Yorkshire Dales National Park Authority

Transcription

1 Track Yorkshire Dales National Park Authority Application Code: Committee Date: 11/10/2016 Location: Tithe Barn, Stirton Lane, Stirton-with-Thorlby Brackenmoor SOUR SOUR LANE LANE SOUR SOUR LANE LANE Cock Hill 1 2 Evergreens Twin Ashes Langer Cottage The Cottage Langer House Stirton Mast The Cottages Sunny Bank Eldon Cottage Stirton House Craker Croft Langer Hill Langer Hill Fletchers Barn Stirton Croft Ivy Cottage STIRTON LANE STIRTON LANE LANE Sinks Tithe Barn Stirton Grange Sewage Works Sinks ED Bdy Gateway House Ivy Cottage STIRTON Sinks Tithe Barn S G Sewage Works FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE Crown copyright and database rights 2016 Ordnance Survey Additional information: Yorkshire Dales National Park Authority

2 Application No: District: Parish: Applicant's Name: Grid Ref: Craven Stirton with Thorlby Trustees of Roman Catholic Purposes SD Received by YDNP: 25/05/2016 Officer: Adam Perry PROPOSAL: LOCATION: listed building consent for conversion of roadside barn to dwelling or holiday let Tithe Barn, Stirton Lane, Stirton-with-Thorlby CONSULTEES Stirton-with-Thorlby PM Senior Listed Building Officer Wildlife Conservation Officer PUBLIC RESPONSES Response to amended application in summary: the Parish Meeting is in support of the conversion of the Tithe Barn to a dwelling or holiday let. Concern regarding a doorway in the rear elevation which opens onto neighbouring property. The meeting wishes to see the continued protection and provision for Barn Owls, as was the case with application C/65/21C. It will be necessary for the farmer who uses the fields adjacent to the Tithe Barn to continue to have right of access. No objection to amended proposals, subject to conditions relating to the method of works being carried out and the finals details. Full response saved on file. No objection subject to conditions to ensure the recommended mitigation measures in relation protected species protection. There is a requirement for further survey work prior to commencement of works. 1 comment received supporting the change of use to a dwelling, concerns raised regarding the impacts of a transient holiday accommodation use and the potential for neighbour disturbance. Objection to some details, including door opening onto private land and the structural condition of the building. Other issues raised include potential impact of soak away and the positioning of an owl box. RELEVANT PLANNING POLICIES B13(06) - Listed Buildings GP1(06) - National Park Purposes NE7(06) - Protection of Species OFFICER OBSERVATIONS 11 Oct 2016 Page: 48

3 REASON FOR PLANNING COMMITTEE CONSIDERATION This application is reported to the Planning Committee for the following reason: the recommendation is contrary to local plan policy. APPLICATION SITE This application relates to the Grade II listed Tithe Barn, which is located to the south of the hamlet of Stirton. The former agricultural building is now redundant. The building is located approximately 170 metres to the north of the A65 Skipton Kendal road. The barn is located within an agricultural field, adjacent to Stirton Lane. The barn has been stripped of internal fittings, structurally braced and the south and western walls rebuilt, with an internal block work wall evident. The barn has a simple rectangular plan form and is constructed from local natural stone, with a stone slate roof in deteriorating condition. There is a large cart door opening in the west elevation, with a parallel threshing door in the rear of the building. The building has forking hole openings in both of its gable ends and two further blocked up openings serving the western elevation on the ground floor. There are a large number of further ventilation holes within the walls of the building. Large projecting stone corbels supporting the roof structure are visible on the external faces of the building. The barn is accessed directly off Stirton Lane and there is a large concrete hard standing area to the west and north of the building. PROPOSAL The application is for listed building consent for works to convert the Tithe Barn, Stirtonwith-Thorlby to a dwelling or holiday let. The proposal includes two car parking spaces and an unenclosed garden to the north. PLANNING HISTORY - The Tithe Barn was Grade II listed on the 10th December Ref. C/65/21D for full planning permission for conversion to dwelling or holiday let. Undetermined, 22nd September Ref. C/65/21C for full planning permission for conversion of barn to office use. Approved subject to conditions on 17th November Ref. YD/5/65A for full planning permission for alteration of barn and use as a dwelling house, with vehicular access and enclosure of agricultural land to form curtilage. Approved, June This permission has since lapsed. - Ref. YD/5/65/21C for full planning permission for conversion of redundant agricultural building to one dwelling and installation of septic tank. Refused, KEY ISSUES: - Planning law and policy - Appraisal of heritage asset and setting - Impact on the significance of the heritage asset - Impact on the setting of the listed building - Analysis and material considerations PLANNING LAW AND POLICY Section 16 of the Town & Country Listed Building & Conservation Areas Act 1990 requires the local planning authority to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. 11 Oct 2016 Page: 49

4 Section 12 of the National Planning Policy Framework provides guidance relating to the conservation and enhancement of the historic environment. Paragraph 129 of the NPPF requires local planning authorities to identify and assess the significance of heritage assets affected by a proposal. This assessment should be taken into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset's conservation and any aspect of the proposal.' Paragraph 131 states that local planning authorities are required to consider the desirability of new development making a positive contribution to local character and distinctiveness. Saved policy B13 of the adopted Local Plan states that proposals for alterations to listed buildings will only be permitted if the development is in keeping with the character of the building and does not detract from or prejudice its special interest. Saved policy B13 relates to listed buildings and their settings. Any development proposal that affects the listed building or the setting of a listed building or structure should fully respect the architectural and historic interest of the heritage asset. Applications for such development must include full proposal details. Development which would adversely affect the listed building or its setting will not be permitted. APPRAISAL OF LISTED BUILDING AND SETTING The Tithe Barn is a Grade II listed building of significant age and is an important local building, associated with the collection of the Parish tithes and therefore a socially important structure. The detailed list description suggests a date for the roof trusses as early as 1610 and it is likely that they formed part of a timber framed building existing prior to the construction of the stone built barn. The list description states that there is evidence that the Tithe Barn was modified into a more general purpose barn in the late 18th Century linked to the documentary evidence that the vicar of Skipton was awarded land in lieu of tithes by the 1774 Enclosure Act for Skipton. The building has been much altered to accommodate alternative uses since the collection of tithes ended following the Tithe Award in the mid 19th century, and unfortunately there are no internal fixtures or fittings remaining. Despite this there is evidence of the barn s original construction, its existing roof structure and openings within the walls which are of historic significance. Other features, such as projecting stone corbels supporting the roof trusses are unusual or interesting. It is not known from available information whether there are any notable archaeological remains under the present concrete hardstanding. IMPACT ON THE SIGNIFICANCE OF THE HERITAGE ASSET The proposal under consideration is an adaption of a consented scheme for conversion to an office; this was approved in December This scheme was subject to detailed appraisal and amendment prior to determination, as although not formally listed at this time the heritage significance of the building was apparent. The proposal retains the essential character and fabric of the barn, particularly by making effective use of existing and re-opening former apertures. This includes window and door openings as well as glazing ventilation holes to provide natural light into the building. A single additional roof light is proposed to the west elevation to light an en-suite bathroom. The building layout is purposely simple, with limited internal partitions to allow natural light to filter through a central full-height atrium. This has overcome the need for additional openings and roof lights to be inserted. Other features, including the projecting corbels will be retained and would remain evident. 11 Oct 2016 Page: 50

5 The roof structure is of particular special interest, as reflected in the list description. The applicant has proposed to support the timber roof structure in-situ, remove the roof covering and carry out necessary repairs. Any grant of listed building consent should therefore be subject to a survey of the roof structure to identify the extent of repairs required prior to works commencing and agreement to an appropriate method statement to ensure that the works can be carried out without detriment to the roof structure. Detailed aspects of the scheme have been given sufficient consideration to ensure the character of the building remains apparent, for example, the proposal is to use insulating lime plaster as opposed to dry lining the building. Any further alterations, or permitted development rights allowing a change of use to a dwelling, could significantly erode the historic character of the barn, and should be restricted through the use of planning conditions. IMPACT ON THE SETTING OF LISTED BUILDING The Tithe Barn is a detached field barn, located on the periphery of Stirton approximately 170m north of the A65. The barn directly abuts Stirton Lane and is seen as the first significant building when entering Stirton via Stirton Lane. The building has been redundant from any agricultural use for a considerable amount of time. The barn is of simple character and has a loosely defined curtilage. The building forms part of a boundary between two fields, typical of historic threshing barns and other agricultural buildings used in connection with the farming of the immediate land. The main impacts upon the setting of the listed building would arise from activity associated with residential occupation of the barn and the creation of a domestic garden and parking area. The movement and parking of vehicles at the site, any need for outside storage and the introduction of daily activity at the site are the key considerations. The building retains an open setting, within agricultural fields and is bound only to the south by the minor road passing the site. The open setting is an important aspect of the building s character. The applicant has proposed to define the curtilage of the building using natural stone setts at ground level so that from wider public views the curtilage is not distinguishable from the surrounding fields which remain in agricultural use. In addition, car parking and external storage would be to the north of the building largely away from public views. This would allow a clearly defined curtilage for the building, without requiring the use of physical enclosures that would erode the historic setting and character of the building. The lack of enclosure of the curtilage / parking area would ensure the building retains its open landscape setting, meaning the former use and character remain apparent. Details of a single external lighting fixture at the principal entrance have been submitted. The low luminosity lighting would be down pointed and not result in any significant light pollution. PROTECTED SPECIES The works under consideration have the potential to affect protected species, particularly repairing the roof of the building. A protected species survey has been submitted in support of the application, as part of the full planning application ref. C/65/21D. Barn Owls There is past evidence of the barn having been used by Barn Owls. Barn Owls are listed in Schedule 1 of the Wildlife and Countryside Act 1981 and it is an offence to disturb these 11 Oct 2016 Page: 51

6 birds at or near a nesting site. The Act also includes a legal requirement to provide interim and subsequently long-term permanent alternative provision for Barn Owl roosting. The temporary roost will be required to be in place at least 30 days prior to works commencing on site and within 200m of the building to be converted. The status of barn owls at the site must also be confirmed prior to any works commencing, this would be via a predevelopment re-survey of the site. There is also a need for permanent long-term provision to be made for Barn Owl roosting habitat within the completed development. Finally, no works should commence at the site between 1st March and 31st August in any year, or whilst Barn Owls are nesting at the site. These aspects, which are essential to secure the long-term protection of the species can be secured via planning conditions. The applicant has amended the scheme to show the position of an external owl box on the exterior of the building. Bats British bats are included in Schedule 2 of the Conservation (Natural Habitats, &c) (Amendment) Regulations 2007 ( Habitat Regulations ) which defines European Protected Species (EPS). The impact of the development upon bat species is considered to be low and there was no evidence of roosting, perching or feeding bats within any part of the building. It is an offence to disturb a bat, or any European Species, and it is the onus of the applicant to ensure that the works do not cause harm to any bats that may be found at the site. This is a legal requirement and because there is no evidence of any bats being present at the site it is acceptable only to advise the applicant of this requirement, should the application be approved. The applicant can be advised that the works proceed with caution and vigilance, in case of any unexpected solitary bats that may be found during works. ANALYSIS AND MATERIAL CONSIDERATIONS There are clear conservation benefits associated with the potential conversion of a currently redundant field barn, the fabric of which is of significant historic importance. It is also desirable to preserve the building, which has important historical value (associative value) as a building used in the collection of Parish tithes prior to the enclosure of agricultural land. The building is clearly significant as a heritage asset, due to having survived for 400 years and in consequence of some of its interesting structural features. The proposal provides an opportunity for a new use for the building that should ensure its future survival without significant alteration to its external appearance or loss of its most important features. Detailed aspects of the proposal, including the protection of the roof structure during the carrying out of work and preservation of internal features has been given due consideration. Through the use of planning conditions it is possible to ensure the works are undertaken using the appropriate methods set out in the application, using detailing and materials which ensure the character and significance of the listed building is full protected. The proposal to convert the barn to a local needs dwelling or holiday let is acceptable in accordance with policies L1, L2 and L3 of the emerging draft Yorkshire Dales Local Plan ( ). The proposal as amended would retain the traditional character, form and appearance of the listed building and its setting. With a condition requiring adherence to the wildlife conservation measures set out in the application there would be no undue harm to the status of protected species. The proposed development would therefore comply with relevant emerging and saved policies GP1, B13 and NE7 of the Yorkshire Dales Local Plan 11 Oct 2016 Page: 52

7 (2006). RECOMMENDATION Schedule No:8 Grant listed building consent, subject to conditions: -Standard three year implementation, -Works to be carried out in accordance with the approved plans, -Method statement for supporting walls and the repairs to roof structure so that it can remain in-situ throughout. Details to include the insulation or waterproof membranes to be inserted and a photographic record of the walls to be created before any demolition, - Protected species conditions with respect to Bats and Owls, including precommencement work. Standard barn conversion conditions: -Works in accordance with structural survey and methodology (drawing No: 304/8A), -Retention of architectural features (specified), -Submission of pre-conversion recording to Historic England Level 2 standard prior to works commencing, -Approval of details: (a)sample of walling and pointing, (b)sample of roof material and safe storage of existing slates, (c)details of floor repairs and works including archaeological evidence to be submitted, (d)windows and doors schedule (including recess) and re-use of north elevation first floor window, rainwater goods including retention of hopper head, cills/lintels/jambs, flues, surfacing, boundary treatment, bin storage, timber RAL code 6003 Olive Green etc., -Restriction on external lighting, -Re-plastering of internal walls to be lime plastered without additives, -Approval of hard landscaping and planting, -Provision of bat/bird boxes, - Extent of residential curtilage details. 11 Oct 2016 Page: 53