supporting statement in relation to the alteration and

Supporting Statement in relation to the

alteration and conversion of outbuildings to

form four dwellings

Yoxall Lodge, Scotch Hills Road, Newchurch

March 2017

P/2016/01841Received 30/03/2017

REVISED STATEMENT


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Project Yoxall Lodge, Newchurch

Client Featherell Ltd

Reference 149

Project Team Jon Imber

Version 2

Document Produced by:

JMI Planning Limited 62 Carter Street Uttoxeter Staffs ST14 8EU Phone: 01889 566107 Email: [email protected] www.jmiplanning.com


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Contents

1 Introduction ........................................................................................................................ 3

2 Site and Planning History .................................................................................................... 3

3 The Proposed Development ............................................................................................... 5

4 Planning Policy Context ...................................................................................................... 6

National Planning Policy Framework ...................................................................................... 6

East Staffordshire Local Plan (2016) ....................................................................................... 8

Re-Use of Rural Buildings Supplementary Planning Document ........................................... 10

East Staffordshire Design Guide ........................................................................................... 10

5 Planning Considerations ................................................................................................... 11

6 Conclusions ....................................................................................................................... 14


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1 Introduction

1.1 JMI Planning is a Midlands based town planning consultancy. Its directors are

chartered town planners with over 30 years’ combined experience in both the public

and private sector.

1.2 The author of this appraisal, Jon Imber, has worked as both a development control

and forward planning officer in local government, and more recently as a senior

planning consultant in the private sector. He has extensive knowledge of the planning

system and experience of the appeals process. He is a member of the Royal Town

Planning Institute.

1.3 This revised planning statement has been prepared to accompany an amended

scheme prepared in discussion with the local planning authority.

2 Site and Planning History

2.1 The application site comprises a range of outbuildings at Yoxall Lodge, Scotch Hills,

Newchurch. The site is situated within the countryside approximately 3.5km north of

the village of Yoxall.

2.2 The buildings include a range of traditional brick and tile outbuildings with modern

blockwork and lean-to timber additions, and somewhat untidy steel framed structures

finished in corrugated sheeting.

2.3 The buildings have most recently been in agricultural use. However, the original

purpose of the brick and tile buildings appears to have been stabling and staff

accommodation associated with Yoxall Lodge, a significant country house which was

demolished in the 1920s.


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Figure 1 - Yoxall Lodge (demolished)

2.4 Surrounding land is predominantly in agricultural use, with the exception of the

dwelling to the south-east which is occupied by the applicant.

2.5 The site is enclosed by a range of boundary treatments, including a substantial brick

wall to the north-west, a native hedgerow to the north east and a stream to the south-

west. There is no formal boundary treatment separating the outbuildings from the

dwelling to the south-east.

2.6 The buildings have no planning history of relevance to this proposal, and there are no

specific designations affecting the site within the adopted local plan.

2.7 The site and its surroundings are shown on the following photographs.


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Figure 2 - Site and surroundings

3 The Proposed Development

3.1 The traditional brick and tile buildings are not particularly well suited to modern

agricultural practices. Having considered alternative uses for the buildings it has been

concluded that residential properties would be the most logical and appropriate.

3.2 It is therefore proposed to convert the traditional brick and tile buildings into four

family homes. Two 5 bedroom properties are proposed alongside two 3 bedroom

units.

3.3 The proposals involve the removal of the unsympathetic blockwork addition on the

north-east elevation, as well as the somewhat untidy steel framed cattle sheds in the

courtyard. A timber lean to is also to be removed.

Outbuildings to be

converted

Farmhouse


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3.4 It is proposed to replace the unsympathetic additions to the buildings with

sympathetically designed extensions. The extensions have been designed to have a

character and appearance evocative of lean-to agricultural additions typically

associated with traditional outbuildings. New windows and doors have been

sensitively sited, predominantly utilising existing openings in the buildings.

3.5 Two garage blocks are proposed, one attached and one detached. The attached

garage block has been sited to form a courtyard, screening views of the garden areas

beyond. The detached block has been sited to minimise its impact upon the

countryside.

3.6 A modest area of domestic curtilage commensurate with the needs of each dwelling

is to be provided. Garden areas are confined to the existing farmyard and its

immediate surroundings and would not therefore encroach into the surrounding

countryside.

3.7 The dwellings are to be accessed via the existing surfaced track which connects the

site to Scotch Hills Lane.

4 Planning Policy Context

National Planning Policy Framework

4.1 Paragraph 14 advises that at the heart of the National Planning Policy Framework is a

presumption in favour of sustainable development. For decision taking, this means

approving development proposals that accord with an up-to-date Local Plan; and

also in circumstances where the development plan is absent, silent or relevant


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policies are out-of-date unless any adverse impacts of doing so would significantly

and demonstrably outweigh the benefits when assessed against the policies in the

Framework taken as a whole.

4.3 One of the core principles of the NPPF is that planning should proactively drive and

support sustainable economic development to deliver the homes that the country

needs.

4.4 Paragraph 9 of the NPPF states that “pursuing sustainable development involves

seeking positive improvements in the quality of the built, natural and historic

environment, as well as in people’s quality of life, including (but not limited to):

● making it easier for jobs to be created in cities, towns and villages;

● moving from a net loss of bio-diversity to achieving net gains for nature;

● replacing poor design with better design;

● improving the conditions in which people live, work, travel and take leisure;

and

● widening the choice of high quality homes.”

4.6 Paragraph 49 of the NPPF states that “housing applications should be considered in

the context of the presumption in favour of sustainable development. Relevant

policies for the supply of housing should not be considered up-to-date if the local

planning authority cannot demonstrate a five-year supply of deliverable housing

sites”.

4.7 Paragraph 55 of the NPPF states that isolated new homes in the countryside should

be avoided unless there is special justification, such as where the development

would re-use redundant or disused buildings and lead to an enhancement to their

immediate setting.


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4.8 Chapter 7 of the Framework relates to design. Paragraph 58 advises that decision

makers should aim to ensure that developments respond to local character and

history, reflect the identity of local surroundings and materials, and are visually

attractive as a result of good architecture and appropriate landscaping. Paragraph 61

of makes it clear that good design goes beyond purely aesthetic considerations and

also relates to how development is integrated into the natural and built

environment. Paragraph 63 encourages design which raises the quality of the built

environment in its setting.

East Staffordshire Local Plan (2016)

4.9 “STRATEGIC POLICY 8

Development Outside Settlement Boundaries Development outside settlement

boundaries will not be permitted unless it is:

• essential to the support and viability of an existing lawful business or the

creation of a new business appropriate in the countryside in terms of type of

operation, size and impact and supported by relevant justification for a rural

location; or

• providing facilities for the use of the general public or local community close to

an existing settlement which is reasonably accessible on foot, by bicycle or by

public transport; or

• in accordance with a ‘made’ (i.e. legally in force) Neighbourhood Plan; or

• development under the Rural Exception Sites policy (see Policy 18 on Exception

Sites); or

• Appropriate re-use of Rural Buildings following guidance set out in the Rural

Buildings SPD; or


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• infrastructure development where an overriding need for the development to

be located in the countryside can be demonstrated; or

• development necessary to secure a significant improvement to the landscape or

the conservation of a feature of acknowledged importance; or

• provision for renewable energy generation, of a scale and design appropriate to

its location.

• otherwise appropriate in the countryside.

Proposals falling within one of these categories will be judged against the following

criteria where applicable:

• The proposed development must not adversely affect the amenities enjoyed by

existing land users, including, in the case of proposals for development close to

an existing settlement, the occupiers of residential and other property within

that settlement.

• Proposals do not introduce considerable urban form

• Proximity to settlements where there are advantages of sustainable linkages,

but this should not create unacceptable urban extensions or create the

opportunity for unacceptable backfill between the development and the urban

area

• The detailed siting of the proposed development and its associated

environmental impact are compatible with the character of the surrounding

area,

• The design of the buildings, structures and materials are visually well related to

the proposed site and its setting with careful choice of materials, landscaping,

massing of buildings and attention to local architecture and roofscape design.

• Landscaping associated with the proposal takes into account both the

immediate impact and distant views of the development.


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• The proposed development will not have an adverse impact on the transport

and highway network and provides adequate access for all necessary users

• The need to maintain land of high agricultural value for food production

Development proposals that may affect farmsteads and their setting should be

assessed using the relevant evidence base including the farmsteads mapping and

landscape characterisation.

Where major residential sites are consented and implemented outside but adjacent

to the settlement boundary they will be excluded from this policy and for the

purposes of decision making on future proposals such as extensions or replacement

dwellings will be considered within the built urban area.”

Re-Use of Rural Buildings Supplementary Planning Document

4.10 Policy SP8 is supported by the Council’s Supplementary Planning Document Re-Use

of Rural Buildings, which states that proposals involving the re-use of traditional rural

buildings will be supported.

4.11 The SPD advises that ‘extensions should enhance the character and appearance of

their immediate surroundings and, where possible, should make a positive

contribution to the wider townscape’.

East Staffordshire Design Guide

4.12 The East Staffordshire Design Guide gives advice on extensions and requires that

extensions ‘in some cases, where high quality historic buildings require extension, it

may be more appropriate to design the extension deliberately in a sensitive and


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simple contemporary design language, with contrasting materials, such that the

extension is clearly identifiable from the original building’.

5 Planning Considerations

5.1 The proposals involve the conversion of a range of traditional outbuildings within a

rural area outside of any settlement boundary. Policy SP8 of the East Staffordshire

Local Plan is therefore relevant. Policy SP8 allows the conversion of rural buildings

subject to compliance with the Re-Use of Rural Buildings SPD.

5.2 The Re-Use of Rural Buildings SPD states that residential conversions will only be

acceptable where every reasonable attempt has been made to secure an alternative

economic use or residential use is a subordinate part of a scheme for business use.

This part of the policy does not accord with the National Planning Policy Framework,

and neither is it consistent with the spirit of recent changes to the Town and Country

Planning (General Permitted Development) Order, which allow the residential re-use

of agricultural buildings without the need for planning permission. It is therefore

considered that no weight should be given to this aspect of the SPD. In any event,

the proximity of the buildings to the existing dwelling and their relatively remote

location limit their viability and potential for economic re-use.

5.3 The buildings to be converted are of permanent and substantial construction. The

structural survey which accompanies the application confirms that they are

structurally sound. They are attractive brick and tile structures which contribute

positively to the character and appearance of their rural surroundings and are

worthy of retention in the landscape.

5.4 Paragraph 3.3 of the Re-Use of Rural Buildings SPD states that “the objective in any

conversion scheme should be to retain as much of the agricultural character of the

buildings as possible”.


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5.6 New windows and doors have been sensitively sited, predominantly within existing

openings.

5.7 The extensions to the building have been designed to have a character and

appearance evocative of sensitive lean-to additions typically associated with

traditional rural outbuildings. They are read as contemporary additions to the

traditional buildings as advocated by the East Staffordshire Design Guide.

5.8 The extensions to the north-east elevation replace an unsympathetic blockwork

addition. The proposed extensions here have a scale, massing and design more

subservient to the original building and as such are better related to it than the

existing blockwork structure. The fallback position whereby the blockwork addition

could be retained and converted to a dwelling under Class Q of the GPDO is a

material planning consideration that should be given weight in the determination of

this application. However, we have pursued the option of a more sensitive

replacement on the basis that it would present a more pleasing and appropriate

solution in visual terms.

5.9 The two buildings at the south-eastern extent of the range have a markedly different

character from the former stable block that makes up the remainder. They have a

more domestic scale, massing and character which derives from their original use as

staff accommodation. The extensions to these units are therefore read in a domestic

rather than agricultural context. The extensions are subservient to the units in terms

of scale and massing and their design compliments rather than detracts from them.

5.10 The attached garage block forms a three-sided courtyard with the existing building,

which is a typical arrangement in historic farmsteads of this nature. The attached

garage would therefore respond positively to the existing buildings and their rural


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surroundings, and would have the added benefit of screening the domestic gardens

within the courtyard from views upon the approach to the buildings.

5.11 The garages to the south-east of the existing buildings are situated between the

original staff accommodation and the applicant’s dwelling. They are therefore read

in a domestic context within which they would not appear out of keeping. The

detached garages are of traditional timber framed construction and would feature

open car ports as well as enclosed bays. Their design is in keeping with their rural

context.

5.12 The proposals respect the character and appearance of the existing buildings. The

replacement of unsympathetic lean-to additions and nearby steel framed structures

with well-designed extensions enhances the character of the buildings and their

surroundings. The proposals are therefore visually well related to the buildings and

their surroundings and do not introduce “considerable urban form”.

5.13 The proposed dwellings are sufficiently distant from principal windows serving the

applicant’s dwelling to avoid causing any loss of daylight or privacy to its occupants.

The proposed development does not therefore detrimentally affect the amenities of

existing land users.

5.14 The proposals utilise the existing site access onto Scotch Hills Lane. Scotch Hills Lane

is subject to the national speed limit but its undulating nature is such that vehicle

speeds tend to be significantly lower. The lane is lightly trafficked and the minimal

traffic generated by the proposals would not prejudice its safe or efficient use. It is

also pertinent that the cessation of agricultural activities at the site would reduce the

number of tractors and trailers using this part of the rural highway network.


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5.15 The application is accompanied by an ecological survey which demonstrates that the

proposals would not harm protected species or their habitat.

5.16 The scheme therefore accords with all relevant criteria of Policy SP8 and the Re-Use

of Rural Buildings SPD, as well as Paragraph 55 of the National Planning Policy

Framework.

6 Conclusions

6.1 The application proposes the conversion of an existing range of attractive, traditional

outbuildings to form four family dwellings.

6.2 The buildings are of permanent and substantial construction and worthy of retention

in the landscape.

6.3 The proposals respect the traditional character and appearance of the building and

its rural surroundings. Indeed the removal of unsympathetic additions and the

incongruous untidy sheds, and their replacement with well-designed extensions, will

enhance the character of the area.

6.4 The development would not detrimentally affect the amenities enjoyed by the

occupiers of nearby dwellings or the safe of efficient use of the highway network.

The proposals would not harm protected species or their habitats.

6.5 The proposals constitute sustainable development which accord with Saved Policy

SP8 of the East Staffordshire Local Plan, the Re-Use of Rural Buildings Supplementary

Planning Document and Paragraph 55 of the National Planning Policy Framework.

supporting statement in relation to the alteration and

Documents