Restoration and alteration of a farmstead, comprising of five small buildings, including the addition of a small bedroom extension.
Minutes:
Cllr Simon Christopher
left the room during consideration of this application and the Vice-Chairman
was in the Chair.
The Senior Planning Officer introduced the application for
the restoration and alteration of a farmstead, comprising of 5 small buildings
and including the addition of a small bedroom extension.
The Committee was shown a site location and curtilage plan;
aerial view of Powerstock showing public bridleways; a site constraints plan
and existing site plan of the farmhouse cottage, studios, cart shed / office,
stables, kennels / tractor shed; a proposed site plan and floor areas for the
existing and proposed site plans and a proposed demolition plan. The farmhouse and barn were grade 2 listed
along with a number of curtilage listed outbuildings.
For each element of the application slides were shown of the
floor plans and elevations alongside photographs and visual representations of
each element of the application including:-
·
Sort Farmhouse
·
Sort Farm Studios
·
Sort Farm Stables (grade 2 listed and previously
used as accommodation)
·
Cart Shed
·
Kennels
The floorplan of Sort Farmhouse included the new build
bedroom extension and slides were shown of the various elevations of the
dwelling and extension and their relationship.
The Conservation Officer had raised an objection based on
the heritage implications, however, the Committee was advised that the harm to
the buildings through their alteration needed to be balanced against the
material benefits of bringing the buildings back into use. The heritage Implications and public benefits
of the scheme were outlined and are listed below:-
Heritage Implications
•
Statutory duty to have special regard to the
desirability of preserving a listed building and/or its setting
•
Reflected by the adopted Local Plan Policy ENV4
and NPPF 2019 Section 16
•
Conservation Officer provided advice to Case
Officer and Committee as Decision Maker
•
The Case Officer and the CO agreed that the
proposals represent less than substantial harm to the listed buildings’ fabric
and character and their setting
•
This harm has considerable importance and weight
and creates a presumption against planning permission
•
That presumption can be outweighed by other
material considerations/public benefits if powerful enough
Public Benefits
•
In this case the significant public benefits
were:
–
Preservation of the buildings from their ruinous
state and securing a viable use
–
Re-instatement of the use of historic buildings
as residential living accommodation
–
The proposals are modern additions that stand
apart from the historic structures assisting in preserving the identity of the
listed buildings
–
The proposals will make a positive contribution
being transformed from ruin to beneficial use – which can be experienced by
walkers/riders using the public bridleway/footpath that run through the site
–
The historic bridges on site will be repaired
•
These significant public benefits are considered
to outweigh the less than Significant Harm to the listed buildings
In conclusion, the Senior Planning Officer stated that the
existing buildings were poorly constructed and had not been maintained for
decades. The applicant sought to
preserve the buildings and keep them weather tight and had employed an
architect who appreciated the site. The
modern additions to the existing structures would offer continuity and reflect
the evolution of the site and how it went forward in the future. The potential public benefits had been
expressed in 10 letters of support from neighbours which were outlined in the
report. Although it was necessary to give some weight to the harm to the
heritage asset, he considered this to be less than significant, with the public
benefits outweighing any harm that would be caused through renovation of the
buildings.
Andrew Whittle, a designer and craftsman who lived in
Nettlecombe, addressed the Committee and said that he had been sad to witness
the deterioration of the site and delighted that it had been bought by a local
family who intended to restore the buildings.
The proposals maintained the surviving fabric of the buildings with
sensitive additions. In the past, these were practical buildings that had been
reconfigured according to need. This had
led to a mixture of styles and the plans were in keeping with this.
Martin Leay, an environmental planning advisor, spoke on
behalf of 2 objectors to the application due to the inappropriate style of the
new buildings that did not maintain the character of the site. The proposals represented significant growth
in the residential curtilage due to extension of the listed building and failed
to respect the historic building. The
report did not set out the reasons why the comments made by the Conservation
Officer had been ignored. He concluded
that the application was contrary to policy, set a precedent to ignore the
advice of the Conservation Officers and did not fulfil policy requirements and
that a more sympathetic scheme should be encouraged.
Mr Bob Edwards, Director of a heritage consultancy, was
commissioned to prepare a heritage statement in respect of this proposal. He stated
that this was an example of a rare farmstead type group of buildings. All of the internal fixtures and fittings of
the late 18th century farmhouse had been lost and he did not consider that the
bedroom extension impinged on the heritage value of the site. He stated that
the Listed Building Consent was about managing change and referred to
paragraphs 189 and 190 of the NPPF. He
advised that the Conservation Officer's pre-application comments made before
the heritage statement had been prepared had not altered. However, the report
recommendation was based on a balanced judgement having regard to paragraph196
of the NPPF, that the public benefit outweighed the harm to the buildings.
Anthony Butler, Vice-Chairman of Powerstock Parish Council,
addressed the Committee in support of the application. The proposal represented a modest, low impact
approach that preserved the sense of scale of the site, combining old and new
elements and using traditional materials to maintain a simple understated
scheme. He welcomed the fact that this
would become a sustainable family home rather than holiday cottages or a
museum.
Cllr Tony Alford, Dorset Council Ward Member for Eggardon,
addressed the Committee in support of the application, saying that the
farmstead was original and unique in having an organic layout with no formal
courtyard or garden area and there would be no question of setting a precedent
in this case. It was clear that the buildings had changed style and shape and
been repurposed over the years. This
application represented further evolution of the site using materials in
keeping with the existing buildings. No
new dwellings were being created and use as a single dwelling was by way of
condition. The method statement in the Listed Building Consent provided the
Planning Authority with the control it needed to ensure that the correct
materials were used in the restoration.
A statement in support of the application by Sophie Perkins
was read aloud by the Vice-Chairman in which she described the area and aspects
of the views of the objectors, referring to previous uses of the farm
buildings.
Crispin Weston, addressed the Committee on behalf of the
applicant, stating that the proposals had been developed in a slow and measured
way. A Heritage Consultant specialising
in farmsteads and an architect who worked on listed buildings had been
commissioned to work on the proposals. The cottage was a late 19th century
converted animal shelter as the original house had been destroyed in a fire
leaving only the smaller buildings intact.
The bedroom extension represented a modest 23% increase and the
proposals would secure Sort's long-term future.
The concerns of the Conservation Officer had been mitigated by planning
conditions and the only objection had been by a neighbour who lived 1/4 mile
away out of view of the buildings. The
desire was to turn the buildings into a family home and restore them as soon as
possible.
Members asked about the Conservation Officer's comments in
relation to the bedroom extension in paragraph 13.1.3 of the report.
The Senior Planning Officer stated that the buildings were
poorly constructed and had not been maintained so were difficult to use as
modern living accommodation. The bedroom
extension therefore enabled the development by providing an adequate level of
accommodation for the Sort Cottage that would bring the building back to life,
whilst retaining as much of the historic fabric as was reasonable and ensuring
that reinstatement of the buildings became a worthwhile investment.
Members highlighted the evolving nature of the farmstead and
noted that the existing buildings did not conform to a particular pattern as
they had been altered to fit different uses in the past. They asked about the bridges on the site, one
of which had collapsed, and were reassured that these would be preserved and
rebuilt in a sympathetic manner by way of condition on the Listed Building
Consent.
Proposed by Cllr Nick Ireland, seconded by Cllr Louie
O'Leary.
Decision: That the application be granted subject to the conditions. outlined in the appendix to these minutes.
Supporting documents: