellings, approved (01/01060/COU) 2016 Conversion of existing stables to form 2no dwellings. Conversion of coach house to provide 1 single dwelling. Retention of existing Bothy and adjoining residential property with minor internal alterations, withdrawn (16/00057/FUL) 2016 Conversion of existing stables to form 2no dwellings. Conversion of coach house to provide 1 single dwelling. Retention of existing Bothy and adjoining residential property with minor internal alterations, withdrawn (16/00058/LBC) 2016 Conversion of existing stables to form 2no dwellings and sub division of existing garage into three, ongoing (16/00993/FUL) 1.3 Pre-Application Discussions 1.3.1 Discussions have taken place with Council Officers prior to submission where the merits of this revised scheme were discussed. 2. APPLICATION DETAILS 2.1 Proposal 2.1.1 The application consists of the conversion of the two vacant buildings within the existing barn complex along with the redevelopment of the existing garage block. The application also proposes to reinstate the traditional farmyard cobbles (some of which can be seen under the grass) in addition to some works to the lane which runs to the west of the complex adding a parking area in the paddock beyond which will service the complex as a whole. 2.1.2 The conversion will consist of two semi-detached residential dwellings and a detached garage block.