|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.|