| Application Number | 19/01752/GPDQ |
| Status | Application Refused |
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Planning Online Status
-
Application
Valid19/11/2019 -
Consultation
End19/12/2019 -
Committee
MeetingN/A -
Decision Refusal -
Decision
Date14/01/2020 -
Appeal
StartedN/A -
Appeal
DecisionN/A
| Summary | |
| Application Number | 19/01752/GPDQ |
| Location Address | Wood Farm Burnthorne Lane Dunley Stourport On Severn DY13 0TP |
| Proposal | Notification for Prior Approval for the proposed change of use of Agricultural Buildings to 3no dwellinghouses (Class 3) and for Associated Operational Development |
| Status | Refusal |
| Application Type | GPDQ - agricultural to C3 dwellinghouse |
| Appeal Decision | N/A |
| Important Dates | |
| Application Received Date | 18/11/2019 |
| Application Valid Date | 19/11/2019 |
| Consultation Start Date | 20/11/2019 |
| Site Visited / Site Notice Date | |
| Consultation End | 19/12/2019 |
| Advert Expiry | |
| Committee Date (if applicable) | |
| Committee Agenda | |
| Decision Date | 14/01/2020 |
| Further Information | |
| Expected Decision Level | Delegated |
| Case Officer | Karen Wightman |
| Parish | Astley and Dunley CP |
| Ward | Baldwin Ward |
| Applicant | Mr John Corbo |
| Agent | Ben Greenaway, Greenaway Planning Ltd |
| Agent Address | Greenway Planning Ltd PO Box 937 Worcester WR4 4GS |
| Condition Details / Information Notes |
| Due to the applicant only purchasing the land and buildings within 2019 and the lack of agricultural activity observed during the planning officer in their recent site visit, the applicant has failed to submit sufficient evidence to demonstrate that the last use of the buildings was solely for purposes of agriculture as part of an established agricultural unit and the proposal fails to be permitted development under the criteria of Town and Country Planning (General Permitted Development) Order, Schedule 2, Part 3, Class Q Part Q.1 a parts (i) (ii). |
| The area of land outlined in red on the submitted location plan and submitted proposed site plan to include parking area would equate to approximately 1048 square metres and as such the site area for the curtilage of the dwellings would equate to a substantial amount far exceeding the footprint of the existing buildings at approximately 381 square metres. Therefore, the area of land to be allocated for the use of the proposed dwellings would not comply with the definition under paragraph X of the Town and Country Planning (General Permitted Development Order) 2015 (as amended) and would not constitute permitted development. |
| The condition and appearance of the steel portal frame building raises serious doubt that the existing fabric of the building would be suitable for retention for practical and aesthetic purposes due to the mix of materials, including part brickwork walls, part blockwork walls, hit and miss timber boarding and corrugated metal sheeting. As such, the building is not capable of conversion without the works comprising of more than partial demolition and the virtual replacement of the building. Due to the poor quality of the lean-to section on the western part of the concrete block barn and the poor quality roof sheeting, these would not be suitable for retention and the loss of these elements would constitute more than partial demolition of the building and substantial building works would be required. Therefore the applicant has failed to submit sufficient and robust evidence to demonstrate that the extent of the building works required to convert the two buildings to 3 dwellinghouses would not go beyond works more than is reasonably necessary to demonstrate that the existing buildings are capable of conversion without substantial building works being required. The appearance and condition of the buildings are such that they would not be of a solid construction that would easily allow their conversion to dwellinghouses without substantial building works and the suitability of which goes beyond what is deemed to be reasonably necessary and would therefore constitute rebuilding of the original building. As such the existing buildings are not capable of conversion and do not have the permitted development rights under Paragraph 105 Reference ID: 13-105-20180222 and due to the loss of a substantial amount of the existing fabric of the buildings and the amount of building works required that go beyond partial demolition and beyond the remit of what would be reasonably necessary for the proposed conversion, the proposal does not comply with Class Q Part Q1 (i) (i) & (ii) of the Town and Country Planning (General Permitted Development Order) 2015 (as amended). |
| The proposed site plan drawing number 3836-02A demonstrates that operational development would be required for the vehicular access point leading to the parking area which would go beyond operational development permitted under the criteria of Class Q and as such would be more than reasonably necessary under Class Q Part Q.1 part (i), (i). |
| The development proposed would not be permitted development under condition Q.2-1(f) of Class Q, Part 3, Schedule 2 of the (General Permitted Development) (England) Order 2015 (as amended). The proposed design and external appearance of the dwellings would not be of a high quality design by virtue of the introduction of a substantial amount of doors and windows that would result in incongruous and domesticated building of disjointed appearance, which would be significantly harmful to the utilitarian character of the building and to the rural character of the area. In addition, the retention of the existing materials of the steel portal frame building to create two dwellings with an external appearance including a mishmash of hit and miss timber boarding and corrugated metal sheeting would be of an exceptionally poor quality design. The proposal is therefore contrary to the provisions of the NPPF, including paragraphs 124 and 130 which guide that the planning system should achieve high quality design and improve the character and quality of an area. |
| The applicant should be aware that the application was determined on the following refused drawings - Location Plan Scale 1:2500, 3836-02A. |
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Consultation Responses
Neighbour List
In addition to consultations with the consultee listed, we will publicise the application in accordance with national requirements and our local policy. This publicity usually takes the form of letters to nearby properties, the posting of site notices and/or the placing of a public notice in our local newspapers.
| No associated neighbours |
Consultee List
| Name | Organisation | Sent | Reply Due | Reply Received |
|---|---|---|---|---|
| Councillor Mrs P. Cumming | Baldwin Ward | 20/11/2019 | 11/12/2019 | |
| Highways | County Highways | 20/11/2019 | 11/12/2019 | 02/12/2019 |
| MHDC Natural Heritage & Biodiversity Officer | MHDC Natural Heritage & Biodiversity | 20/11/2019 | 11/12/2019 | |
| Worcester Regulatory Services Contaminated Land | Worcestershire Regulatory Services | 20/11/2019 | 11/12/2019 | |
| Worcestershire Regulatory Services - Nuisance | Worcestershire Regulatory Services | 20/11/2019 | 11/12/2019 | 22/11/2019 |
Constraints List
| Constraints List |
| SWDP 32: Minerals - Development Low Risk Area |
| Area of Special Control of Advertisements |
| Interferometer Area. Clee Hill - Consultation required for any building structure or works exceeding 45.7m in height above ground level |
| Outside SWDP Development Boundary |
| Paper: Berrows Journal - Friday |
| CIL009 - Non-Urban Area |
| Coal Standing Advice Area within 10m |
| Water Supply. If Major Application consultation required with Severn Trent (Welsh Water if in Bockleton Parish) |
| SWDP 15: Designated Rural Areas |
| SWDP 5: Protect and Enhance |
| Site of Special Scientific Interest within 500m |
| Ancient Woodland within 100m |
| No associated appeals |
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