ITEM NO: 08
APPLICATION FOR LISTED BUILDING CONSENT REF: 05/02104/ELBC
SITE ADDRESS: PARKHILL FARM ABBEY ROAD NEWBURGH
PROPOSAL : ALTER AND EXTEND STEADING, MILL AND FARMHOUSE TO
FORM 15 HOUSES, (DEMOLISH PORTAL FRAME BUILDING)
AND FORM ACCESS AND PARKING - CAR PORTS
APPLICANT: MEADOWSIDE RESIDENTIAL LTD ST RONANS ST RONANS
DRIVE KINROSS
CONSULTATIONS
Central/North Fife Preservation
Society
Historic Scotland
No comments received
Mill Building- Principle of conversion acceptable, but more of existing machinery must be retained.
Consideration also needs to be given to retaining solid boarded side hung casements at the windows on the west elevation as external details. The current proposal is to retain them as internal shutters and glaze the exterior.
Farmhouse- Current proposals tidy up much altered property this is considered to be a positive development.
Steading- Principle acceptable and of restoration of north range. The proposed design of the north range does not reflect the simplicity of the other ranges and
HS suggest removal of clock tower, canopies on the south elevation, simplification of the central arch, simplified detailing or complete removal of the gable outshots, and removal of the wallhead gable at the east return elevation. Elsewhere the number of dormers should be reduced, and where arches are to be infilled they should be done so with the minimum of structural supports and maximising glazing set back to the plane of the inside wall.
All rooflights should be of the conservation type, and rainwater goods should be cast iron. Existing windows should be retained and repaired where possible. On the farmhouse doors and windows should have a traditional paint finish although not necessarily white. The mill currently has the remains of a dark red paint scheme and it would be appropriate to reinstate this.

Scottish Civic Trust No objection in principle however object to stone wallhead dormers on north east range, number of rooflights, provision of gardens and car ports in proposed courtyard area.
REPRESENTATIONS
One objection has been received from the Scottish Civic Trust on the following grounds:
- inappropriate stone gable on north east elevation
- too many dormers
- porches on units 6 and 9 should be removed
- too many rooflights on south east and south west roof slopes
- car ports inappropriate in courtyard
- courtyard should be open plan without garden boundaries delineated
STATUTORY POLICIES AND APPROVED GUIDANCE
Memorandum of Guidance on Listed Building and Conservation Areas
Fife Structure Plan 2002
Policy B1 Built Heritage
Policy B3 Archaeological Protection
Tay Coast Local Plan 1998
Policy E5 Listed Buildings
Policy E17 Ecological, Scientific, or Heritage Impact
National Guidance
NPPG 18 Planning and the Historic Environment
PLANNING SUMMARY
1.0 Planning Summary
1.1 The building is a large traditional stone steading and mill complex situated in the countryside approximately one mile outside Newburgh. The much altered farmhouse is also included in the redevelopment proposals. Currently a large corrugated sheet cattle byre encloses the central courtyard. Its northern end forms the north end of the steading courtyard which was previously demolished. The mill building is distinctive in that it is very well preserved and contains virtually all of the original internal water mill machinery and externally the remains of the waterwheel on the south elevation of the building. The buildings are roofed with a mixture of clay pantiles and natural slate. The Pow Mill burn runs adjacent to the site to the west side of the mill building. The original mill pond and lade lie to the south of the site.
The lade crosses under the road and empties into a sink hole immediately next to the mill building before returning to the adjacent burn at a lower level.
1.2 The current proposal is for the conversion and alteration of the existing steading buildings, the refurbishment of the existing farm house and the conversion of the existing mill building to form a single dwellinghouse. The alterations to the steading would involve the erection of a new wing along the north side of the courtyard to replace the north gable of the cattle byre; this is proposed to be constructed to match the scale and character of the existing steading. A small extension would be constructed along part of the west elevation where a previous lean-to extension existed. Within the middle of the steading the site would accommodate landscaping and parking with pergola style car ports erected.

1.3 The fields and hard standing immediately around the steading would be landscaped and used for garden amenity space. A large paddock to the north of the site between the steading and the reed bed sewage treatment works would be laid out as a communal amenity play space.
1.4 The building is a category B listed building the application will require to be referred to
Historic Scotland for formal clearance. A concurrent application for planning permission reference 05/02125/EFULL is also on this agenda.
1.5 The application is considered to be a departure from the development plan and has been advertised accordingly. As less than 10 objections or representations have been received in connection with this application a departure hearing is not required for this proposal.
2.0 Planning Assessment
2.1 The determination of this application should be made in accordance with the development plan unless material considerations indicate otherwise. The issues to be assessed are:-
Principle of Development
Design
Archaeology
Representation
Principle of Development
2.2 The adopted Tay Coast Local Plan 1998 and Fife Council’s reflect the policy framework of the Structure Plan.
2.3 The proposal is for the conversion of the existing traditional buildings on the site and the erection of a replacement range following demolition of the modern profile sheeted cattle court in a similar style to the original building utilising natural stone and roof tiles to match the existing building. Policy B1 of the Fife Structure Plan states that development will be supported where it does not adversely affect the character of listed buildings and their settings. Policy E5 Listed Buildings of the Tay Coast Local plan ensures new development affecting listed buildings conforms to the highest standard of design.
2.4 Policy B3 of the Fife Structure Plan ensures appropriate mitigation measures are incorporated into development which may impact on sensitive archaeological sites.
2.5 As the proposal is for a conversion of an existing steading, and will retain and incorporate existing historic details including the mill wheel and internal machinery as well as utilising natural stone finishes the proposal is considered to comply with the relevant policy provision regarding listed buildings.
Design
2.6 The proposal is for the renovation and conversion of the existing buildings on the site. An extension to the existing buildings would reinstate the north range of the original steading demolished some years ago which was replaced with part of a profile sheet roofed cattle court. The new build element of the proposal would be finished in natural stone and traditional materials to match those of the existing steading.

2.7 Historic Scotland are on the whole satisfied with the proposal however they have raised some concern regarding the details of the proposed development relating principally to the number of dormers on the roof of the north east range and the formation of stone dormer details. It is considered however that the overall benefits of ensuring the long term protection of this important listed building including the developer’s agreement to retain the most significant internal existing mill machinery, the overall scheme is on balance of an acceptable standard and respects the character of the simple stone steading. As the building is a category B listed structure the application will require to be referred to Historic Scotland for clearance if approved.
2.8 Conditions ensuring the use of natural stone and the preservation of the internal machinery of the mill can be added to any consent. Historic Scotland have suggested that all timberwork be painted rather than stained. Historic Scotland also require clarification and confirmation as to how the windows of the converted mill building will function, conditions can be added to any consent to address these issues.
Archaeology
2.9 Fife Council's Archaeologist has indicated that an archaeological watching brief would be required as part of any development, due to the proximity, and historic context of Lindores
Abbey. A condition can be attached to any consent securing the provision of an archaeological watching brief for the development of the site.
Representations
2.10 The Scottish Civic Trust has raised concerns regarding a number of issues relating to the design of the proposed conversion including the number of dormers and roof lights and the provision of parking within the proposed courtyard area. Historic Scotland has commented on the proposal and subject to conditions are satisfied at the standard of design of the proposal.
3.0 Conclusion
3.1 The proposal involves the conversion of elements of long life, traditional buildings, and an extension which reinstates a wing of the original steading, albeit in a more contemporary style, but using traditional materials. As a consequence the proposal would meet the policies of the Fife Structure Plan and the Tay Coast Local Plan in relation to developments affecting listed buildings, therefore the proposal is recommended for conditional approval.
RECOMMENDATION:
A.
B.
HISTORIC SCOTLAND CLEARANCE REQUIRED.
Approve subject to the following condition(s):-
1. BEFORE ANY WORK STARTS ON SITE, details of the specification and colour of the proposed external finishes shall be submitted for approval in writing by this Planning
Authority.
2. All new and/or replacement rainwater goods shall be in cast iron.

3. The developer shall allow access at all reasonable times to any archaeologist/archaeological organisation approved by this Planning Authority and shall allow them to observe work in progress and record items of interest and finds. Notification of the commencement date, site contact person and name of archaeologist/archaeological organisation retained by the developer shall be submitted in writing not less than 14 days before development commences.
4. All stone details shall be constructed in natural stone of a colour and coursing to match the existing stonework.
5. A photographic survey shall be undertaken of all existing machinery within the former mill building prior to work commencing. The survey shall be submitted for the prior written approval of Fife Council as Planning Authority before works commence on site.
6. Exact details of all machinery to be retained within the former mill building shall be submitted for the prior written approval of Fife Council as Planning Authority before works commence on site. Thereafter the machinery shall be retained in situ and appropriately protected during construction works.
7. Unless otherwise agreed in writing with Fife Council as Planning Authority all timber window details, and timber work shall be painted not stained a dark red colour the exact details of which shall be submitted for the prior written approval of Fife Council as Planning
Authority.
8. Exact details of the proposed windows of the former mill building shall be submitted to Fife
Council for the prior written approval of Fife Council as Planning Authority before work commences on site, clearly indicating how the existing half timber shutters are to be incorporated into the proposed window design.
Reason(s):
1. In the interests of visual amenity; to ensure that the external finishing materials are appropriate to the character of the area.
2. In the interests of visual amenity; to ensure that the development does not detract from the character and appearance of the immediate area.
3. In order to safeguard the archaeological heritage of the site and to ensure that the developer provides for an adequate opportunity to investigate, record and rescue archaeological remains on the site, which lies within an area of archaeological importance.
4. In the interests of visual amenity; to ensure that the external finishing materials are appropriate to the character of the area.
5.-8. In the interests of visual amenity; to ensure that the proposed development does not detract from the character and appearance of this Category B Listed Building.
BACKGROUND PAPERS
The documents, guidance notes and policies referred to in “Statutory Policies and Approved
Guidance”.
Report prepared by Alastair Hamilton, Planner