1.
Site Description
1.1
The application premises comprise a former agricultural field barn, now converted to
residential use. The site is located on rising land to the south side of the village of
Coniston Cold, within the village Conservation Area. The barn is a large, rectangular
free standing structure, and is of traditional stone construction.
1.2
Access to the site is from a tra ck commencing at the rear of Lowlands Farm,
adjoining the A65. The site itself is bounded by Banks Farm to the west; open
countryside to the south and east; and a narrow belt of trees to the north west, which
separates the barn from modern houses on lower land beyond.
2.
Proposal
2.1
The erection of a “sun-room” extension to the rear elevation of the building. It would
be sited at the north-west corner of the original barn and form a predominantly stone,
lean-to style structure, with 6 stone surround windows; three rooflights; and a glazed
door.
3.
Planning History
3.1
5/19/65/A – Conversion of barn to dwelling and construction of access track,
conditional approval 4th April, 1997.
4.
Planning Policy Background
4.1
PPG1 “General Policy and Principles”; PPG15 “Planning and the Historic
Environment”.
4.2
North Yorkshire County Structure Plan: Policy E4.
4.3
Craven District Local Plan: Policy BE11 “Development in Conservation Areas”;
Policy H20 “Extensions to Existing Dwellings.
5.
Parish/Town Council Comments
5.1
Coniston Cold Parish Council: “Strong objections – architecture out of keeping with
the rear elevation of barn. At time of original consent considerable consideration was
given to any windows overlooking the residences below. This does overlook the
residences below.”
6.
Consultations
6.1
No technical consultations required.
7.
Representations
7.1
None.
8.
Summary of principle planning issues
8.1
Whether the proposed extension would have an unacceptable effect on the existing
character and appearance of the building, or the designated Coniston Cold
Conservation Area.
8.2
The effect of the development on the amenities of the occupants of the nearby
dwellings at Sarah’s Croft.
9.
Analysis
9.1
The original barn was a substantial, plain rectangular building with minimal openings
and uncluttered by additional structures other than a nissan hut attached to the east
gable. The architectural details of the conversion of the barn were carefully
controlled to ensure the character and appearance of the main structure were
retained. Few new openings were allowed, and no extensions were permitted except
to replace the nissan hut with a sympathetically designed garage.
9.2
With regard to the potential overlooking of the houses on Sarah’s Croft (referred to by
the Parish Council) although the distance between properties is sufficient to meet
normal standards for privacy, at the time of the conversion application the number
and position of new openings were strictly controlled to take account of the elevated
position of the barn. It is unlikely that the current proposals would have been
approved as part of the original application, and although the overlooking is not so
significant to warrant refusal of the application on its own, it is a further concern
which mitigates against approval.
9.3
In conclusion, it is considered that the proposed extension would form a visually
incongruous addition to the building, which would harm the special interest of the
Coniston Cold Conservation Area.
10.
Recommendation
10.1
Refusal of the application is recommended.
11.
Reasons for Refusal
11.1
The proposed sun room would by reason of its incongruous design and siting be out
of keeping with the simple form and character of the former agricultural barn, and in
the opinion of the District Planning Authority would represent an unsatisfactory type
of extension detracting from the special character and appearance of the Coniston
Cold Conservation Area.