Agenda item

Conversion of redundant barn to a single dwelling unit with a front projecting extension to create an entrance hall, with also a detached garage and store outbuilding. (As amended and clarified by revised materials, roof light details and structural report received 15 September 2023 and as further clarified by revised structural repair details and drawings 2127-05B and 2127-08 accompanying agent's email dated 5 June 2024).

The committee considered planning application P24/S2544/FUL and listed building consent application P24/S2545/LB for the conversion of redundant barn to a single dwelling unit with a front projecting extension to create an entrance hall, with also a detached garage and store outbuilding. (As amended and clarified by revised materials, roof light details and structural report received 15 September 2023 and as further clarified by revised structural repair details and drawings 2127-05B and 2127-08 accompanying agent's email dated 5 June 2024). on Land at Court House, Toot Baldon, OX44 9NG.

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting. 

The planning officer introduced the report and highlighted that a correction was required to the report in that a neighbour comment included at the end of page 120 of the agenda pack related to another application and should be removed. The planning officer informed the committee that the applications sought planning permission and listed building consent for the extension and conversion of a barn to a three bed dwelling. The planning application also included the erection of a three bay outbuilding housing a double garage and store on the ground floor and a studio/storage area above.

The planning officer informed the committee that the applications were referred to committee due to the objection of the parish council. She informed the committee that the barn was curtilage listed to Court House Farm and lay within the Toot Baldon conservation area and within the Oxford Green Belt. The planning officer advised that the conversion of the barn was acceptable in policy terms with the site being located in within the settlement of Toot Baldon and surrounded by other buildings.

Addressing the concerns of the neighbour and parish council in relation to the size of the outbuilding and the relationship to the neighbour’s garden the planning officer advised that the outbuilding lay to the north of the neighbour and would therefore not block sunlight. In addition to this she advised that the outbuilding was located 10 metres from the side wall of the neighbouring property and neighbour privacy had been protected by ensuring that windows in the side elevations with the potential to overlook were obscure glazed.

The planning officer concluded by stating that planning permission and listed building consent had already been granted on the site for a similar proposal with the only difference being the proposed size of the outbuilding. Both the planning application and listed building consent application were recommended for approval.

Andy Speight spoke on behalf of Toot Baldon Parish Council, objecting to the application.

Carole Trinder spoke objecting to the application. 

Ian Mills, the agent representing the applicant, spoke in support of the application.

The committee asked the planning officer to confirm if there had been discussions about the orientation of the garage/outbuilding  so as to ensure less impact on the neighbour and, in their view, better access to the garage. The planning officer confirmed there had been no discussions with officers on this point.

A motion, moved and seconded, to approve the listed building consent application was carried on being put to the vote.

The committee were content that in the absence of any objections listed building consent to convert the barn should be granted.

A motion, moved and seconded, to approve the full planning application fell on being put to the vote.

Some members reflected that the officers report clearly addressed the concerns raised by the neighbours. Other members were concerned that the proposed garage was too large and overbearing. The committee noted this was an on balance decision. The committee felt the design was formulaic and did not recognise the impact on the neighbour. The committee commented that the applicant owned more land upon which the garage could be located, they were not constrained to this spot.

As well as recognising the harmful neighbour impact of the garage, the committee noted that the size and massing of the proposed garage relative to the listed building and within the conservation area was inappropriate.

A motion, moved and seconded, to refuse the planning application was carried on being put to the vote.

RESOLVED: to approve listed building consent application P24/S2545/LB subject to the following conditions:

1. The works to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission.

Reason: By virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004.

2. That the works hereby approved shall be carried out in accordance with the details shown on the following approved plans, 2127- 05B, 2127-08, 2127-06, 2127-JD2, 2127-07, 2127-01, 2127-03 and 2127-JD1,- Door Detail 2127-JD2- Window detail 21277-JD1- Rooflight detail GGLEDJ-0114-1103- Truss Section & Joist Layouts 2127-08- Site elevations and floor plans proposed2127-05B- Revised Structural Repairs Statement of June 2024- Revised Proposed materials list.except as controlled or modified by conditions of this permission.

Reason: To secure the proper planning of the area in accordance with Development Plan policies.

3. Details, including drawings as necessary, in respect of the following, shall be submitted to and approved in writing by the Local Planning Authority before the relevant part of the work has begun:a) Specifications for all insulation materialsproposed. (wall, roof, floor)b) Details of vent/extractor terminals (eg.toensuite bathroom, kitchen etc) Thereafter the works shall be carried out in accordance with he approved details.

Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 of the South Oxfordshire Local Plan 2035.

4. In the event of any additional works of timber repair or replacement being identified during the course of works, details including drawings and written specifications shall be submitted to the Local Planning Authority and approved in writing prior to undertaking those works of repair or replacement. Thereafter the works shall be carried out in accordance with the approved details.

Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 of the South Oxfordshire Local Plan 2035

5. The exterior of the works hereby permitted shall only be constructed in the materials specified on the revised materials list hereby approved or in materials which shall previously have been approved in writing by the Local Planning Authority.

Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 of the South Oxfordshire Local Plan 2035.

RESOLVED: to refuse planning application P24/S2544/FUL for the following reasons:

1.    That, having regard to the size, location and massing of the proposed detached garage/outbuilding and its relationship to 12 Toot Baldon, the proposal represents an overbearing and oppressive form of development that would detract from the residential amenity of the occupants of 12 Toot Baldon. As such, the proposal is contrary to Policy DES6 of the adopted South Oxfordshire Local Plan 2035.

2.    The site lies in the Toot Baldon Conservation Area and within the setting of Court Farm, a grade II listed building.  Having regard to the size of the proposed detached garage/outbuilding in relation to the size of the existing barn, its location and design, the proposal represents a disproportionate form of development that would be a dominant and overbearing feature on the site which would harm the character and appearance of the conservation area and the setting of the listed building. The harm identified is not outweighed by the public benefits as a smaller building of an alternative design and different siting would be more appropriate. As such, the proposal is contrary to Policies DES1, DES2, ENV7 and ENV8 of the adopted South Oxfordshire Local Plan 2035