Minor and Other Application Cttee: 14/03/2012 Item No. 01 Application no: BDB/75375 For Details and Plans Click here Site Address Bullsdown Farm, German Road, Bramley, Tadley, RG26 5AR Proposal Conversion of farm buildings to 3 no. four bedroom live-work dwellings, erection of 2 no. two bedroom live-work dwellings following demolition of existing outbuildings, conversion of 1 no. farm building to car ports and work unit with associated parking and alterations to existing access road Registered: 08/11/2011 Expiry Date: 03/01/2012 Type of Full planning Case Officer: Robert Franks Application: permission 01256 845681 Applicant: Mr Hare The Lord Agent: Hives Architects LLP Douro 1991 Settlement Ward: Bramley and Ward Member(s): Cllr R M Jayawardena Sherfield-on-Loddon Cllr R P Vaughan* Parish: Bramley OS Grid Reference: 466312,158689 Recommendation: Approve subject to Legal Agreement RECOMMENDATION: It is RECOMMENDED that the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with Circular 05/05 and Community Infrastructure Levy Regulations 2010 and Saved Policies E1, C1, A2, C7 and C9 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure community and infrastructure contributions and planning obligations relating to: Basingstoke Environmental Strategy for Transport, Open Space and Playing Fields, Community Facilities; and Restrictions relating to the use and occupancy of the ‘work’ space approved. Should the requirements set out above not be satisfactorily secured, then the Head of Planning and Transport be delegated to REFUSE permission for appropriate reasons. On completion of the legal agreement(s) the Head of Planning and Transport be delegated to grant planning permission subject to the conditions detailed at the back of the Committee Report. Reasons for Approval: 1. The proposed development is of an appropriate design and means of conversion, relates to the surrounding development in a sympathetic manner and would not cause an adverse impact on the setting of the Grade II listed buildings, curtilage listed buildings or any buildings or features of historic or architectural interest and as such complies with Planning Policy Statement 5 ‘Planning for the Historic Environment’; 1 of 72 Saved Policy E2 of the Basingstoke and Deane Borough Local Plan 1996-2011; and the Councils Supplementary Planning Guidance – 'The Historic Environment: Listed Buildings’ (2003). 2. The proposed development would be of an appropriate design, form and layout in order to respond to the local context of buildings. As such the proposed development would be in compliance to with Saved Policies E1 i), ii), E2 and E6 of the Basingstoke and Deane Borough Council Local Plan 1996-2011 and Planning Policy Statement 5 ‘Planning for the Historic Environment’ (PPS5). 3. Taking into account the level of existing alternative provision of the locality; limited prospect of achieving a sole employment development; the constraints imposed by the proximity of neighbouring residential land uses; the desire to preserve and therefore re-use the listed buildings; and in addition to the modest employment benefit proposed by the creation of live/work units, it is considered the specifics of this development meet the aims and intentions of Planning Policy Statement 4: Planning for Sustainable Economic Growth; and Saved Policy EC4 of the Basingstoke and Deane Borough Local Plan 1996-2011. 4. The proposed development respects the landscape character of its surroundings and as such complies with Planning Policy Statement 1 'Delivering Sustainable Communities' (PPS1) and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011. 5. The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011. 6. The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the proposed development and as such the proposal complies with Saved Policy A1 of the Basingstoke and Deane Borough Local Plan 1996-2011. 7. It is considered that the proposal is acceptable in ecological terms and as such the proposed development would comply with Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011 and the Government guidance contained within Planning Policy Statement 9: Biodiversity and Geological Conservation. 8. The proposal would not increase the risk of flooding at the site or on adjacent land and would therefore accord with the aims of Planning Policy Statement 25: Development and Flood Risk 9. Through the provision of a Section 106 agreement the development will provide adequate infrastructure to mitigate the impact of the development and secure the future use of the approved 'work' spaces. The development therefore complies with Saved Policies E1, C1, C7, and C9, and A2 of the Basingstoke and Deane Borough Local Plan 1996 - 2011, the Community Infrastructure Levy regulation 2010 and Hampshire County Council ‘s adopted Transport Contributions Policy (September 2007). General Comments The application is brought to the Development Control Committee as a result of the number of objections received. Planning Policy The site is located within the Settlement Policy Boundary of Bramley and is positioned adjacent to the Grade II* Listed Bullsdown Farm House and Grade II listed Granary. The site relates to a collection of agricultural buildings and remnants of agricultural buildings that are curtilage listed in association to the Farm House. 2 of 72 Government Guidance Planning Policy Statement 1: Delivering Sustainable Development (PPS1) Planning Policy Statement 3: Housing (PPS3) Planning Policy Statement 4: Planning for Sustainable Economic Growth (PPS4) Planning Policy Statement 5: Planning for the Historic Environment (PPS5) Planning Policy Statement 9: Biodiversity and Geological Conservation (PPS9) Planning Policy Guidance Note: 13 Transport (PPG13) Planning Policy Statement 25: Development and Flood Risk (PPS25) Adopted Local Plan 1996 – 2011 Policy D5 (Development within Settlements) Policy EC2 (Employment Areas) Policy EC4 (Loss of Local Employment Opportunities) Policy E1 (Development Control) Policy E2 (Buildings of Architectural and Historic Interest) Policy E3 (Conservation Areas) Policy E6 (Landscape Character) Policy E7 (Nature/Biodiversity Conservation) Policy A1 (Car Parking) Policy C1 (S106 Contributions) Policy C9 (New Leisure or Open Spaces) Policy A2 (Encouraging Walking, Cycling, and the Use of Public Transport) Supplementary Planning Documents and Guidance (SPD's and SPG’s) and interim planning guidance Appendix 14 - 'Countryside Design Summary' of the Design and Sustainability SPD Landscape and Biodiversity SPD 'Residential Parking Standards' SPD Landscape Assessment SPG Listed Buildings SPG The Council's Interim Guidance Note 'S106 Planning Obligations and Community Infrastructure' Other material documents The Council’s Natural Environmental Strategy 'Living Landscapes' 2010 - The Council and Hampshire County Council `Basingstoke Environment Strategy for Transport’ (BEST) CIL Regulations 2010 Circular 05/05: Planning Obligations Circular 11/95: Use of Conditions in Planning Permission Description of Site The site is situated towards the eastern end of the village of Bramley south of Sherfield Road and directly to the north of German Road. The sites surrounding context is therefore one that is dominated by residential housing estates, which can be seen above and beyond the existing boundaries of the site. 3 of 72 The site comprises the former farmyard and part of the former farmland associated to Bullsdown Farmhouse. The Farmhouse is a Grade II* listed building, which in addition to the Grade II listed Granary, lie to the west and outside of the application site. The application site itself relates to the access lane, range of redundant former agricultural buildings, derelict piggeries, a duck pond and the surrounding agricultural land. The most significant agricultural buildings are arranged around a central courtyard area forming a traditional square farmstead. These buildings are curtilage listed by virtue of the association with the former farmhouse. The northern and southern range of buildings are oak framed with low brick plinth walls, timber board cladding and partially roofed by the remaining original slates and replacement corrugated sheeting. The agricultural buildings on the southern side of the farmyard are two storey brick built former stables with slated roofs, and adjoining light weight timber clad lean-to structures. On the western side of the farmyard abutting the access is a low shallow farm building of a mainly brick construction with a replacement corrugated roof and timber boarding that has in filled the original open fronted bays facing the farmyard. To south and south west of this farmyard lie the remnants of former piggeries that appear to vary in age. The site is generally flat and its boundaries are marked by a mix of timber wooden panel fencing and vegetation. Access is gained from a single broken tarmac road which connects Bramley Road and the application site, crossing the Green. Proposal Conversion of farm buildings to 3 no. four bedroom live-work dwellings, erection of 2 no. two bedroom live-work dwellings