RECEIEVED
AT
40966 1 36134
12111/2003
clo AGENT
CERTIFICAT
Anthony Short & PartnSfs
A
34 Church Street
PROPOSED LAND t
Tel No.
01335342345
EXISTING LAND US
TeiNo.
|                                                                  |           | PREVIOUS   |  APP    |
|------------------------------------------------------------------|-----------|------------|---------|
| NOf!:fIlIl,change                                                | of        | use        | "       |
| AP/.'l.                                                          | tyPE      |            |         |
| Conversion                                                       | of        | barn       | to      |
| PROPOSAl..                                                       |           |            |         |
| LOCATION                                                         | Barn      | at         | Higg    |
| PLANNING                                                         |           |            |         |
| OFFICER                                                          |           |            |         |
| John                                                             | Keeley    |            |         |
| PARISH                                                           | TCP3      | DRAFT      |         |
| I-,-AD-V-E-RT-D-A-T------------LA-S-T-A-D-VE-R-T-D-A-TE-------11 |           |            |         |
| Cf-                                                              |           |            |         |
| '2                                                               |           |            |         |
| o~                                                               |           |            |         |
| DELEGATED                                                        |           |            |         |
| No                                                               |           |            |         |
| CONSTRAINT(S)                                                    | Overhead  | cable      |         |
| Piol                                                             | File      | Boundary   |         |
| Public                                                           | Rights    | of         | Way     |
| 3132                                                             |           |            |         |
| 11323                                                            |           |            |         |
| Footpath                                                         |           |            |         |
| D~TEREPLY                                                        |           |            |         |
| -t                                                               |           |            |         |
| /2../0'3>                                                        |           |            |         |
| !                                                                |           |            |         |
| lJl;I~'                                                          |           |            |         |
| DEEMED                                                           |           |            |         |
| REFUSAL                                                          | DATE      |            |         |
| 0610112004                                                       |           |            |         |
| DATE                                                             | SENT      |            |         |
| 18/11/2003                                                       |           |            |         |
| 1211112003                                                       |           |            |         |
| 1211112003                                                       |           |            |         |
| CONSUl"TATIO                                                     |           |            |         |
| Fawfieldhead                                                     | Parish    | Council    |         |
| Staffordshire                                                    | County    | Surveyor   |         |
| Staffordshire                                                    | Moorlands | District   | Council |
| 13                                                               | WEEKS     |            |         |
| DATE                                                             |           |            |         |
| 1110212004                                                       |           |            |         |

## Enforcement Record Card

This card should be filed immediately in front of the decision notice which in turn should be in front of a set of approved plans.

The following amendments have been formally agreed by the planning officer since the issue of the decision notice:
The following conditions have been formally complied with since the issue of the decision notice:

## Site Visit Record

INSP
PROGRESS
| KEY     |  DATES TO NOTE   |
|---------|------------------|
| KEY     | FACTORS TO WATCH |
| DATE    | DETAILS          |
| DETAILS |                  |

Tel: 01629 816200
Fax: 01629 816310
E-mail: aldern@peakdistrict-npa.gov.uk
Web: www.peakdistrict.org
Minicom: 01629 816319
Aldem House. Baslow Road. Bakewell. Derbyshire. DE45 lAE
                                                                                                                                       -
                                                                                                  NATIONAL PARK AUTHORITY

To:
Mrs G Simpson clo Anthony Short & Partners
34 Church Street Ashbourne Derbyshire DE61AE
THIS NOTICE RELATES TO PLANNING CONTROL ONLY, ANY OTHER STATUTORY CONSENT
MUST BE OBTAINED FROM THE APPROPRIATE AUTHORITY

## Town & Country Planning Acts & General Development Order

In pursuance of the powers vested in the Peak District National Park Authority under the above Acts and Order, and with reference to your appliCation for change of use planning permission, details of which are as follows:

Office Code No.
Date received:
Proposal:
NP/SM/1103/0783
12 November 2003
Reinstatement of residentiai use of cottage and conversion of part of
bam to holiday cottages.
Bam at Higg Lane
Fawfieldhead
Location:
Parish:
../

## The Decision

NOTICE IS HEREBY GIVEN THAT PERMISSION FOR THE PROPOSED DEVELOPMENT in the manner described on the application and shown on the accompanying plans and drawings is REFUSED for the following reasons:
.

## •

The National Park Authority has a statutory purpose under the Environment Act 1995 to conserve and enhance the natural beauty, wildlife and cultural heritage of the National Park and to promote opportunities for understanding and enjoyment of the Park's special qualities. Where these aims conflict, the conservation of the Park takes precedence.

In pursuing them, the Authority has a duty to foster the economic and social well being of local communities. Consequently it is the policy of the Authority, as set out in the Development Plan (consisting of the 1994 Structure Plan and the 2001 Local Plan), to ensure that the valued characteristics of the National Park will be conserved and enhanced now and for future generations. [Structure Plan (SPP), GS1 and Local Plan {LPP} LC4].

The Authority's specific Conservation and Housing policies generally restrict new residential development to within existing towns and certain villages designated in the Local Plan.

This is to protect the open character of the countryside and ensure the economic provision of public and social services (SPP-C2).

These policies however do allow for the residential conversion of suitable traditional bUilding in the open countryside to dwellings that are necessary for agriculture, forestry, tourism (SPP RT1, 3) or exceptionally to meet local needs for affordable housing (SPP HC1, 2). To comply with the local need policy that the resultant dwellings must meet an identified local need, be affordable by those on low or moderate incomes and be of a type and size that will remain affordable (SPP -HC1, HC2, HC3 &LPP - LH 1, LH2).

In this case, the barn is sited in the open countryside and is a prominent traditional building of vemacular, but no special architectural merit. The proposal is effectively for the conversion of the building into two Continued over unrestricted dwellings, which in this location is unaccaptable as it is wholly incompatible with Development Plan policy C2.

The information advanced In support of the proposal did not justify any exception to this policy. The applicants claimed that the dwellings could be either rented for holiday use or for local needs (HC2, LH1 and LH2). The applicants themselves however are not considered to be in need of housing due to their ownership of Hulme House Farm.

In addition, no details of any wider community local need for the dwellings was advanced in support of this claim and consequently in the absence of a local need the proposal is contrary to the housing policy. In addition, the resultant dwellings were considered unlikely to be affordable In line with policy due to their scale, curtilage size and attractive rural location.

Acceptance of this proposal in the open countryside without proper justification would therefore have been clearly contrary to the adopted policies of the Authority. (SPP - GS1, C2, HC1, HC2, HC3, and LPP - LH1, LH2).

For holiday accommodation Policy RT3
states that development which provides for tourist accommodation will normally be permitted prOVided that it involves extension or improvement of existing built accommodation, or acceptable conversion of traditional buildings.

Local Plan Policy Lca allows for conversions of buildings of historic or vernacular merit provided they can accommodate the new uses without changes that would adversely affect its character or setting.

This barn is a simple vernacular building located on a prominent and open site next to the public road.

The physical changes necessary to both the bUilding itself and its immediate setting for its conversion to two dwellings would seriously detract from the simple character and appearance of the barn and its rural.'
setting. It would introduce two prominent new residential dwellings into the open countryside which would unacceptably consolidate existing sporadic development in the vicinity without any overriding justification for such a policy exception. Acceptance of the submitted proposal would therefore seriously detract from the attractive and generally open character and appearance of the surrounding farmland to the detriment of the National Park landscape (SPP, C2 and C5). This would be contrary to the Authority's Development plan policies and its primary aim to preserve and enhance the National Park landscape.

## Statement Of Applicants Rights Arising From The Refusal Of Planning Permission Or From The Grant Of Permission Subject To Conditions Appeals To The Secretary Of State

If you are aggrieved by the decision of your local planning authority to refuse permission for the proposed development or to grant it subject to conditions, then you can appeal to the Secretary of State for the Environment under Section 78 of the Town and Country Planning Act 1990.

If you want to appeal, then you must do so within 3 months of the date of this notice, using a form which you can get from the Planning Inspectorate at Customer Support Unit, Temple Quay House,
2 The Square, Temple Quay, Bristol BS1 6PN, telephone No. 0117 372 8810 or www.planninginspectorate.gov.uk .

The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay In giving notice of appeal.

The Secretary of State need not consider an appeal if it seems to him that the local planning authority could not have granted planning permission for the proposed development or could not have granted it without the conditions they imposed, having regard to the statutory requirements. to the provisions of any development order and to any directions given under a development order.

In practice, the Secretary of State does not refuse to consider appeals solely because the local planning authority based its decision on a direction given by him.

## Purchase Notices

If either the local planning authority or the Secretary of State for the Environment refuses permission to develop land or grants it subject to conditions, the owner may claim that he can neither put the land to a reasonably beneficial use in its existing state nor render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted.

In these circumstances, the owner may serve a purchase notice on the Council (District Council.

London Borough Councilor Common Council of the City of London) or, where the land is situated in a National Park, the National Park Authority for that Park in whose area the land is situated.

This notice will require the Council or Authority to purchase his interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990.

## 2. Full Application - Conversion Of Barn To Two Cotiages, Barn At Higg Lane, Fawfieldhead *(Np/Sm/1103/0783,* P.11323, 12.11.03,40966 36134/Jk)

Higg Lane is a minor lane in the open countryside to the west of Brund. The application relates to a traditional two storey agricultural'building located on the east side of the lane close to the group of isolated cottages known as Lane End.

A public footpath passes the north side of the building along with a small tributary stream to the River Manifold located 80m away.

Although the building has been in agricultural use for some considerable time, the external appearance of the western end of the bUilding shows evidence of having contained a residential use in the past.

That residential use has however long since been abandoned and the lawful use of the building is now considered to be an agricultural barn. The barn is in good repair having been refurbished prior to the recent applications.

The barn has a lengthy planning history including a Member site visit.

## History

1992 - informal advice stated a residential use was unlikely as this would be contrary to policy. It advised conversions in the open countryside were required by policy to meet either an agricultural need or provide an affordable dwelling to meet a proven local need.

## •

2000 - refusal of permission to convert the barn to a dwelling for this applicant on housing policy and landscape grounds.

2001 - refusal for the conversion of the barn with alterations to forma dwelling following a committee site visit.

2001/02 - lengthy exchanges of correspondence with applicant to explain reasons for refusal and procedures. Firm advice given that an appeal is the most appropriate way forward.

2002 - refusal for reinstatement of residential use and conversion of part of barn to holiday cottage.

.

## Proposal •

The conversion of the barn to form two cottages. Plans show a 2 bed house in the roadside end and a one bedroom house in the east end.

The central ground floor bay of the barn is shown retained as storage.

All existing openings are being reused with no new openings.

Outside a roughly triangular area of land stretching southwards down the lane side would be separated from the field to provide the main area of domestic curtilage. At the rear a further narrow strip of land up to the line of the footpath is shown separated from the field.

A new vehicular entrance and access drive is proposed south of the barn with the existing vehicular access closed.

The existing pedestrian access is retained.

A proposed septic tank is shown in.the southern curtilage.

The proposed garden area is shown simply treated with stone flagged paths and a crushed stone driveway. No details are on the plans of the boundary treatment.

## Consultations

Highway Authority - no objections subject to conditions.

District Council - no reply to date.

Parish Council - local needs housing.

Councillors express their support as it will enable a local family to remain in the area.

Environment Agency -
not consulted on current application but previous comment on last scheme for two dwellings was, The site lies next to a small tributary of the River Manifold and
80m from the river itself.

The applicant will need to carry out a flood risk assessment.

The Agency has no recorded information of flooding in this location but it will be prudent to ensure floor levels are at least 600 mm above highest known flood event.

Notes foul drainage is to septic tank and states that Circular 3/99 advises applications for septic tanks be accompanied by an Environmental Assessment of the site's suitability for a septic tank, Provided the assessment, shows the proposal will not lead to a significant environmental problem then the agency would have no objections to the proposals, In the absence of an assessment recommends condition requiring prior approval of a scheme for the provision of foul drainage works before works commence,

## Main Policies

Relevant Structure Plan policies include: GS1, C2, C5, C9, C14, HC1, HC2, HC3, RT1, RT3, T1, T8, T10, T11,

•
Relevant Local Plan policies include: LC4, LC8, LC12, LH1, LH2, LR1, LR6, LT11, LT22, LT20,

## Comment

This further resubmission now for two cottages essentially raises the same issues as the previous applications which include important policy issues,

## Agent'S Supporting Statement

In summary this states that:

1,
The domestic use of the west end of the barn ceased some 45years ago,
3,
The barn is redundant and a new use needs to be found to secure the buildings future,
4.
The barn is in an Environmentally Sensitive Area and considered to contribute to the local
landscape,
2,
The applicant's farm nearby at Hulme House Farm where they have all the buildings they
need for the farm business.
•
5,
The current application makes minimal change to the external envelope and has a
restricted cartilage,
6,
The scheme makes iittle impact on the local landscape,
7,
"It is most likely that the cottages would be rented out as holiday accommodation, but
designation as domestic accommodation would enable local people to rent affordable
accommodation if the need arose",
.
8,
Access is improved.
9.
Conversion makes sensible use of an otherwise redundant building to give the applicants
an additional income in years to come when farming may become more difficult for them,

## Policy Considerations

The site lies in the open countryside where the Development Plan policy (C2) restricts new development essentialiy to that which is necessary for the proper functioning of the countryside.

New residential development is generaliy restricted to dweliings' that are necessary for and restricted to the practice of agriculture.

There is no evidence submitted in this case to substantiate any agricultural need.

The recreation and tourism policy RT3 can aliow for the provision of tourist accommodation by acceptable conversion of traditional buildings. Local Plan Policy Lca provides the detailed policy guidance conversions must meet to be acceptable.

Exceptionaliy, the policy can also aliow for the conversion of suitable traditional buildings in the open countryside to provide affordable housing to meet local needs. This is however subject to the tests in policies LH 1 & 2 being fuliy met and providing that the character and setting of the building is not adversely affected.

In practice, however, such conversions are rare due to the costs involved and the adverse landscape impact.

This results in most conversions being confined to farmstead groups whether the use is for local needs, holiday accommodation or agricultural worker's dweliings.

The policy is clear that new unrestricted dweliings in the open countryside whether by new build or conversion will not be permitted.

•
In this case the application states the proposal is for two cottages that could be either rented for holiday use or to meet local needs. The application is not supported by any statement of need for either local need or an agricultural case and must therefore be regarded as an application for unrestricted dweliings.

As such the proposal is contrary to the Authority's fundamental conservation and housing policy and is recommended for refusal.

'
The supporting letter mentions holiday and local need use and it would therefore be appropriate to consider those uses in this report.

The policies aliow in principle for conversions to holiday use and demand seems high stili for accommodation in certain parts of the Park.

Apart from the landscape impact issues, remote conversions away from local services and a supervisory dwelling can also present problems in letting and servicing.

•
No details of any local need for affordable housing have been submitted other than the possibility that the converted building could meet such needs in future. The applicants have not offered to accept an occupancy condition and no information of affordability/valuations has been sUbmitted.

An unrestricted house in this location would clearly not be affordable to local people on low to moderate incomes, although it would be affordable in the first instance to the applicants.

The applicants themselves are now past retiring age and in previous applications they have expressed a strong desire to semi-retire into this barn and reduce their land to a smali holding extending to 20ha, which they would run from the barn.

They currently live at Hulme House Farm some 375m to the south.

This is a 54ha (133 acres) farm with a large and attractive Grade II listed farm house and traditional outbuildings. The applicants themselves are therefore stili not considered to be in housing need to justify an exceptional approval under the Authority's local need policy due to their ownership of Hulme House Fanm.

Only an unrestricted approval would enable them to occupy.the building.

## Design & Landscape Considerations

Plans show a sensitive conversion utilising ali existing openings and minimum change.

However, a full time residential use in the barn would significantly alter its simple appearance, character and setting as a result of the physical changes to the building itself, its setting from the creation of the garden and parking area together with the increased. intensity of use from agricultural barn to two dwellings.

Although it would give the barn a new use, preserving its future, it would do so at the expense of destroying the existing barn's valued character, appearance and setting. Acceptance of the proposal would represent an unnecessary intrusion of residential development into the .countryside which would further erode its valued open character without exceptional justification. The proposal is therefore open to design and strong landscape objections.

## Human Rights

Any human rights issues have been considered and addressed in the preparation of this report.

t the application be REFUSED for the following reasons:
Contrary to conservation and housing policy:

(a)
Applicants not in need. No other details of local need.
'
Conversion would not be affordable.
(b)
2.
Landscape
grounds:
Adverse
effect
upon
character
of
the
locality
from
v'"
conversion.
3.
Design grounds.
Adverse effect upon valued character of barn from residential
conversion.
List of Background Papers (not previously published)
Nil Title:
Conversion of barn to two cottages, barn at Higg Lane, Fawfieldhead N
A
23/01/04
2
11323
NP/SM/1103/0783
4096636134
Committee Date:
Item number:
P File number:
Application number:
Grid reference:

~
  -
     Tel: 01629 816200
     Fax: 01629 8163lO
     E-mail: uldern@pci:1kdistricl-npa.gov.uk
     \Veb: www.pcilkdislrict.org
     "'inkom: 01629816319
     Aldern HOllse . Baslow Road. Bakewell. Derbyshire. DE45 BE

Your ref:

Ourrel:
            WERIRC/A.11432

Oate:
            Date as postmark

FIRST CLASS

Mrs G Simpson
c/o Anthony Short & Partners
34 Church Street
ASHBOURNE
Derbyshire
DE61AE

Dear Sir/Madam

## Planning Application· Determination Full Application - Conversion Of Barn To Two Cottages, Barn At Higg Lane, Fawfieldhead (Np/Sm/1103/0783, P.11323, 12.11.03, 40966 36134/Jk)

The above application wiil be considered by Planning Control Committee on Friday 23 January 2004 at
10.00 am in the Board Room, Aldern House, Baslow Road, Bakewell, DE45 1AE (copy report enclosed).

Should you wish to speak at the meeting under the Authority's 'Public Participation Scheme' (copy attached), please notify DEMOCRATIC SERVICES either in writing, bye-mail corporate@peakdistrictnpa.gov.uk, fax 01629 816311 or by telephone 01629 816362 or 01629816382 by 12 noon two working days before the meeting. If no notification is received by this deadline you will not be allowed to speak.

If you do give notice to speak please telephone Democratic Services after 10.00 am on the Thursday prior to the meeting when you will be advised as to the estimated time that your item will be heard.

If you do not wish to speak but just wish to attend the meeting to listen to the debate please telephone Democratic Services after 10.00 am on the Thursday prior to the meeting for estimated time that your item will be considered by the Committee.

If you require further help or advice regarding the Public Participation Scheme, please telephone Democratic Services on 01629 816362 or 816382.

Yours faithfUlly

## Democratic Services Encs

G.\PLANN1NG\Letlers re Public Participation\SM1103-Q783.docl14/01/04 17:501JYC
.'.

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'.'
Ci11t~1 !.:.'I:c'CUl1w: Jim Dixl'll DIH'~I,)rs: (:l'f1~cr"il(lOn &: Dn'clnpillc'nc John Lorna."
Corporale RC~l)un,;cs &: ~lonilOring Officer: Ruth :>'larchinglOn D1n:l:lllfS: Rct:fc.lIinll &:
Edu(;~1I'll1; !'lhn Th()mp~lln :-.J,ulllnal rroi('.Cl~: Ken PJrkcr Chicl rinant"l' Offkl'r: P(,ICf Swaby
\II/orkin~ to~ether to c-:;re *for* 0 f/1:II1,e lundscope reI" everyone

# Staffordshire County Council Development Services Department Highways And Transport Service Town And Country Planning Act, 1990 General Development Order 1988 Recommendation Of Approval

To:
    Director of Planning
    Peak Park Joint Planning Board
                                                 Applicant: MRS G SIMPSON

Address:
          HULME HOUSE FARM
          LONGNOR

Date:
           03-DEC-2003

Application Number: NPSMI 1031783
Date Received:
                   21-NOV-2003
Road Number:
                   DI094

## Particulars Of Development: _Version Of Barn To 2 Cottages .Cation Of Development: Barn At Higg Lane Fawfieldhead Full Recommendations: There Are No Objections On Highway Grounds To The Proposed Development Subject To The Following Conditions Being Included On Any Approval:-

I. Prior to the occupation of the proposed development the access, as shown on the submitted plan (Drawing No. N65-03A)
shall be constructed in accordance with the attached Y2 conditions.
2. Any gates shall be located a minimum of2.0m rear of the highway boundary, be provided with 45 degree splays and shall
open away from the highway.
3. The access shall be surfaced and thereafter maintained in a bound material for a minimum distance of2.0m rear of the
highway boundary to the satisfaction of the Local Planning Authority in consulation with the Highway Authority.
4. The proposed parking and turning areas shall be surfaced and thereafter maintained in a suitable stable hard material to the
satisfaction of the Local planning Authority in consultation with the Highway Authority.
he vehicular parking and turning facilities, in accordance with the submitted plan (Drawing Number. N65-03A), shall be
ovided and thereafter maintained for that purpose.
..
e drystone wall on the site road frontage shall not be increased in height.

## I

7. Concurrent with the proposed access being brought into use, the existing site access shall be perrnanantly closed and the
access crossing reinstated as verge to the satisfactions of the Local Planning Authority in consultation with the Highway
Authority.
8.Any soakaway or septic tank shall belocated a minimum of4.5m and 9.0m respectively rear ofthe highway boundary.

## Reasons:

1-4. In the interest ofhighway safety and to comply with S.C.C. requirements for access.

## Peak District National *Park* Authqrity

DATE REC'D
12 DEC 2003
ALLOCATED: GROUP
be.

5/6. In the interest of Highway safety.
7:'10 avoid the proliferation of redundant accesses.

8. To safeguard the public highway.

## , ,

r Dir ctor ofDevelop
    n behalf of t
                       nty Council
             as
                 19hway Authority

## Staffordshire County Council Development Services Department Town And Country Planning Act 1990 And Highways Act 1980 Section A - Vehicle Access Crossing

Consent .is hereby given for you to construct, or have constructed, a vehicle access crossing, subject to the following:

1.
You must indemnity the County Council against third party claims up to a value of
£Sm and the policy showing this indemnification must be offered to the Engineer in
Charge, for his inspection, before work can begin.
2.
Before commencing works within the confines of the public highway, it will be
necessary to seek the approval of the Engineer in Charge and provide at least thirty
days notice of your intention to commence construction of the access crossing. In
addition, it will be necessary to provide at least one working day's notice of your
intention to begin work which must be given to the Engineer in Charge.
3.
All Statutory Undertakers, including cable television companies, must be contacted
prior to beginning any work to ascertain the location and depth of their apparatus. In
the event ofany protection or diversionary works being necessary to their apparatus
then any cost incurred will be your responsibility both for arranging and any
payment.

## Section B - General Highway Conditions

I.
The work shall be carried out in accordance with the Highway Authority's
requirements as outlined below:
2.
(a)
Access shall be limited to I in number not exceeding 4.5 metres
in width and the level on Highway Boundary/Improvement Line as
indicated on the plan shall be
above the crown on the existing
road.
(b)
The access drive gradient shall not exceed 1 in 10 for the first 4.Sm rear of
the Highway BoundarylImprovement Line.
3.
The portion ofthe access crossing between the edge of the carriageway and site
boundary shall be constructed during the development by, and at the expense of, the
owner to the detailed requirements and satisfaction of the County Surveyor.
4.
Thc access crossing shall be fonned as detailed on attached Drawing AC/I/91.
S.
No gate, gatepost, pier, new fence, wall or hedge shall be placed near to the highway
than the:

|         |       |           |       | Existing Highway Boundary/Improvement   |  Line   |  or   |  as      |  indicated   |  on   |  the     |  plan   |
|---------|-------|-----------|-------|-----------------------------------------|---------|-------|----------|--------------|-------|----------|---------|
| and     | such  | erections | shall | confirm                                 | with    | the   | ultimate | ground       | level | of       | the     |
| highway | which | will      | be    | ISOmm                                   | above   | the   | crown    | of           | the   | existing | road.   |

6.
No inspection chamber, fresh air inlet, septic tank, or similar shall be constructed
forward ofthe Existing Highway Boundary/Improvement Line indicated on the plan
without the written consent ofthe Highway Authority.
7.
No part ofany soakaway shall be located within 4.5m ofan improvement line.
8.
Street Furniture
If street lighting columns and other street furniture needs to be resited. This witt be at the applicant's expense after approval is given by the Engineer in Charge.

## Signing And Safety I 9.

111e Contractor shall provide, erect and maintain such traffic signs, lamps, barriers and traffic control signals, and such other measures as may be necessitated by the construction ofthe works in accordance with the recommendations contained in Chapter 8 ofthe Traffic Signs Manual.

## Section C - Guidance Notes

1.
The kerb ofthe carriageway shall be lowered, or ifno kerb exists a dropped kerb with
splays shall be provided for the width ofthe access crossing, to form a 20mm check
and shall be bedded on a lSOmm concrete foundation with concrete haunch ISOmm
wide. Alternatively one row of setts may be laid with a similar foundation and
backing.
2.
The ditch, ifany, is to be cleaned and piped for a minimum length of one metre
beyond the limits ofthe crossing. The pipe diameter is to be determined by the
County Surveyor or his representative according to local drainage requirements and
shall be bedded on and surrounded by 1SOmm concrete. Ifnecessary, head walls
shall be provided.
3.
The land between the Improvement Line and the existing highway boundary may
ultimately be required for road widening purposes.
4.
See below for person to contact before work is commenced.
Mr D. Walters, Area Network Manager:
Area Highway Office, Ladderedge Depot, Leek, Staffs, ST13 7AB. Tel: 01538 483027

## Plan Showing Construction Of Typical Domestic Access Crossing

Tel: 01629 616200
Fax: 01629 616310
E-mail: aldern@peakdistrict-npa.gov.uk
Web: www.pcakdistrict.org
Minicom: 01629 616319
Aldem House. Baslow Road. Bakewell. Derbyshire. DE45 lAE
                                                                                                                                    -
                                                                                                NATIONAL PARK AUTHORITY

## ""'5' A·\''-!(\~

. Fawfield ead Parish Council Fieldh d ottage
\ ~ C? ql.{ L"Lq Our Ref: P/
Date: 18 November 2003
Please Ask For. The DC Officer Rea m r Lo n
~tJ.l Qto..M!-
'f,,,,'f-\cov, CJ)~;.>S~
'5\(.\-"
'i.GT
Dear Sir/Madam Application Code Number:
NPISMI11 0310783
Conversion of bam to two cottages Bam at Higg Lane Fawfieldhead I enclose one copy of the above application.

You should return one copy of this letter containing your observations and comments to this office within 28 days. A
further copy of this letter containing your observations should be forwarded to:
•
Staffordshire Moorlands District Council Moorlands House Stockweil Street LEEK
Staffordshire ST136HQ
The Authority currently operates a pro~~dure that ail~ws individuals or organisations to address members at meetings of the committee or sub-committees. Details of this procedure can be obtained from Committee Services at the National Park Office.

_, ,~:;''''..J!FX:.';;r:;I'
~::...; i:{,
~,
~,.!:" l~f-r~i Yours faithfully
~~~.- .r~_: RiL:. i!J\nJ!,®}!\R~ ~u.lli9BIri\·
\ ",': 4'
"" 8 GEe ZOO~
\" .';, be.. \l.'2-
'.

~.

, .:1.,;\ ...

.tIl ,,<~;
.-.; .... t·
.... T·~, ..... -", JW Davies Head of Development Control
~t·,iJ· .~.

'
FILE ALLOCATIO~:
Parish Council 1Town Council Recommendation and any Comments:-
OPIEOTO:

## - Roc-O-( ~ ·K~ .

Signed in any correspondence. please quote our reference and the Application Code Number Holder ofCoundl of Europe Diploma Chief Executive: Jim Dixon Directors: Conservation &. Development: John Lomas Corporate Resources &' Monitoring Officer: Ruth Marchington Directors: Recreation &' Education: John Thompson National Projects: Ken Parker Chief Finance Officer: Peter Swaby Working *together* to core (or a living *landscape* (or everyone

## Notice Of Planning **Proposal** -------_ An Application Has Been Ma9E By:

Mrs G Simpson
Conversion of bam to two cottages

FOR:
AT:

Barn at Higg Lane, Fawfieldhead

PARISH:
REASONS FOR ADVERT:

Footpath through Site LPT

OFFICE CODE NO :

NP/SM/1103/0783
P FILE NO:
11323
ADVERT START DATE:
05/12/2003
26/12/2003

## - Comments To Be **Received By** : '/

A copy of the application and the plans may be inspected during office hours for the next 21
days following the date of this notice at the National Park Authority Office.

01629816200 01629816310
devcon@peakdistrict-npa.gov.uk
www.peakdistrict-npa.gov.uk

Tel:
Fax:
Email:
www:
A copy has also been sent to the District 1Borough council and parish council 1meeting for comment.

If you wish to make any comments please write to the National Park Authority Office before the expiry date, please note the authority now permits members of the public and consultees to address its committees, including those which determine planning applications. Please contact Committee Services if you require details.

•
Chief Executive Peak District National Park Authority Aldern House, Baslow Road, Bakewell Derbyshire DE451AE
31 October 2003
EWIJAS/N65
DAtE ~EC'D
/.

.

- , NOV 2003
ALLOCATED: GROU~
O~F'CER
Peak District National Park Authority Aldern House Baslow Road Bakewell ACKNOWLEDGEMENT'
REPLY:
.

FILE ....LLOCATION.

COPIED TO
.

~~erbYShire,. V. (
U
~EB45JA~i \.

~
Dear Sir

## Conversion Of Redundant Barn At Higg Lane, Fawfieldhead. Into Two Cottages

We attach a planning application for the above project. In the light of previous planning history relating to this barn, we request that you take the following points into account when considering this application;

1.
We understand that previous planning applications have been made by others, although
for the same client, for conversion of this bam, as follows;
•
June 2000 *(NP/SM/0600/057)* Conversion of Barn to Dwelling
•
September 2001 *(NP/SMl0901/083)* Reinstatement of Residential Use of cottage
and conversion of barn to additional living accommodation.
•
August 2002 *(NP/SM/0802/047)* Reinstatement of residential use of Cottage and
conversion of part of barn to holiday cottage.
but that these have all met with refusal.

2.
It is understood that domestic usage of the road end of the bam ceased some 45 years
ago, and that therefore the current use for planning purposes is agricultural. It is also
recognised that the bam is redundant.
3.
Mr and Mrs Simpson have farmed at Hulme House Longnor for many years. Mr Simpson
came 46 years ago to the farm, with his father, when the farm was rented from the
Harpur Crewe Estate. Mr Simpson was able to buy the farm from the Estate in 1993. At
one time he had a flock of 30 breeding ewes and a milk herd of 50 dairy cows.
4.
Currently the stock consists of 15 suckler cows with calves, 1 bull, and 175 breeding
ewes. The land consists of 32.6 hectares (130 acres), which are owner occupied,
together with 5.6 hectares (14 acres) of summer grazing, rented from others. This latter
field was preViously owned by Mr and Mrs Simpson.
All the land is now down to grass.

5.
All the traditional buildings round the farm house are currently used for cattle, lambing
sheep, isolation pens, ioose boxes and stores. The animals are kept close to the house,
for easy access, when they cannot be grazed, and these buildings provide sufficient
space to satisfy their needs.
6.
The building, which is the subject of this application, was occupied, at the roadside end,
by Mr Ted Salt, a bachelor, until just before the Simpson family moved into Hulme House
Farm. The remainder of the building was put to agricultural use for storage, shelter etc.
7.
Mr and Mrs Simpson are looking for ways to diversify their income and therefore need to
maximise their resources. The bam is redundant, but is structurally sound and in a good
state of repair. As it lies in an Environmentally Sensitive area, they were able, in 1997, to
obtain grant aid from MAFF to carry out essential repairs to prevent accelerating
deterioration of the fabric. It is clearly considered to contribute to the local landscape.
Should planning permission be granted, they will need to make contact with the grant funding body to agree details of any repayments. They accept this.

B.
However, a new use needs to be found for the barn to ensure ifs continuing survival.
The current application seeks to make minimal change to the external envelope of the
building, save the inevitable change of inserting doors and windows into existing or
previous openings. No new openings are to be formed and the intemal accommodation
has been so arranged to reuse the door height openings, previously blocked, on north
and east elevations, even though they occur at a mezzanine level.
At a pre-application consultation meeting between John Keeley and Liz Walker on 5.9.03, at the Peak Park Bakewell Office, the principle of conversion was discussed in the context of a sketch scheme. It was agreed that the roadside end of the building was very domestic in appearance, and would be lillie changed by conversion to domestic accommodation.

John Keeley expressed the view that the changes required for conversion to holiday accommodation differed lillie, if at all, from those to full domestic use, especially if the curtilage was very restricted.

Having taken on board this and other officer comments and concerns, we have amended the tabled sketch scheme, and feel that the proposed scheme for two small collages, for renting, with such a small parcel of land attached, makes li!tie impact on the local landscape. It is most likely that the collages would be rented out as holiday accommodation, but designation as domestic accommodation would enable local people to rent affordable accommodation if the need arose. There is no intention at the present time to sell the accommodation.

9.
The County Highways Officer accepts that the proposed access gives superior visibility to
that already experienced by agricultural vehicles, which used to visit the site before
redundancy took over.
To summarise;

•
The building is structurally sound and is worthy of conversion. It forms an accepted
part of an EnVironmentally Sensitive area. It is very visible from all sides and this
application seeks to convert it in the most sensitive fashion, making minimal changes
to the external appearance.
•
The road access is accepted by the County Highways Department as an
improvement on the existing.
•
The conversion makes a sensible use of an otherwise redundant building. In the
current climate of agriculture it is nonsense to allow buildings of this quality to remain
unused and should planning permission be granted, would permit Mr and Mrs
Stevens to provide an additional income for their later years when farming may
become more difficult for them.
We therefore attach the following;

•
Completed and signed application form, certificate A and Agricultural holdings
Certificate.
•
4 copies each of drawings N65/01, 03A.
•
4 copies each of location plan N65/04 at 1:2500, and land in ownership at 1:6500.
•
Fee of £440.
Please contact the writer if you require any further information. We would appreciate discussing any conditions you might feel to be appropriate at an early stage of you formulating your recommendation on this application.

Yours faithfully Mrs Elizabeth Walker Enc:
Cc; Mrs Simpson; John Blackhurst
•••• ~
J '-#Ih!

..

NATIONAL PARK AUTHORITY
Town and Country Planning (General Development Procedure) Order 1995
Certificate under Article 7
Certificate A
I certify that:-
on the day 21 days before the date of the accompanying application. nobody, except the applicant, was the owner (a) of any part of the land to which the application relates.

## This Must Be Completed In Every Case Agricultural Holdings Certificate Instructions

(a) "owner" means a person having a freehold interest or a leasehold interest, the unexpired term of which Is less than
7 years.

•
One of the following altemative paragraphs must form part of this certificate. If *the site* is
.'
not part of an agricultural holding cross out the second paragraph. If the applicant is the sale agricultural tenant he or she must delete the first paragraph and insert 'not applicable' as the information required by the second.

or,
- I *"evel* TAO 8J3J3IiS3Rt 19as· giveR tlge requisite ilotice to ev€iY person oUle! lIiall illylililil/lier*'
self who, on the day 21 days before the date of the application, was a tenant of an agricultural holding on all or on part of the land to which the application relates, as follows:-
o
~~ .....;.• nnH""

|         |        | Tenant's   |  name   |
|---------|--------|------------|---------|
| Address | at     | which      | notice  |
| was     | served |            |         |

## W Ew!&Irict Natlonat. Park Authority

DATE REC'I)
- 4 NOV 2003
ALLOCATED: GROUP
OFFICER
ACKNOWLEDGEMENT:

## •

~. i.!Jlp..~.~.n.

31 October 2003
...•...•••••••••.•.......•...••.••..........•••..••••••••••...•.........•.

# ;;[ 0 J.;::J·Distric:

## Np/Sm Appucailon For *Pl.Anning* Permission To Develop !.And Etc, National Pari< Authority

# Tawn Md Country Pi&Nn1N: Act 1990

Please read the attached notes before you fill in any part of this form.

PJeue send (our completed copies of this form and four copies of the plans to the Peak District National ParkAuthority.

Aldem Hou,e. Baslow Road. Bakewell. Derbyshire. DE~5 IAE.

## . Part I

1 Applicant (BLOCK CAPITALS PLEASE)

Anthony Short and partners
Buxton, Derbyshire

## 2 Proposals For Which Permission J. Sought

.' :::~'a:',FJJltaddress or lootion of the land to which tnis ~plicat.ion
Barn at Higg Lane,
Fawfieldhead
rel.ates and site area (hectares or 3eres}
Conversion of barn to
b. Brief partic:u!.a~ of prcp'osed development including the
purpose(s) for which the land And/or buildings are to be used
two cottages
c. 5:::z.te wtlether a.pplia.nt owos; or controls; :any adjoining l:lnd. IT
¥>j.£P"'S"-
_
yeJ: give its location and -edge in blue on submitted plans

d:S~tc whether th.e propoul invoNes

If resioentlaJ 09YeIOpment, s:ale nl.lmber 0' OW&lh~ Unll$
New bullding(.)
"""siNo
proposed a:10 type it ~own. e.g. nouses, lXIn9alQl/rfs, hll__
Yeslt\lq
ii.
Retention of existing build'lng{s)
iii. Alter.a.tion or e~ension
Yesl"(,o

## Wkqtsirlclhai!Oh& Pa8Lcauihllrliy

iv..Change of use
Ye"~

## Date Rec'D - 4 Nov 2003 .

vehicular
v.
Cons-::ruction of a new

## Auocateo· Grolj~

Yesl~
~No
access to a highW<ly
p.edestria:"l

OF"ICER

Yesl~
vehicular
vi. Ah:er.ailon of an eXisting

## Aci(Nowledgement:

~No
pedeStrian
aCCess to a highWly

ItEPl.Y:
r fd~i;~~TION~e,

~No
vii. Removal or vari:ation of a c:ondkion
~No
vii'!. M'mf:r11 working
fulNo
ix. W.l.Ste dispo~l
X
Other open.tions
~NO

## Z Pzrtlewu'L: Ofappuaelon Are *You* 'Pplying Fo:-:

| L                                 |  Full        |  plonning          |  permiuion    |
|-----------------------------------|--------------|--------------------|---------------|
| .                                 |              |                    |               |
| Y.sI~                             |              |                    |               |
| ii.                               | Outline      | plonning           | permiuion     |
| ~No~                              |              |                    |               |
|                                   | If           |                    |               |
| Yos                               | del:         |                    |               |
| the                               | Items        | for                |               |
| which                             |              |                    |               |
| you                               | ...          |                    |               |
| ~                                 |              |                    |               |
| se.king                           |              |                    |               |
| 'Pproru                           | in           |                    |               |
| this                              |              |                    |               |
| appliation;                       |              |                    |               |
| !.Siting                          |              |                    |               |
| 0                                 |              |                    |               |
| 3.                                |              |                    |               |
| Enern>!                           |              |                    |               |
| app~clJ                           |              |                    |               |
| 2.                                |              |                    |               |
| Design                            |              |                    |               |
| D·                                |              |                    |               |
| 4.                                |              |                    |               |
| He.n,                             | of           | 'C<eu              |               |
| 0                                 |              |                    |               |
| S.                                |              |                    |               |
| ~nd,c:;;ping                      |              |                    |               |
| 0                                 |              |                    |               |
| iii.                              |              |                    |               |
| ApproV2.1                         | of ,.eserved | rT".:.tte:rs       | following the |
| grAJlt                            |              |                    |               |
| of                                |              |                    |               |
| tfYei                             |              |                    |               |
| ltUe                              |              |                    |               |
| the                               |              |                    |               |
| dtte                              |              |                    |               |
| and number                        | of           | outline            |               |
| perrniuion                        |              |                    |               |
| . outline permitsion              |              |                    |               |
| Doce                              | Number       | NP                 |               |
| If                                |              |                    |               |
| Yes                               |              |                    |               |
| state                             |              |                    |               |
| the date                          | and          | number of previous |               |
| iv.                               |              |                    |               |
| Ren~                              |              |                    |               |
| of;.                              | temporary    | pennilsion         |               |
| or                                |              |                    |               |
| permission for                    |              |                    |               |
| permiss.ion                       |              |                    |               |
| u.d·                              |              |                    |               |
| identify the partial1ar condition |              |                    |               |
| Doce                              | Number       | NP                 |               |
| retention                         | of           | building           | or            |
| continuVlce                       |              |                    |               |
| of                                | use without  |                    |               |
| complying                         |              |                    |               |
| with                              |              |                    |               |
| a condition subject               |              |                    |               |
| w                                 |              |                    |               |
| which                             |              |                    |               |
| planning                          |              |                    |               |
| permil1ion                        |              |                    |               |
| hiLS                              | been         | granted            |               |

## 4 Pleue .Tate

i. Pre,entu,e ofbuildingslbndvacant barn

## S Addldonal Infonnado"

| Proposed -                |  .::R",o:::o,-f   | a_s_.,.e_x_I.;.·   | s.,..-t_i_n_       |
|---------------------------|-------------------|--------------------|--------------------|
| g                         |                   |                    |                    |
| ::                        | _                 |                    |                    |
| ii.                       |                   |                    |                    |
| If                        |                   |                    |                    |
| V1QJ"lt.                  |                   |                    |                    |
| the                       |                   |                    |                    |
| b.st                      |                   |                    |                    |
| previous use              |                   |                    |                    |
| agricultural              |                   |                    |                    |
| -                         |                   |                    |                    |
| ..                        | H.cerials:        | Existing           | •.                 |
| S                         |                   |                    |                    |
| t a f                     | for               | d                  | s·h                |
| blue                      | clay              | tl1es              |                    |
| W.II                      |                   |                    |                    |
| as                        | existing          |                    |                    |
| IfY                       | ..                |                    |                    |
| plea.se                   | complete          |                    |                    |
| extn.                     |                   |                    |                    |
| form                      |                   |                    |                    |
| ..                        | Wall··            | c.Qur.sed          | qritstone          |
| b.                        |                   |                    |                    |
| (s                        | the               | appliQtlon         | tor                |
| IndusO'"iaJ,              |                   |                    |                    |
| OftlCe,                   |                   |                    |                    |
| wuet\ouse,                |                   |                    |                    |
| ~s/No                     |                   |                    |                    |
| ~torage                   |                   |                    |                    |
| or                        |                   |                    |                    |
| shopping.purposes~        |                   |                    |                    |
| c..                       |                   |                    |                    |
| Does                      | the               | proposed           | development        |
| involve the               |                   |                    |                    |
| ielling                   | of                |                    |                    |
| H'                        |                   |                    |                    |
| Yes                       | indi::::ate-their | positions on       | pl:i.ns            |
| \es/No                    |                   |                    |                    |
| any                       |                   |                    |                    |
| tre~s~                    |                   |                    |                    |
| .                         |                   |                    |                    |
| d.                        |                   |                    |                    |
| i.                        |                   |                    |                    |
| How                       |                   |                    |                    |
| will                      |                   |                    |                    |
| sumce                     | water             | be                 |                    |
| disp'osed                 | of?               |                    |                    |
| •.                        | g.                |                    |                    |
| main'. ,o.k.tway.         |                   |                    |                    |
| etC..,                    |                   |                    |                    |
| i'                        |                   |                    |                    |
| thi' '>"cem               |                   |                    |                    |
| existing                  |                   |                    |                    |
| or                        | propo'ed1         | __                 | ;.a..;s ;._e_x_I_· |
| _n..:g:-_t_o_~s_t_r_e_a_m | ~                 |                    |                    |
| it                        |                   |                    |                    |
| How                       |                   |                    |                    |
| will                      |                   |                    |                    |
| foul se""'iige            | be                | dealt              |                    |
| with~                     |                   |                    |                    |
| e.g.                      |                   |                    |                    |
| mains,                    |                   |                    |                    |
| septic                    |                   |                    |                    |
| anY-.                     |                   |                    |                    |
| etc                       | ..                | is                 | this .system       |
| existing                  |                   |                    |                    |
| or                        |                   |                    |                    |
| proposed~                 |                   |                    |                    |
| ton                       | e                 |                    |                    |
| w                         |                   |                    |                    |
| s e                       |                   |                    |                    |
| p                         |                   |                    |                    |
| tic                       | tan               |                    |                    |
| k                         |                   |                    |                    |
| .                         |                   |                    |                    |
| ~~NO                      |                   |                    |                    |
| tf                        |                   |                    |                    |
| Yes                       |                   |                    |                    |
| indiClte                  | on                | pl2.ns             |                    |
| $.Q<lce                   |                   |                    |                    |
| fOJ:                      |                   |                    |                    |
| agrIcultural              | vehIcles          |                    |                    |
| Existing spaces           |                   |                    |                    |
| witfiln srte              |                   |                    |                    |
| k                         |                   |                    |                    |
| ·New                      |                   |                    |                    |
| or                        | a.dditional       |                    |                    |
| spaces..2...-             |                   |                    |                    |
| f.                        |                   |                    |                    |
| How                       |                   |                    |                    |
| rr.any                    |                   |                    |                    |
| vehicle                   |                   |                    |                    |
| parking                   |                   |                    |                    |
| spaces                    |                   |                    |                    |
| do                        | you               | intend             | to                 |
| provide!                  |                   |                    |                    |

g, Are. there any buildings to be de:moflshed!

Fee
S::ate the amount of fee submitted with the aPplication ! 110
~No
tf Yes ple2.se indiate positions on plan

6
lNv'e apply fo;::.Q1ck "I1propri.ce.bo.x)~ ~\
.
f
1'f])F.Qt:ffiJ~ ~:t~CtJt~Il~.1 1).".1.. ';
. .
.
@ 2.. Pb..nnfntpermisSion to a.rry out the,dev;e:lptHi'lent described in this z.ppliation and the 2.=.t:hed p!.ns, and in 2.ccorda.nce
,
••-
j'
'..•
themtith. EOOl) vn~
~ - .'
\
o b. pb.~!nJng pennlsslon to re:iun bu!l~lfjg\76?~T~~HrEilFried GLr'~ or a.4:a.e-GJ.-bnd"'11feaoy instItUted u~
.om'i~.ed on ef,I' .~pli<;a<i~.ts>.*d~
~~V2.1 of-de:zf13 of sd'Chl...fnitt:e"ri-i:s-were:-ren'rV"e"d1fith--eocr:ime permiSSIOn spl!'...irred-heFein-and-v=e-described-in-t:hfs O
I
•. ' ,. I
."
".,.l\o1~~I~I
.

....---applicaiio.n.""d..the-~
Y ""'.. I
'
'~r"T~~I';J..•· ':'•. i I
i
'l~'~'U,' I
\
INYe un,9..er:sa.nd-that-this-iS"in-ippliati--C;7; ;b.nning permission only and not for *Vly* other form of appliation which may be required.

Due
     31 October
                  2s
                    P03,

I neg
                                                                                           On ben.K of
                                                                                           (insert :z.ppliCUlt's name if sifrle;d br an a.lent)
                                                                                              .
                                                                                                                           .
                                                                                                                                    Mrs G ~Impson

i L

         ANTHONY SHORT + PARTNERS
    34 Cburcb Street, Asbbourne, Derbysbire, DE6 lAE
T: 01335340890
           F: 01335300624
                      E: info@asap-arcbitects.com

Surw:y **SaJe·** J:llOO J'Ioaed $Qk. 1"2'00

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