NP/SM/0306/0228
P.FILE No.

2968
f----------::-------------------------I AT PDNPA
413716 1354771
08/03/2006

REGISTERED
ATPDNPA
03/04/2006
LID
28 Wetton
Nr Ashbourne
Derbyshire
DE62AF
CERTIFICATE
A
APPLICANT
Mr & Mrs Frampton
Bank Farm
Mill Dale
Alstonefield
Ashbourne
DE62GB
Tel No.
Tel No.
01335310033
Full Council
APPL TYPE
PROPOSED
LAND USE
Householder
Conversion of barn & store to ancillary accommodation and holiday let
PROPOSAL
LOCATION
EXISTING
LAND USE
Householder
PREVIOUS
APPLICATION NO.
Bank Farm
Mill Dale
Alstonefield Alstonefield
.'ARISH
PLANNING
OFFICER
f-A-D-V-E-R-T-D-A-T-E--14-10-4-/2-0-0-6--------LA-S-T-A-D-V-E-RT-D-A-T-E--05-1-05-1-20-0-6----j Judith Fidler
14/04/2006
LAST ADVERT DATE
05/05/2006
TCP3 DRAFT
CONSTRAINT(S) Plot File Boundary .
2968
::t?.. 5 .of?
Plot File Boundary
840
National Trust Land
Land at Milldale
Designated Conservation Area
YES
Section 3 Areas
None
Key Ecological Area
PP:CG10
DELEGATED
Yes
DATE SENT
DATE REPLY
14/03/2006
2.1· 't
. 0(,
.
03/04/2006
14/03/2006
CONSULTATIONS
Alstonefield Parish Council
Peak District National Park Authority
Staffordshire Moorlands District Council
DEEMED REFUSAl DATE
26/05/2006
13 WEEKS
DATE
03/07/2006
13 WEEKS
DATE
03/07/2006
COMMITTEE
APPEAL
Date Lodged Decision
Date

## 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 Planning Decision Notice

Tel: 01629 816200
Fax: 01629816310
E·mail: aldern@peakdistrict-npa.gov.uk
Web: www,peakdistrict.org
Minicom: 01629 816319
Aldem House. Baslow Road. Bakewell. Derbyshire. DE45 IAE

To:
Mr & Mrs Frampton c/o LID
28 Wetton Nr Ashbourne Derbyshire DE62AF
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 Full Planning Permission, details of which are as follows:

Office Code No.
Date received:
·Proposal:
Location:
NP/SM/0306/0228
08 March 2006
Conversion of barn & store to ancillary accommodation and holiday let
Bank Farm
Mill Dale
Alstonefield
Parish:
Alstonefield

## 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 Nationai 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].
Conservation Policy [SPPj C3 for development in towns and villages states that development should 'respect, not adversely affect and, where possible, enhance the valued characteristics of the area including important open spaces and the wider landscape setting'. It states, furthermore, that 'scale, siting, landscaping and building materials' should be 'appropriate' and that design should be 'to a high standard'. Conservation Area policy C4 also stipulates that development should preserve and where possible enhance the valued characteristics of the Conservation Area. Structure Plan policy RT3 states that development which provides tourist accommodation should involve acceptable conversion of traditional buildings'.

Conservation Policy [SPP] C2 states that development 'outside the confines of towns and villages will not normally be permitted unless it is necessary for agriculture, forestry, farm diversification, extension of residential buildings, recreation and tourism, mineral working or the conversion of traditional buildings for affordable housing for local needs, provided that the character and setting of the building is not adversely affected'. Structure Plan policy RT3 states that 'development which provides tourist accommodation will normally be permitted provided that it involves extension or improvement of existing built accommodation or acceptable conversion of traditional buildings'. Conservation Area policy C4 also stipulates that development should preserve and where possible enhance the valued characteristics of the Conservation Area. It states furthermore that 'locally distinctive design details including traditional frontage patterns and vertical or horizontal emphasis'.

Local Plan Policy (LPP) LH6 for the conversion of outbuildings within the curtilage of existing buildings states that development may be permitted for ancillary residential uses provided that' it would not harm the character of the bUilding, the dwelling and the surrounding area', and that' it would not result in an over-intensive use of the property, an inadequate standard of accommodation or amenity space, or the need to replace outbuildings at a later date'. It states further that, ' Whether or not an outbuilding is suitable for conversion is likely to depend on the size and character of the building and the disposition of the buildings within the site'.

Bank Farm is situated on the northern side of the Milldale to Hopedale Road, at the edge of the settlement of Milldale. The main dwelling has been substantially extended. The existing storage building is a low, roughly constructed stone built bUilding of no architectural merit, with a corrugated iron roof, measuring 9m x 9.5m with a shallow roof pitch. The proposal is to convert the storage building to two bed roomed holiday accommodation. At present in its low lying form the building, whilst not forming an attractive approach to the settlement, is at least subsidiary in form and allows a view of the main dwelling. The ridge height of the existing building, is 2.7m and the proposed ridge height is 5.6m. The proposal would be detrimental to the main dwelling and the wider landscape setting. It would compete with the host building and would be a dominant and visually intrusive built form in the approach to Milldale.

Although the proposal is described as a conversion, a substantial portion of the living accommodation is to be provided by alterations and additions to the storage bUilding. An additional storey would need to be added to more than half the building. The proposal is tantamount to a new build in the open countryside. The Local Plan clearly states in paragraph
3.10 'In the countryside any residential conversion should meet a local need for affordable housing or be for holiday use'. This proposal is not a conversion and therefore it does not meet the criteria in Local Plan Policy LH6 nor does it comply with Structure Plan Policy.

## 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 $0 within 6 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 8000 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 iocal pianning authority could not have granted pianning permission for the proposed development or couid 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 iand 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 Councilor Authority to purchase his interest in the land in accordance with the proVisions of Part VI of the Town and Country Planning Act 1990.

# Delegated Item Report P-File No: P2968 Np Number: Sm03060228 Plannin Case Affic R: Jf Authorised By: Date Of Report:

## Structure Plan Codes:

GS1 C2 C4

## Local Plan Codes:

LC4 LC5 LH4 LH6

## List Of Background Papers (Not Previously Publishedl: Nil

Human Rights:
Any Human Rights issues have been considered and addressed in the preparation of this report.

## Report:

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} LC4j.

Conservation Policy [SPPI C2 states that development 'outside the confines of towns and villages will not normally be permitted unless it is necessary for agriculture, forestry, farm diversification, extension of residential buildings, recreation and tourism, mineral working or the conversion of traditional buildings for affordable housing for local needs, provided that the character and setting of the building is not adversely affected'.

Structure Plan policy RT3 states that 'development which provides tourist accommodation will normally be permitted provided that it involves extension or improvement of existing built accommodation or acceptable conversion of traditional buildings'.

Conservation Area policy C4 also stipUlates that development should preserve and where possible enhance the valued characteristics of the Conservation Area.

It states furthermore that 'locally distinctive design details including traditional frontage patterns and vertical or horizontal emphasis'.

Local Plan Policy (LPP) LH6 for the conversion of outbuildings within the curtilage of existing bUildings states that development may be permitted for ancillary residential uses provided that ' it would not harm the character of the building, the dwelling and the surrounding area', and that' it would not result in an over-intensive use of the property, an inadequate standard of accommodation or amenity space, or the need to replace outbUildings at a later date'. It states further that, ' Whether or not an outbuilding is suitable for conversion is likely to depend on the size and character of the bUilding and the disposition of the buildings within the site'.

Bank Farm is situated on the northern side of the Milldale to Hopedale Road, at the edge of the settlement of Milldale.

The main dwelling has been substantially extended.

The existing storage bUilding is a low, roughly constructed stone built building of no architectural merit, with a corrugated iron roof, measuring 9m x 9.5m with a shallow roof pitch.

The proposal is to convert the storage building to two bed roomed holiday accommodation.

At present in its low lying form the bUilding, whilst not forming an attractive approach to the settlement, is at least subsidiary in form and allows a view of the main dwelling. The ridge height of the existing building, is 2.7m and the proposed ridge height is 5.6m.

The proposal would be detrimental to the main dwelling and the wider landscape setting.

It would compete with the host building and would be a dominant and visually intrusive built form in the approach to Milldale.

Although the proposal is described as a conversion, a substantial portion of the living accommodation is to be provided by alterations and additions to the storage building. An additional storey would need to be added to more than half the building.

The proposal is tantamount to a new build in the open countryside.

The Local Plan clearly states in paragraph 3.10 'In the countryside any residential conversion should meet a local need for affordable housing or be for holiday use'.

This proposal is not a conversion and therefore it does not meet the criteria in Local Plan Policy LH6 nor does it comply with Structure Plan Policy. The proposal is not in line with the Authority's Structure or Local Plan policies and is, therefore, recommended for refusal.

PC
DCC
SMDC( Highways)
Does not support development
No reponse
No response

## Refuse Although The Proposal Is Described As A "Conversion", A Major Proportion Of The Living Accommodation Is Provided By Substantial Alterations/Additions To The Original Buiiding

Detriment to character of dwelling and wider landscape setting.

## Notice Of Planning Proposal

Mr & Mrs Frampton

AN APPLICATION HAS BEEN MADE B'
FOR:

| Conversion                    |  of   |  barn     |
|-------------------------------|-------|-----------|
| &                             |       |           |
| store                         | to    | ancillary |
| accommodation and holiday let |       |           |
| AT:                           |       |           |
| Bank Farm                     |       |           |
| Mill Dale                     |       |           |
| Alstonefield                  |       |           |
| PARISH:                       |       |           |
| Alstonefield                  |       |           |
| REASONS FOR ADVER"            |       |           |
| Standard Site Notice          |       |           |
| NP/SM/0306/0228               |       |           |
| OFFICE CODE NO                |       |           |
| P FILE                        |       |           |
| NO:                           |       |           |
| 2968                          |       |           |
| 14/04/2006                    |       |           |
| ADVERT START DATE             |       |           |
| 05/05/2006                    |       |           |

## Comments To Be **Received** B~

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. The application form, plans and drawings and the site location plan may also be viewed on the Planning pages of the website.

A copy has been sent to the District 1Borough council and parish council 1meeting for comment Ifyou 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 contacl Committee Services if you require details.

| Tel:        | 01629816200                          |
|-------------|--------------------------------------|
| Fax:        |                                      |
| 01629816310 |                                      |
| Email:      | customer.service@peakdistrict.gov.uk |
| Website:    | www.peakdistrictgov.uk               |

Head of Development Control The Peak District National Park Authority Aldern House, Baslow Road, Bakewell Derbyshire DE451AE
- 
Tel: 01629 816200
Fax: 01629816310
E-mail: aldcm@peakdistrict.gov.uk Web: www.peakdistrict.org Minicom: 01629 816319
Aldern House. Baslow Road. Bakewell. Derbyshire. DE45 IAE
Alstonefield Parish Council The Old Chapel Wetton ASHBOURNE
Derbyshire DE62AF
Dear Sir/Madam
'Application Code Number:
NP/SM/0306/0228
Conversion of barn & store to ancillary accommodation and holiday let Bank Fanm, **Mill** Dale. Alstonefield, I enclose oile 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 Planning Department Moorlands House Stockwell Street Leek Staffordshire ST136HQ
The Authority currently operates a procedure that allows 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.

Details of all planning applications can be found on the Authority's website at www.peakdistrict.org. If you wish to find out if an application is going to Committee, please contact this office on the number listed above, or check the website.

Yours faithfully J W Davies Head of Development Control Parish Council I Town Council Recommendation and any Comments:-
In any correspondence. please quote our reference and the Application Code Number Working together to care for a living landscape for everyone

## (I) Conversion Of Bam And Store To Ancillarv Accommodation And Holiday Let At Bank Farm, Mill Dale, Alstonefield (Application Code Npsm 0306 0228)

The Parish Council welcomes plans to bring redundant farm buildings back into use and to enhance dilapidated buildings, However, it wishes to make the following points in relation to the above application.

1
The building if converted and at two storeys high would be over dominant
in the landscape, being the first building approached on the main road into
this conservation village. The height of the proposed development is
inappropriate for the location
2
The proposed development would be 'over-development' of the existing
building
3
No 'need' for the proposal has been demonstrated
4
The building is not a vernacular building,
5
The proposal exploits a loophole by concentrating on references to the
shed being less than 10 metres from the main residence.

Tel: 01629 816200
Fax: 01629 816310
E-mail: aldem@peakdistrict.gov.uk
Web: www.peakdistrict.org
Minicom: 01629 816319
Aldem House. Baslow Road. Bakewell. Derbyshire. DE45 IAE
                                                                                 -
                                                                                                                   -

## ."~ P1Smict Nadonalfailk Authormy

Your ref:
Ourref:
DC1.2/KZI
Dale:
17 March 2006
LID - Janet Scholes
28 Welton Ashbourne Derbyshire DE62AF

## Dearmadam~Ip/S'Vo:.

Re:Conversion of barn & store to ancillary accommodation and holiday let at Bank Farm, Milldale Unfortunately, the information supplied is not adequate for proper consideration of the application" and I
am therefore requesting the following from you.

PI,,4complete and return the enclosed Protected Species Form, as from the 5th December 2005, it is a
/~~~ment of all applicants/agents to complete this form, if you have a query with the form, please contact Judith Fidler on 01629 816252.

Please amend the scale on the enclosed proposed plans as we believe that they are drawn to a scale of
1:100 and not 1:50 as shown.

~ase show on all of the enclosed block plans the details of the car parking to be provided and the
. ~os"n of the proposed sewage treatment package - please ensure that the sewage treatment package
es within the red edged application site, if it does not please amend the red edging accordingly on the
. enclosed block plans and site plans.
Yours faithfully Karen Zubertowski Senior Administration Officer Development Control Member of the Association of National Park Authorities Holder of Council ofEurope 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 care for a living landscape for everyone Tel: 01629 816200
Fax: 01629 816310

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

Your ref:

Our ref:

DC1.2/KZI

Da~:

17 March 2006

LID - Janet Scholes
28 Welton
AShbourne
Derbyshire
DE62AF

Dear Madam

Re:Conversion of barn & store to ancillary accommodation and holiday let at Bank Farm, Milldale

Unfortunately, the information supplied is not adequate for proper consideration of the application- and I
am therefore requesting the following from you.

Please complete and return the enclosed Protected Species Form, as from the 5
th December 2005, it is a requirement of all applicants/agents to complete this form, if you have a query with the form, please contact Judith Fidler on 01629 816252.

Please amend the scale of the enclosed Proposed plans as we believe that they are drawn to a scale of
1:100 and not 1:50 as shown.

Please show on all of the enclosed block plans the details of the car parking to be provided and the position of the proposed sewage treatment package - please ensure that the sewage treatment package comes within the red edged application site, if it does not please amend the red edging accordingly on the enclosed block plans and site plans.

Yours faithfully Karen Zubertowski Senior Administration Officer Development Control
·Under Article 4 of the Town and Country Planning (Applications) RegUlations 1988, the Peak District National Park Authority as a local planning authority is entitled to ask for such drawings and other information as are necessary for the determination of an application.

Member ofthe Association of National Park Authorities Holder of Council 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 care for a living landscape for everyone

## L~D

Peak District National Park Authority Planning Department Aldern House Baslow Road Bakewell Derbyshire DE451AE
3 March 2006

## I~P/Siv: 03060228

Dear Madam, Sir

## Conversion Of Redundant Barn To Ancillary Accommodation & Holiday Let At Bank Farm. Milldale. Aistonefieid For Mr & Mrs Frampton.

Please find enclosed our application for planning consent to carry out the above. The application consists of:

•
4 copies TCP 1
•
4 copies ownership certificates
•
4 copies each of drawings 07/01, 07/02, showing existing & proposed plans
and elevations
•
4 copies justification statement
•
4 copies location plan @ 1:1250
•
4 copies site plan @ 1:500
•
Cheque for £265
I trust that the enclosed is all in order, but should you require anything further please don't hesitate to contact me.

Yours sincerely
. WK !lISII!ICT NADOlW,fMK AUTHQ8IIY
Janet Scholes AllOCATED :GROUP
- 8 MAR 2006
28 Wetton Nr Ashbourne Derbsyhire DE62AF
01335310033
design.lid(ljlvirgin.net 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 applicabon 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

One of the following alternative paragraphs must form part of this certificate.

/( the site is not part of an agricultural holding cross out the 2nd paragraph and sign and date the form.

/( it is part of an agricultural holding, firstly cross out the 1st paragraph.
                                                                                                         Secondly is
there a tenant?
                       /( no, enter 'not applicable' in the space allowed on the form for the
applicant's name, address and date of service of Notice, then sign and date the form.

/( yes, enter their name, full postal address where you have served the Notice and date
you served the Notice on them, then sign and date the form.
                                                                               You need to use the Notice
attached to Certificate B.
                                   Complete it and serve it on the tenant.
                                                                                          You can serve the
Notice by either handing It to the tenant In person or by post.

, None of the land to which the application relates is, or is part of, an agricultural holding.

or,

Tenant's name

Address at which notice was served
, I have/ The applicant h
'
Iven the requisite no .

0 every pers er than my/him/her'
self Who, on the day days before the dat he application s a tenant of an agricultural holding on all or 0
art of the land to whO
the application re tes, as follows:-
* Delete where inappropriate

## Conversion Of Barn & Store To Ancillary Aecommodation/Holidav Let At Bank Farm, Milldale. Justification Statement

Justification for this development is based on two lines of reasoning:
Firstly that it falls within policies C4, LC5. LH6 & LC5
Secondly that this development is only just beyond that which would be permitted development, yet would be much more desirable than the permitted alternative.

            Applying for permission to complete this development in a way which requires Local
            Authority approval, rather than using permitted rights, gives you the opportunity to
            approve the design and the detailing, to remove the permitted rights for further
            development for the site and to enter in to a section 106 agreement giving security against
•
            possible abuse.

Both of these arguments will be considered in more detail in this statement, following a
brief background.

## Background.

Bank Farm is the first building encountered after leaving the public car park and walking to the centre of Milldale, Alstonefield. The buildings consists of the farmhouse itself, which has three bedrooms and is modest in size, one small and two large outbuildingsone timber and one stone. In addition the remains ofa further stone building front the highway.

           The timber building is sheltered from immediate view by trees, so that the first building
           which comes in to view and creates the first impression of Milldale is the single storey
           stone building. This building has been altered over time. It was originally taller with a
           pitched roof. It is currently almost square in plan and has a very shallow pitched roofof
•
           red tin.

The building has previously been used as a garage, store and animal housing. As a result it has an unsightly collection of openings - garage doors, windows etc. Coupled with the shallowness of the current roof pitch, and the roofing material it provides a rather unsightly introduction to the village. Notwithstanding this the building is in good, solid condition.

It is currently used as ancillary accommodation to the house - a playroom, utility area and storage space. The house is occupied by a family with three children. Mr and Mrs Frampton have lived in Milldale for almost 20 years. They purchased this house several years ago, when they had two children. Since then their circumstances have changed, both socially and economically, including the arrival of a third child. They are now seeking to use the bam to provide additional space for their expanded family, guest accommodation and a means of income as a holiday let.

## Policy Issues.

            Structure Plan policies set the framework for conversion ofexisting buildings within the
            curtiedge ofdwellings. This is to "meet changing economic and social needs". It
            stipulates that in the countryside conversion should relate to farm diversification,
            recreation and tourism or for affordable housing. In settlements a wider range of uses are
•
            possible.

The policy goes on to say that "adapting existing buildings can provide a sustainable way
ofmeeting societies changing needs without pressure to add to their number". There is no
requirement that a building has historic or vernacular merit and indeed states that "many
buildings may be suitable for new uses".

This development would do exactly this in making use ofan existing building to meet the
changing needs ofthis family as well as for tourism, which is an acceptable usage class in
the countryside.

Structure Plan policy C4 - para. 5.6 makes it clear that any change ofuse to existing
buildings should wherever possible meet the requirements for development and that
efforts to enhance conservation areas should be taken advantage of where possible in the
process.

Given how unsightly the existing building is and that it is the first building to be encountered, this is a genuine opportunity to improve the view in to Milldale. By restoring the pitched roofto the main section ofthe building and then retaining a 'lean to'
form for the smaller section, the appearance ofthe building as a whole will be greatly improved. It will regain the appearance ofvernacular farm buildings in a form which is more sympathetic to the location.

The roof would then be clad in Staffordshire blue tiles on the main pitched area, with a lean-to ofdark grey tin in traditional style. The use ofthe two roofing materials means that whilst the main gable area would need to be increased by approximately 30% to gain the necessary pitch, the lean to could remain its existing size and appear greatly subservient.

These changes and the improvements therein can best be appreciated on the perspective sketch on drawing 07/02.

Local policy LC5 also looks at how development affecting "important views in to or out ofthe (conservation) area" should demonstrate how the existing character and appearance would be preserved or enhanced where possible.

This development is on the edge of Mi IIdale, yet it pays regard to the settlement pattern ofthe village. This is very linear in nature, strung out as it is, along the narrow gorge, with all of the houses having road frontage. This conversion fits with the streetscape and is in harmony with the rest ofthe settlement.

Local Policy LH6 states that:

"Conversion will be permitted provided it would not harm the character ofthe building,
dwelling or surrounding area
and
wouldn't result in over intensive use ofthe property, inadequate amenity or the need to
replace buildings later
and
the site is large enough to meet parking and access requirements
and
the new accommodation would remain under the control of the occupier ofthe main
dwelling."

The proposed conversion at Bank Farm meets all of these requirements.

I.
As previously discussed above and demonstrated in the existing photograph and
proposed perspective, the conversion would not harm the character ofthe building
or dwelling and would in fact offer the opportunity to improve the appearance of
the surrounding area and the view in to the conservation area.
2.
Bank Farm has land totalling more than a hectare. Most of this fronts the road and
comprises the domestic garden and the outbuildings. This conversion would not
therefore be an intensive use of the available property. In addition, Bank Farm is
no longer a working farm and as such there is no pressure for the building to be
replaced elsewhere.
3.
Alongside the above there are demonstrably generous access and parking
arrangements. The existing house has a separate drive/parking area big enough for
at least three vehicles to park and turn around. There is a separate entrance for the
barn and parking space again for a number of vehicles.
4.
The clients have no intention of selling the barn as a separate dwelling and would
be willing to enter in to a section 106 agreement if required.

## Permitted Development

The permitted development rights for Bank Farm are intact. Given the large amount of domestic land available to the owners their options under permitted development rights are currently quite considerable and people with less ofa concern for the community and more interest in financial gain may well exploit these possibilities.

This building alone falls within the allowance for permitted development being more than
5 metres from the house, no closer to the highway than the nearest part of the house, no taller than 4 metres high, in domestic use and not resulting in anywhere near 50%
coverage of the available domestic curtledge.

It is our opinion that it would be better to improve the appearance ofthe building for all ofthe reasons stated previously, but this would necessitate raising it to 6 metres in height, in order to gain sufficient roof pitch to restore the Staffordshire blue tiled roof. Even so the plan has been carefully detailed, so that all ofthe required space can be gained within the existing footprint. The details have been kept simple and bam like and the opportunity taken to remove insensitive additions such as the garage doors and the windows.

Applying for permission to complete this development in a way which requires Local Authority approval, rather than using permitted rights, gives you the opportunity to approve the design and the detailing, to remove the permitted rights for further development for the site and to enter in to a section 106 agreement giving security against possible abuse.

We strongly believe that this is in the best interests ofthe settlement of Milldale, whilst giving the owners the opportunity to accommodate their changing needs allowable under the policies.

..,.~==
. f&AK DISWICI'
fA8K AUIHpI!lrt
, ALLOCATED :G1R~U;t.t i I ~ M .. "
OFFICER
Protected species form Page 1

## Peak Disttct Natio 'Lm1Fl8I"&Edl.Sl:Aag~:S Form

f The Peak District's wildlife is e valued characteristic that is important to local people and visitors alike.

One of the statutory duties of the National Park Authority Is to conserve this natural heritage for future generations to enjoy. The Protected species form will both speedup the planning process for applicants and assist in wildlife conservation.

Applications for Planning and Listed Building Consent will not be registered unless 4 copies of the form are received fully completed and signed by the applicant or agent. Only 1 completed set of forms Is raqulred for appllcatlons Involving both Planning and Listed Building Consent.

Please Include 4 copies of the completed form with your planning application using the notes (page 2) and the flow diagram (page 3) to help you.

•
TIck Boxes that apply the proposed development is not a type listed In Box 1 or 2.

•
I have read the information in this document on Protected species and do not believe a Protected species
survey is reqUired for the application
o
(i)
o
(Ii)
other reasons - Please specify and attach supporting information (photographs, historical
documents etc). Please note if you tick this box the registration of *your* application will be
delayed while confirmation checks ara made.
OR I have read the enclosed guidance and the proposed development is listed In Box 1 and/or 2 as one which *may* have an impact on a Protected species.

(where
(iii)
I enclose 4 copies of a relevant Protected species survey and mitigation report
presence Is confirmed).
Development Control Services: National Park Office, Baslow Road, Bakewell DE45 1AE.

Tel 01629 816200
Please read the guidance notes before you fill in any part of this form.

Please send four completed copies of this form and four copies of the plans to the Peak District National Park Authority, Aldern House, Baslow Road, Bakewell, Derbyshire DE451AE.

## Part 1 1.

Applicant (BLOCK CAPITALS PLEASE)
Agent (if any) to whom correspondence should be sent (BLOCK CAPITALS PLEASE)
Name M~ ~
HIUl VtZ.Al"\P"\"ON
L.ID -
~"'TAC-T"
_.

T _.

".,..

Address e,"'N'"
t:"A<>~
Address
'2."8'
,
....,-
......... _'o.t-JC
..." , ,..,'"uo.

.... , "'~~""CCIE.L..O
I~E.

Postcode ~ 2Ge.

I Tel. No.

Postcode I Tel. No. 01'33:5 010033

## Proposals For Which Permission Is Sought

a.
Full address or location of the land to which this
RANK
t:"AeH
.... , u-C> A\..E.
;!)O
| application              |  relates                       |  and                 |  site    |  area       |  (hectares   |  or   |
|--------------------------|--------------------------------|----------------------|----------|-------------|--------------|-------|
|                          |                                |                      |          |             |              |       |
| --"                      |                                |                      |          |             |              |       |
| acres)                   |                                |                      |          |             |              |       |
| b.                       |                                |                      |          |             |              |       |
| Brief                    | particulars                    | of                   | proposed | development |              |       |
| l'"..--."                |                                |                      |          |             |              |       |
| ~~."'                    |                                |                      |          |             |              |       |
| ...                      |                                |                      |          |             |              |       |
| ~<:"                     |                                |                      |          |             |              |       |
| ""                       |                                |                      |          |             |              |       |
| S-n:>Ci!.E.              |                                |                      |          |             |              |       |
| 'I"t:>                   |                                |                      |          |             |              |       |
| including the purpose(s) | for                            | which                | the land |             |              |       |
| andlor                   |                                |                      |          |             |              |       |
|                          | wc.,u..AG'Y                    |                      |          |             |              |       |
|                          | cco                            |                      |          |             |              |       |
| to\O                     |                                |                      |          |             |              |       |
| 1"'o                     |                                |                      |          |             |              |       |
| 0                        |                                |                      |          |             |              |       |
| buildings are            | to                             | be used              |          |             |              |       |
| "",u                     |                                |                      |          |             |              |       |
| I:>A'f                   |                                |                      |          |             |              |       |
| L.E.T.                   |                                |                      |          |             |              |       |
| c.                       |                                |                      |          |             |              |       |
| State                    | whether                        | applicant            | owns     | or          | controls     | any   |
| ..                       | 0                              |                      |          |             |              |       |
| N                        |                                |                      |          |             |              |       |
| ""                       |                                |                      |          |             |              |       |
| DC.~t>                   |                                |                      |          |             |              |       |
|                          | ,                              |                      |          |             |              |       |
| ...                      |                                |                      |          |             |              |       |
| e.\..\X.                 |                                |                      |          |             |              |       |
| adjoining                | land.                          |                      |          |             |              |       |
| if                       |                                |                      |          |             |              |       |
| Yes, give                | its                            | location             | and edge |             |              |       |
| in                       | blue                           |                      |          |             |              |       |
| on                       | submitted                      | plans                |          |             |              |       |
| d.                       |                                |                      |          |             |              |       |
| State                    | whether                        | the                  | proposal | involves:   |              |       |
| i                        |                                |                      |          |             |              |       |
| New bUilding(s)          |                                |                      |          |             |              |       |
| V./No                    |                                |                      |          |             |              |       |
| If                       | residential development, state | number               | of       | dwelling    |              |       |
| units                    | proposed                       | and                  |          |             |              |       |
| type                     |                                |                      |          |             |              |       |
| if                       |                                |                      |          |             |              |       |
| known                    |                                |                      |          |             |              |       |
| eg,                      |                                |                      |          |             |              |       |
| houses.                  |                                |                      |          |             |              |       |
| bungalows,               | flats                          | ___                  |          |             |              |       |
| ii                       |                                |                      |          |             |              |       |
| Retention                | of                             | existing bUilding(s) |          |             |              |       |
| Yes/He                   |                                |                      |          |             |              |       |
| iii                      |                                |                      |          |             |              |       |
| Alteration               | or                             | extension            |          |             |              |       |
| Yes/'-                   |                                |                      |          |             |              |       |
iv
Change of use
YeslNll
v
Construction of a new access to a
vehicular
_/No
highway
pedestrian
VAls/No
vi
Alteration of an existing access to a
vehicular
~/No
highway
pedestrian
_/No
vii
Removal of variation of a condition
_1N0
If Yes, give date and reference of previous application
viii
Mineral working
_/No
ix
Waste disposal
_/No
x
Other operations
~No

## Particulars Of Ap~·: 3. ~ Dlstbic!" Nat!!Llw Pmiil Al!Ttiiiiirly Are You Applying' Or:

~
If Yes, tick the items for which you are seeking
approval In this application:
1.
Siting
3.
External
appearance
2.
Design
4.
Means of
access
5.
Landscaping
iii
Approval of reserved matters following the grant
v,al/No
~ If Yes, state the date and number of outline
of outline permission
permission
Date
Number NPI
iv
Renewal of a temporary permission or
~No
~ If Yes, state the date and number of previous
permission for retention of building or
permission and identify the particular condition
continuance of use without complying with a
Date
Number NPI
condition subject to which planning pennission
has been granted
The condition
Please slate
i
Present use of buildlngs/land pOI1,,:mc.
ii
If vacant, the last previous use

## 4. - 5.

|                                            | Additional                                |  Information       |
|--------------------------------------------|-------------------------------------------|--------------------|
| a.                                         | Materials:                                | Existing.          |
| Roof                                       |                                           |                    |
| ~"'T"O                                     |                                           |                    |
| Proposed·                                  | Roof                                      |                    |
| S'T~l'6I\I2£                               |                                           |                    |
| &»E.                                       |                                           |                    |
| Tl'-"!~                                    |                                           |                    |
| +                                          |                                           |                    |
| "IN                                        |                                           |                    |
| Wall                                       |                                           |                    |
| LlI'1E.S!QNE                               |                                           |                    |
| Wall                                       |                                           |                    |
| 1-1                                        |                                           |                    |
| Ml:5-n::or.ald                             |                                           |                    |
| b.                                         |                                           |                    |
| Is the application for industrial, office, |                                           |                    |
| ¥eslNo                                     |                                           |                    |
| If                                         | Yes, please                               | complete           |
| warehouse, storage                         | or                                        | shopping purposes? |
| c.                                         | Does the proposed development involve the | Y:lts/No           |
| If                                         | Yes, indicate                             | their              |
| felling                                    | of                                        | any                |
| d.                                         | I                                         |                    |
| How                                        | will surface                              | water              |
| eg, mains, soakaway, etc.                  |                                           |                    |
| Is                                         | this                                      | system existing    |
| 5cA.                                       |                                           |                    |
| >-lAo"                                     |                                           |                    |
| -                                          |                                           |                    |
| PIU>PO~                                    |                                           |                    |
| ii                                         |                                           |                    |
| How                                        | will                                      | foul               |
| mains,                                     | septic tank, etc.                         |                    |
| Is                                         | this                                      | system existing    |
| S                                          | ..                                        |                    |
| ""At:.:                                    |                                           |                    |
|                                            |                                           |                    |
| Tt1F                                       |                                           |                    |
| T                                          |                                           |                    |
| p                                          |                                           |                    |
| '~~~                                       |                                           |                    |
| -                                          |                                           |                    |
| P-                                         |                                           |                    |
| ~,                                         |                                           |                    |
| ':!><t.O                                   |                                           |                    |

6.

| l!We                                                                |  apply   |  for:                               |  (Tick   |  appropriate                 |  box)   |
|---------------------------------------------------------------------|----------|-------------------------------------|----------|------------------------------|---------|
| IY""                                                                |          |                                     |          |                              |         |
| a.                                                                  |          |                                     |          |                              |         |
| Planning permission                                                 | to       | carry                               | out      | the development described In | this    |
| in accordance therewith.                                            |          |                                     |          |                              |         |
| D                                                                   |          |                                     |          |                              |         |
| b.                                                                  |          |                                     |          |                              |         |
| Planning pennission to retain buildings                             | or       | works                               | already  | constructed                  | or      |
| Instituted as described on this application and the attached plans. |          |                                     |          |                              |         |
| D                                                                   |          |                                     |          |                              |         |
| c.                                                                  |          |                                     |          |                              |         |
| Approval                                                            | of       | details                             | of       | such matters as              | were    |
| penn                                                                | Iss      | Ion                                 |          |                              |         |
| specified herein                                                    | and      | are                                 |          |                              |         |
| described In                                                        | this     | application and the attached plans. |          |                              |         |

l!We understand that this is an application for planning permission only and not for any other form of application which may be required.

## I Wk Msmlctna1Lonalwilaui!I08M

Produced 18 Nov 2005 from Ordnance Survey digital data and incorporating surveyed revision available at this data.

© CrO'Nn Copyright 2005.

Reproduction in whole or In part is prohibited without the prior permission of Ordnance Survey.

Ordnance Survey and the as symbol are registered trade marks and Siteplan a trade marie: of Ordnance Survey, the national mapping agency of Great Britain.

Pan: or all of this Siteplan is enlarged from mapping produced at one or more of the
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Supplied by:
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