Application Number 20/01237/GPDQ
Status Application Refused

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Planning Online Status


  • Application
    Valid
    20/08/2020
  • Consultation
    End
    24/09/2020
  • Committee
    Meeting
    N/A
  • Decision

    Refusal
  • Decision
    Date
    15/10/2020
  • Appeal
    Started
    05/01/2021
  • Appeal
    Decision
    N/A
Summary
Application Number 20/01237/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 an agricultural building to 3 dwelling houses.
Status Refusal
Application Type GPDQ - agricultural to C3 dwellinghouse
Appeal Decision N/A

Important Dates
Application Received Date 20/08/2020
Application Valid Date 20/08/2020
Consultation Start Date 25/08/2020
Site Visited / Site Notice Date
Consultation End 24/09/2020
Advert Expiry
Committee Date (if applicable)
Committee Agenda
Decision Date 15/10/2020

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 in 2019 and the lack of agricultural activity observed during the planning officer’s recent and previous site visits, 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 on the 20 March 2013 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 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 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 and this raises doubt that the existing materials would be retained. 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 development proposed would not be permitted development under condition Q.2-1(g) of Class Q, Part 3, Schedule 2 of the (General Permitted Development) (England) Order 2015 (as amended) as the applicant has failed to provide adequate natural light to all habitable rooms of the dwellinghouses, due to the bedroom labelled no '4' on the proposed floor plan for the two residential units within the steel portal framed building not being provided with any form of external window or rooflight.
The applicant should be aware that the application was determined on the following refused drawings - Location Plan Scale 1:2500, 3836-02B.

Copyright Notice

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Document Type Date Description File Size Drawing/Rev Number
Application Documents
Application Plans
Statutory Consultee Response
Decision
System Generated Leter

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
Bob Hughes Engineers - S.W. Land Drainage Partnership 25/08/2020 15/09/2020
Councillor Mrs P. Cumming Baldwin Ward 25/08/2020 15/09/2020 13/09/2020
Highways County Highways 25/08/2020 15/09/2020
MHDC Natural Heritage & Biodiversity Officer MHDC Natural Heritage & Biodiversity 25/08/2020 15/09/2020

Constraints List


Constraints List
SWDP 32: Minerals - Development Low Risk Area
Paper: Berrows Journal - Friday
CIL009 - Non-Urban 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
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
Appeals Information
Number 20/01237/GPDQ
PINS Appeal Ref APP/J1860/W/20/3263591
Method Written Representations Procedure
Start date 05/01/2021
Comment to PINS by 23/02/2021
Inquiry Date
Venue
Decision
Issue Date

https://acp.planninginspectorate.gov.uk/ViewCase.aspx?caseid=3263591

Copyright Notice

Plans, drawings and material submitted to the council are protected by the copyright acts (section 47, 1988 act). You may only use material which is downloaded and/or printed for consultation purposes, to compare current applications with previous schemes and to check whether developments have been completed in accordance with approved plans. Further copies must not be made without the prior permission of the copyright owner.

Tick here to show you have read and agree with the Copyright Notice.

Document Download Tips

  • In order to view PDF documents, you will need to have the free Adobe Acrobat Reader software installed on your computer. Click here to download.
  • To view individual documents click on the 'Document Type' on the row you require and the document will open as an Adobe Acrobat pdf.
  • To download multiple documents in one go, tick all the boxes relating to the documents you wish to view and click Download selected files button.
  • If you wish to download ALL documents place a tick in the box in the header row and click 'Download Selected Files' button.
  • Note: some devices such as iPads that use iOS browsers do not have the standard capability to download multiple files as a default function. If you are experiencing difficulties you may need to download a free application to enable you to do this - known as a zip file. Go to the AppStore to download a zip file ‘app’.

How to reorder or group rows

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Document Type Date Description File Size Drawing/Rev Number
Appeal