PLANNING
OFFICER
APPLICANT:
AGENT: Pentland Galliford Try Limited
Adam Maxwell
Mrs J Shepherd
Crab Lane
RECEIVED
Upper Town Farm
Fearnhead
ATPDNPA
Back Lane
Warrington
Calton
Cheshire
22/11/2010
Waterhouses
WA20ZR
VALID FROM:
TEL:
TEL:
01925 284226
24/11/2010
email:
email:
john.scott@gallifordtry.co.uk
APPL TYPE
FULL
CERTIFICATE
PROPOSAL
Erection of extension to eXisting office
A
LOCATION
Upper Town Farm
PROPOSED
C3
Back Lane
USE CLASS
USE CLASS
PARISH
Waterhouses
EXISTING
Calton
EXISTING
C3
,1,/11
I
LAND USE
ADVERT DATE
03/12/2010
LAST ADVERT DATE
24/12120 1e-
Office
CONSTRAINT(S)
PROPOSED
LAND USE
.nservation Area~
Calton
Calton
Office
;E Landholdings
FCE 2525
<No Data Found>
Plotfile Boundaries
9169
Plotfile boundary
Public Rights of Way
Footpath
Footpath
CONSULTATIONS
PREVIOUS
DATE SENT
APPLICATION NO.
Waterhouses Parish Council
09/12/2010
NP/SM/1110/1199
Staffordshire Moorlands District Council
09/12/2010
TCP3 DRAFT
Peak District National Park Authority Rangers
09/12/2010
NEIGHBOUR NOTIFICATIONS
DELEGATED
Yes
Bentleys Barn. Back Lane, Calton, Stoke-On-Trent, ST103JX
8 WEEK DATE:
19/01/2011
13 WEEKS
DATE
24/02/2011
COMMITIEE
EIA Screening Opinion
Schedule 3 - Not Required
DECISION
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.

## Np/Smi Ill 012 01

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: 01629 816310
E-mail: customer.service@peakdistrict.gov.uk Web: www.peakdistrict.org Minicom: 01629 816319
Aldern House. Baslow Road. Bakewell. Derbyshire. DE45 lAE
To:
Mrs J Shepherd C/o Pentland Galliford Try Limited Crab Lane Fearnhead Warrington Cheshire WA20ZR
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/1110/1201       |        |
| 22 November 2010      |        |
| Erection of extension | to     |
| existing office       |        |
| Upper Town Farm       |        |
| Back Lane             |        |
| Calton                |        |
| Parish:               |        |
| Waterhouses           |        |

## The Decision

GRANTED subject to the following conditions:
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
1
The development hereby permitted shall be begun within 3 years from the date of this permission.

2
The development hereby permitted shall not be carried out otherwise than in complete
accordance with the submitted plans, SUbject to the following conditions or modifications:
3
The office use hereby permitted and the existing residential property at Upper Town Farm shall
be maintained as a single planning unit.
4
The premises shown as existing and proposed office space on drawing no: '10/331/02' shall be
used for offices and for no other purpose (including any other purpose in Class B1 of the
Schedule to the Town and Country Planning (Use Classes) Order 1987).
Attention Is called to the notes at the e of this Decision Notice

5
The office use hereby permitted shall not include use as offices in connection with the hiring,
distribution of or trading in motor vehicles, or in connection with driving instruction.
6
The total number of people employed by the office hereby approved shall not exceed the
equivalent of 5 full time employees.
7
The hours of operation for the office building hereby approved shall be between 10.00 am and
5.00 pm, Monday to Friday only.
8
There shall be no direct retail sales from the premises and no customers shall visit the site.
9
Notwithstanding
the
provisions
of the Town
and
Country
Planning
General
Permitted
Development Order 1995 (or any order revoking and re-€nacting that order), no extensions to
the office shall be erected on the site without the National Park Authority's prior written consent.
11
The pointing to all new external stonework shall be bag or brush-rubbed and slightly recessed
from the external face of the stonework.
10
All stonework, including any lintels, sills, quoins and surrounds shall be natural stone to match
the existing.
12
All new door and window frames shall be recessed from the external face of the wall the same
depth as existing frames.
13
The external doors and windows shall be of timber construction.
14
All external timberwork shall be stained or painted dark brown or black and shall be
permanently so maintained.
15
The rainwater goods shall be black. The gutters shall be fixed directly to the stonework with
brackets and without the use of fascia boards. There shall be no projecting or exposed rafters.
16
The roof verges shall be flush cement pointed, with no barge boards or projecting timberwork.
17
The rooflights shall be conservation type and shall be fitted flush with the roof slope.
18
All pipework, other than rainwater goods, shall be completely internal within the bUilding.
19
The roof shall be clad with tiles to match the existing.

## Reasons For Conditions:

1
To comply with Sections 91, 92, and 93 of the Town and Country Planning Act 1990 (which
requires the National Park Authority to reconsider the proposal afresh after a period of years) as
amended by Section 51 of the Planning Compulsory Purchase Act 2004
2
For clarity and for the avoidance of doubt.
3
To prevent the introduction of an independent office use, which would be harmful to the amenity
of the existing and neighbouring properties.
4
In the interests of the amenity of the existing and neighbouring properties.
5
Inadequate parking and service facilities are provided for such uses, and in the interests of the
amenity of neighbouring properties and the surrounding area.
6 - 8
In the interests of the amenity of the existing and neighbouring properties.
9
The National Park Authority considers it necessary to control the erection of extensions in order
to ensure that *any* future development is in keeping with the character of the existing office, and
in the interests of the amenity of the existing and neighbouring dwellings.
10- 19
To ensure a satisfactory detailed design, which is in character with the local building tradition
and the character of the National Park.
Note:
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that proposals be determined in accordance with the development plan, unless material considerations indicate otherwise. Section 38(3) of the Act also provides that the development plan consists of saved local plan policies and the development plan documents.

The applicant is informed that the proposal has been successful as it is considered that sUbject to conditions, the proposal office use is of a scale and intensity that is acceptable close to residential development and that the proposed use will not harm the amenity and valued characteristics of the area or the amenity of the existing dwelling or neighbouring properties. The design of the proposed extension is also considered acceptable, and will preserve the valued characteristics of the Conservation Area. The proposal would also allow a successful local business to remain within the settlement which would provide local employment in a sustainable location. Therefore the proposal is considered to be in accordance with the development plan, and other material considerations also indicate that permission should be granted.

Relevant Regional Plan policies include: 1, 2, 8, 26, 27
Relevant Local Plan policies include: LC2, LC3, LC4, LC5, LE4

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

Please note, only the applicant possesses the right of appeal.

You must use a Planning Appeal Form/Householder Appeal Form 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 under section 78 of the Town and Country Planning Act 1990.

If you want to appeal against your local planning authority's decision then you must do so within 6
months of the date of this notice.

Appeals must be made using a form which you can get from the Secretary of State at Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN or online at www.planningportal.gov.ukJpcs.

The Secretary of State can allow a longer period for giving notice of an appeal, but 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 the Secretary of State 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 Communities and Local Government 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 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 Planning Case Officer: Am P File No: 9169

Authorised by:
NP Number: NP/SM/1110/1201
Date of Report: 17 January 2011
Regional Plan Codes:
1, 2, 8, 20, 26, 27
Local Plan Codes:
LC2, LC3, LC4, LC5, LE4

## List Of Background Papers (Not Previously Published) Nil - Human Rights

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

## Report: Site And Surroundings

Uppertown Farm is a detached dwelling within the village of Calton, lived in by the applicant. It is of traditional design, constructed from natural limestone underneath a Staffordshire blue clay roof. The property has been extended in the past a number of times including a single storey rear extension and a separate two storey extension, also to the rear. To the rear of the property is an small office building and modern agricultural building which was approved under prior notification, which currently in use as a stables associated used in connection with the property.

The application site is within the designated Local Plan Settlement (LC2, LC3), and also within the designated Conservation Area (LC5). The nearest neighbouring properties are The Old Barn to the west and Bentleys Barn to the east. A public footpath runs along inside the eastern edge of the properties boundary towards the strip fields to the south.

The planning unit currently consists of a number of uses including the dwellinghouse and domestic curtilage, the agricultural building and the garage building which is now being used as an office, beyond what could be considered incidental to the enjoyment of the dwelling, where the applicant runs a business in public relations, employing a number of part time staff.

## Relevant Planning Historv

1988:
NP/SM/988/114:
Erection of a double garage granted conditionally.

GOO application for general purpose agricultural building, revised plan FFN/1098:
accepted.

Single garage
(as completed)
accepted as a minor amendment to
1991 :
(NP/SM/988/114).

2005:
NP/SM/0205/0171:
Two storey rear extension granted conditionally.

2006:
Informal officer advice regarding using the garage as an office for home working. It is unclear from the file what the officer advice was, but no formal application was made at this time.

2009:
NP/SM/0809/0707:
Planning permission granted conditionally for extension to existing detached home office. Permission granted subject to conditions restricting the use of the property to 81 office only, and to ensure that the office and dwelling at Upper Town Farm are maintained as a single planning unit.

## Proposal

This application seeks to extend the existing office at the property. To facilitate this the existing portal framed agricultural building would be demolished (an application for replacement stables would be subject to a separate application). The extension would be in the form of a single storey gable side extension, built from matching materials, with two stable type door openings in the east elevation. The proposed extension would measure approximately 4.6m by 6.1 m, 2.4m to eaves and 3.8m to ridge.

The proposed extension is required to allow for two of the eXisting part-time staff to work full time, and to provide a usable space for filming in relation to the applicants PR business. The number of full time I part time staff would increase from 1 14 currently to 3 I 2 proposed. The proposed opening hours would remain unchanged.

Since the previous application was determined, PPS4 has been published. Policies EC10 and PC12 are considered to be relevant in this case. EC10 is supportive of economic development generally, stating that planning applications that secure sustainable economic growth should be treated favourably, setting out impact considerations to assess development against.

EC12 is supportive of re-use of buildings in the countryside for economic development purposes.

Authorities should support development which enhances the vitality and viability of rural service centres and support small scale economic development where it provides the most sustainable option in villages.

The East Midlands Regional Plan (EMRP) Policy 1 states that all strategies, plans and programmes having a special impact should protect and enhance the environmental quality of rural settlements, by promoting high quality design which reflects local distinctiveness, and should protect and enhance the environment by avoiding significant harm and securing adequate mitigation for any unavoidable damage, and should ensure that no net loss of priority habitats or species is allowed to occur. EMRP Policy 2 states that development should take a design led approach which takes account of local natural and historic character.

Policy 8 in the EMRP states that in the Peak Sub-area policies and programmes should help to secure the conservation and enhancement of the National Park, respecting the statutory purposes of its designation, and protect and enhance the natural and cultural heritage of the Sub-area.

Policy 20 in the EMPR states that employment sites at sustainable locations should be responsive to market needs including the needs of small businesses, should ensure that the needs of high technology and knowledge based industries are provided for and promote diversification in the rural economy.

Policy 26 states that the region's internationally and nationally designated natural and historic assets should receive the highest level of protection, and that damage to natural and historic assets or their settings should be avoided wherever and as far as possible, recognising that such assets are usually irreplaceable. Policy 27 states that the historic environment should be conserved and enhanced, in recognition of its own intrinsic value and its contribution to the Region's quality of life.

Local Plan Policy (LPP) LC4 requires that a proposals detailed treatment is of a high standard that conserves and where possible enhance the landscape, built environment and other valued characteristics of the area. LPP LC5 goes further setting out that applications should assess and clearly demonstrate how the existing character of the conservation area will be preserved or enhanced. Views into and out of the conservation area receive special attention along with the scale and form of development and the buildings to which it relates and locally distinctive design details.

LPP LE4 states that business expansion in or on the edge of a Local Plan settlement will be permitted provided that it is operating in an appropriate location, the use remains of a scale and type to meet local needs, that the development can be accommodated without harm to the amenity and valued characteristics of the area or to traffic safety and circulation. New or extended bUildings must be clearly justified and proper consideration given to the possibilities of using appropriate existing buildings to meet the needs of the business.

The Authority's Design Guide, which is adopted supplementary planning guidance (SPG) is also a relevant material consideration. Along with the Authority's Conservation Area Appraisal for
•
Calton.

## Discussion Principle

This application proposes extension of the office use at the site over that which was approved in
2009. The business has not changed, nor has the applicant. The total number of employees would remain the same as previously accepted, though this application would allow two of the employees to work full time as opposed to part-time currently through desk sharing. Otherwise, the extension would be used to provide a more useable space for activities related to the PR
business (i.e. filming of products). It is therefore considered that there is clear justification for why an extension is required by the existing business (LE4).

Converting the existing portal framed building to office space was considered at pre-application stage, however, the existing building is considered to be inappropriate for conversion by virtue of its design, scale and materials. This application proposes to demolish the existing portal framed building and erect a new extension built from traditional materials.

The applicant states that the eXisting business in this case is based primarily around telecommunications, meetings with customers and other clients are dealt with via the phone, email or video conferencing, no customers visit the site. Frequently employees work from home, and rarely all five employees are at the site at the same time. Officers consider that in principle the proposal is acceptable.

## Amenity

The total number of staff employed at the site remains unchanged, however, if the proposal were allowed it would be more likely that all five staff would be present at the site at the same time.

However, the total number of staff (5, one of which is the applicant) remains a relatively modest number, and the fact that the majority of staff live locally is a material consideration as is the fact that no customers will visit the site. Given the type of business run by the applicant, the number of staff employed and the fact that customers would not visit the site, it is considered unlikely that any potential additional disturbance would not adversely affect the amenity of neighbouring properties or the property at Upper Town Farm.

The proposed office use is not easily severable from the other existing uses on site, as it sits inbetween the rear garden of the property and the stable and fields beyond, the office would also share a vehicular access and parking to the front of the stable. By virtue of the relationship between the office and the dwelling, it is considered that an office run independently to the dwelling would have an unacceptable impact upon the amenity of Upper Town Farm, through increase noise disturbance from vehicle movements and loss of privacy to the rear garden, Therefore in order for the proposal to be acceptable it is reasonable and necessary to impose a condition requiring that the office remain in the same planning unit as the rest of the property, along with other conditions restricting hours of operation to those proposed and ensuring that customers do not visit the premises.

Furthermore, while the previous small scale of office accommodation effectively limited the number of employees (and therefore potential trips, parking arrangements) the extended office could effectively be used to accommodate a larger number of staff by a different business, which could be potentially harmful to the amenity of the host and neighbouring properties. Therefore, it is now considered necessary to impose a restriction on the number of employees so that it does not exceed the equivalent of 5 full time posts. These restrictions would adequately preserve the amenity of the host property and neighbouring properties, and therefore it is not considered reasonable to grant permission on a personal basis, especially having regard to paragraph 93 in circular 11/95.

Further planning conditions restricting the use of the property to offices within the B1 class are again also necessary, as it is considered that other uses in the B1 class and the potential to change to a B8 use could be potentially harmful to the amenity of neighbouring properties, which would be contrary to adopted policy.

There are no issues in terms of overlooking or loss of light to neighbouring properties.

## Design

The existing structure, previously a single garage is of a relatively traditional design, form and materials and while not being exceptional it certainly does not currently detract from the setting of the property or the wider Conservation Area. The proposed extension is in scale with the existing office building and of design and materials identical to the existing structure, the proposed openings are considered to be an acceptable design solution, particularly bearing in mind potential future uses and the intention to replace the existing stables in the future.

Therefore the proposals design and detailed treatments are considered acceptable sUbject to minor design details, and as a result it is considered that the proposal will preserve the valued characteristics of the Conservation Area. The demolition of the existing portal frame building will enhance the character and appearance of the site, and there are no objections to this since evidently any agricultural use has now ceased.

The newly introduced Part 41 of the GDPO would potentially allow for extensions to the office accommodation up to 25% of the original building. Given that the office is located in the conservation area, and given the relationship to neighbouring properties, it is considered that permitted development rights for extensions to the office should be removed. Alterations to the existing office would not have the benefit of permitted development rights under Part 41 and therefore do not need to be specifically removed.

## Other Issues

The proposal would utilise the existing access, which has adequate visibility onto the highway.

The office has ample parking and turning space to accommodate the proposals. Therefore it is not considered that the proposal would give rise to any issues in regard to highway safety.

## The Proposal Would Not Have Any Obvious Impact Upon Any Protected Species Or Habitat.

The proposal would not impact upon the nearby footpath, however the applicant should be informed of their responsibility if building works require any temporary closure.

## Conclusion

Therefore, it is considered that subject to conditions, the proposal office use is of a scale and intensity that is acceptable close to residential development and that the proposed use will not harm the amenity and valued characteristics of the area or the amenity of the existing dwelling or neighbouring properties. The design of the proposed extension is also considered acceptable, and will preserve the valued characteristics of the Conservation Area. Therefore in the absence of further material considerations, the proposal is considered to be in accordance with the Development Plan, and therefore recommended for conditional approval.

## Consultation

| No                                                              |  response to date.               |
|-----------------------------------------------------------------|----------------------------------|
| Strongly approves the plans.                                    |                                  |
| SMDC:                                                           |                                  |
| Waterhouses                                                     |                                  |
| PC:                                                             |                                  |
| PDNPA Rangers:                                                  |                                  |
| Recommendation                                                  |                                  |
| APPROVE                                                         |                                  |
| No response.                                                    |                                  |
| -                                                               |                                  |
| Within 3 years.                                                 |                                  |
| In                                                              | accordance with submitted plans. |
| Personal Consent                                                |                                  |
| Within one Planning Unit                                        |                                  |
| Restrict to office use only, no office related to car business. |                                  |
| Limit hours of operation                                        |                                  |
| No                                                              | customers.                       |
| Design details.                                                 |                                  |

Tel: 01619816100
Fax: 01629 816310
E-mail: customer.service@peakdistrictgov.uk Web: www.peakdistrict.gov.uk Minicom: 01629 816319
Aldern House. Baslow Road. Bakewell. Derbyshire. DE45 IAE
--------
NATIONAL PARK AUTHORITY
Out fet.

9169 fofW-A
09 December 201 0
Date:
Waterhouses Parish Council
12 Portland Place Waterhouses Stoke on Trent Staffs ST103HU
Dear Sir/Madam Application Code Number:
NP/SM/1110/1201
Erection of extension to existing office Upper Town Fann, Back Lane, Calton, Officer Email:
adam.maxwell@peakdlstriclgov.uk I enclose one copy of the above application.

The Caseworker dealing with this application is Adam Maxwell and their telephone number is 01629 816373
Vou should return a copy of this letter containing your observations and comments to this office within 28 days 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 Democratic Services at the National Park Office.

Details of all planning applications can be found on the Authority's website at http:/twww.peakdistrict.gov.uklPlanning. 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.

Vours faithfully RJ Bryan Head of The Planning Service Parish CounCil/ Town Council Recommendation and any Comments:-

lli.e...
           w",~eAoL<.Ses;
                                   f<:-n's"'- ColMC:I.
                                                              s\n,~.::'::1 c<ppCOv<?- (l,e. obo,,,,_ plo-t So

Signed In any correspondence, please quote our reference and the Application Code Number.

HokJerof CounCil ofEurope *Diploma* ..... *
:0"
Worlcing together for the Peak District National Park:
lilA special environment -A welcoming place at the heart of the nation -Vlbnmt communities and a thriving economy -

## Notice Of Planning Proposal

Mrs J Shepherd

AN APPLICATION HAS BEEN MADE BY:

Erection of extension to existing office
FOR:
AT:
Upper Town Farm
Back Lane
Calton
Waterhouses
PARISH:
REASONS FOR ADVERT:
This site lies within Calton
Conservation Area
NP/SM/1110/1201
OFFICE CODE NO :
9169
P FILE NO:
COMMENTS TO BE RECEIVED BY :

A copy of the application and the plans may be inspected during office hours at the National Park Authority Office until the date of this notice. 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 / Borough council and parish council/meeting for comment.

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

In the event of an appeal against a refusal of planning permission for a householder application, which is to be dealt with on the basis of representations in writing, any representations made about the application will be sent to the Secretary of State, and there will be no further opportunity to comment at appeal stage

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

Head of Planning Service The Peak District National Park Authority Aldern House, Baslow Road, Bakewell Derbyshire DE451AE

# Application Reference Np T&Cp (Environmental Impact Assessment) (E&W) Regulations 1999

This form is to be used for all proposals which fall in Schedule 1 or Schedule 2 of the above Regulations.

PLEASE INDICATE BELOW WITH A TICK IN THE APPROPRIATE BOX WHICH SCHEDULE THE
PROPOSAL FALLS WITHIN AND FOR SCHEDULE 2 PROJECTS INDICATE WHETHER AN EIA IS
REQUIRED GIVING REASONS:

1.The proposal falls within Schedule 1 and therfore an EIA has to be provided.
2 The proposal falls within Schedule 2 of the regulations and an EIA is required for the following reasons:
3.The proposal falls within Schedule 2 of the regulations but an EIA is not required as the deve!lopment does not have a significant impact on the environment due to its characteristics, location and potential impact

Fee:- **170** _c:n _I
L
_
D
_
a
_
te
_:_-
II_R_ec_e_iD_t_N_O_:-
-!
Q~- II- LO
..
'
(gg-S13

Comments by allocation Officer (if any) prior to Site Visit -

## Issues To Consider:

•
Impact of development on neighbounng properties - overlooking etc
•
Landscape impact - topography, features of Importance etc
•
Design and scale of development
•
Access - parking, etc
•
Wider neighbour notification letters
•
Photographic evidence, showing relationship of proposal t%n neighbouring properties,
plus wider spatial Impact of development on the streetscene/landscaoe, (views from
public vantage points and rights of way etc),
•
Any agreed amendments/alterations or contacts with agenVapplicantineighbours etc prior
to determination should be noted on this sheet including date and reason,

## Comment •

Upper Town Farm Back Lane Calton Staffordshire ST103JX
22"d September 2010
Planning Service Peak District National Park Authority Aldern House Baslow Road Bakewell DE451AE
Dear sirs

Re Application for Planning Permission Upper Town Farm Calton I enclose cheques in the sum of £150.00 and £170.00 in respect of the planning application fees for the above Yours faithfully

Planning Portal [support@planningportal.gov.Uk]
22 November 201018:22
Planning Service ACTION: Coliect proposal PP-01297060v1

From:
Sent:
To:
SUbject:

A planning proposal has been submitted on-line to your LPA using the Planning Portal.

You must collect this proposal from the Portal within the next 30 days. You are obliged to contact the applicant within 10 working days.

Using the Portal fee calculator,
                                 the user calculated that the fee due was:
                                                                            170.0 GBP.

It is your responsibility to ensure that this fee is correct You should expect to
receive a cheque payment for this amount.

The proposal reference number is:
                                   PP-01297060v1

This e-mail has been scanned for all viruses by Star.
                                                       The service is powered by

~essageLabs. For more information on a proactive anti-virus service working around the
  clock,
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## Np/Smi 11 10 1-2A1

e:
t:
# National Park Authority Customer.Services@Peakdistrict.Gov.Uk 01629816200 01629816310 N Pismi 1110 1201 Application For Planning Permission. Town And Country Planning Act 1990

Publication ofapplications on planning authority websites.

Please note that the information provided on this application form and In supportIng documents may be published on the Authority's websIte.

If you require any further clarification, please contact the Authority's planning department

## 1. Applicant Name, Address And Contad Details

National
Code
Number
Number
Telephone number:

## 2. Agent Name, Address And Contact Details

| Country         |
|-----------------|
| Extension       |
| Street address: |
| Code            |
| Number          |
| Number          |
Telephone number:
Mobile number:
County:

## 3. Description Of The Proposal 4. Site Address Details 5. Pre-Application Advice

I'Yes, please complete the following information about the advice you were given (this will help the authority to deill with this appllcatlon more efficiently):

## 6. Pedestrian And Vehicle Access, Roads And Rights Ofway 7. Waste Storage And Collection 8. Authority Employee/Member 9. Materials 9. (Materials Continued) ~ Vehicle Parking

Type of vehicle
Existing number
Total proposed (including spaces
Difference in
ofspaces
retained)
spaces
Cars
5
5
0
light goods vehicles/public camer vehicles
0
0
0
Motorcycles
0
0
0
Disability spaces
0
0
0
Cycle spaces
0
0
0
Other (e.g. Bus)
0
0
0
Short description ofOther

## 11. Foul Sewage

Package treatment plant

## 12. Assessment Of Flood Risk 13. Biodiversityand Geological Conservation

To assist in answering the following questions refer to the guidance notes for furtner information on when there is a reasonable likelihood that any Important biodiversity or geological conservation features may be present or nearby and whether they are likelyto be affected by your proposals.

Having referred to the guidance notes, is there a reasonable likelihood of the following being affected adversely or conseJVed and enhanced within the application site. OR
on land adjacent to or near the application site:

| a) Protected   |  and        |
|----------------|-------------|
| priority       |             |
| spedM          |             |
| r              |             |
| Yes,.          |             |
| on             |             |
| the            |             |
| development    |             |
| sjte           |             |
| r              |             |
| Yes.           | on          |
| land           |             |
| adjacent       | to          |
| proposed       |             |
| development    |             |
| (i             |             |
| No             |             |
| b)             |             |
| Designated     |             |
| sites.         |             |
| Imponant       | habitats    |
| r              |             |
| Yes.           |             |
| on             |             |
| the            | devetopment |
| site           |             |
| r              |             |
| Yes.           | on          |
| land           |             |
| adjacent       | to          |
| the            |             |
| proposed       | development |
| I-             |             |
| No             |             |
| d              |             |
| Features       | of          |
| geological     |             |
| conservation   |             |
| Importance     |             |
| r              |             |
| Yes.           | on          |
| the            |             |
| development    | site        |
| r              |             |
| Yes.           |             |
| on             |             |
| land           |             |
| adjacent       | to          |
| the            |             |
| proposed       |             |
| development    |             |
| I-             |             |
| No             |             |

## 14. Existing Use

Please describe the current use of the site;
IOfflCe tied to dwelling at Upper Town Farm Is the site currently vacant?

r Yes l-
Na Does the proposal involve any ofthe following?

If yes. you will need to submit an appropriate contamination assessment with your application.

| land                    |  which   |  Is           |  known   |  to       |
|-------------------------|----------|---------------|----------|-----------|
| be                      |          |               |          |           |
| contaminated?           |          |               |          |           |
| r                       |          |               |          |           |
| Ves                     |          |               |          |           |
| l-                      |          |               |          |           |
| Na                      |          |               |          |           |
| Land                    | where    | contamination | is       | suspected |
| for                     |          |               |          |           |
| all                     | or       | part          | of       | the       |
| r                       |          |               |          |           |
| Ves                     |          |               |          |           |
| I-                      |          |               |          |           |
| No                      |          |               |          |           |
| A                       | proposed | use           | that     | would     |
| be                      |          |               |          |           |
| particularty vulnerable | to       | the           | presence | of        |
| r                       |          |               |          |           |
| Yes                     |          |               |          |           |
| l-                      |          |               |          |           |
| Na                      |          |               |          |           |

## 15. Trees And Hedges

Are there trees or hedges on the proposed development site?
r
Yes
l-
Na
Andlor. Are there trees or hedges on land adjacent to the proposed development site that could influence the
r
I-
No
development or might be important as part of the hxallandscape character?
Ves

If Yes to either or both ofthe above. you !mY- need to provide a full Tree Survey, at the discretion of your local planning authority. Ifa Tree Survey is required, thIs and the accompanying plan should be submitted alongside your application. Your local planning authority should make clear on its web5ite what the survey should contain, in accordance with the current '855837: Trees in relation to construetjon - Recommendatjons'.

## 16. Trade Effluent

| Does   |  the   |  proposal involve   |
|--------|--------|---------------------|
| the    |        |                     |
| need   | to     | dispose             |
| r      |        |                     |
| Yes    |        |                     |
| l-     |        |                     |
| Na     |        |                     |

## 17. Residential Units

Does your proposal Include the gain or loss of residential units?

## 18. All Types Ofdevelopment: Non-Residential Aoorspace

Does your proposal involve the loss, gain or change of use ofnon-residential ftoorspace?
Existing gross
Gross
Total gross new internal
Net additional gross
intemal floorspaceto be
Use class/type of use
Internal
lost by change of use or
floorspace proposed
internal floorspace
f100rspace
demolition
(Including changes of use)
following development
(square metres)
(square metres)
(square metres)
(square metres)
Al
Shops Net Tradable Area
0.0
0.0
0.0
0.01
IV.
Financial and professional services
0.0
0.0
0.0
I
O.Oj
A3
Restaurants and cafes
0.0
0.0
0.0
I
0.01
A4
Drinking establshments
0.0
0.0
0.0
0.0:
AS
Hot *tood* takeaways
0.0
0.0
0.0
0.0:
811a)
Ofnee (other than All
0.0
0.0
29.5
295:
811b)
Research and development
0.0
0.0
0.0
O.o!
I
81 (e)
Ught industrial
0.0
0.0
0.0
0.01
82
General Industrial
0.0
0.0
0.0
0.01
DB
Starage or distribution
0.0
0.0
0.0
0.01
-- - -
--_.- -
~
.- ....•. --
-
-

## 18. All Types Of Development: Non-Residential Floorspace (Continued)

(1
Hotels and halls of residence
0.0
0.0
0.0
0.0
C2
Residential institutions
0.0
0.0
0.0
0.0
01
Non-residential institutions
0.0
0.0
0.0
0.01
02
Assembly and leisure
0.0
0.0
0.0
0.0
Other
Please Specify
0.0
0.0
0.0
0.0
Total
0.0
0.0
29.5
295
1
----
For hotels, residential Institutions and hostels, please additionally indicate the loss or gain of rooms:
Use Class
I
Types of use
Existing rooms to be lost by change of useI Total rooms proposed (including I
Net additional rooms
or demolition
changes of use)

## 19. Employment

If known. please complete the following information regarding employees:

Full·time
Part-time
Equivalent number of full·time
Existing employees
1
4
0
Proposed employees
3
2
0

## R-Tn Hours Of Opening

nown, please state the hours ofopening for each non·residential use proposed:

Use
Monday to Friday
Saturday
Sunday and Bank Holidays
Not
Start Time
End Time
Start Time
End Time
Start Time
End Time
Known
A2
I
10.00 J
I
17.00
[
I
I
L~
I.
I
I
I
I

## 21. Site Area

| What       |
|------------|
| 1          |
| 00.        |
| 05         |
| I!hectares |
| I          |

## 22. Industrial Or Commerdal Processes And Machinery

Please describe the activities and processes which would be carried out on the site and the end products induding plant. ventilation or air conditioning. Please include the type of machinery which may be installed on site:

Is the proposal for a waste management development?
Yes
(0
No

## ~ Hazardous Substances

| ny hazardous waste involved   |
|-------------------------------|
| r                             |
| Yes                           |
| (0                            |
| No                            |

## 24. Site Visit

Can the site be seen from a public road, public footpath, bridleway or other public land?

Ifthe planning authority needs to make an appointment to carry out a site visit, whom should they contact? (Please select only one)

Ci. The agent
                          r
                               The applicant
                                                      r
                                                           Other person

## 2S. Certificates (Certificate A)

Certificate of Ownership - Certificate A
Town and Country Planning (Development Management Procedure) (England) Order 2010 Certificate under Artlde 12
IcertifyfThe applicant certifies that on the day 21 days before the date ofthis application nobody except *myselfl* the applicant was the owner (owner is a person with a freehold interest or leasehold Interest with at least 7 years left to run) of any part ofthe land or building to which the application relates.

## 25. Certificates (Agricultural Land Declaration) Agricultural ....Nd Declaration

Town and Country Plannlng (Development Management Procedure) (England) Order 2010 Certifkate under ArtIcle 12
AgricultUlal Land Declaration - You Must Complete ~ A or B
(A) None of the land to which the appUcation relates is. or is part of an agricultural holding.

(8) I havelTbe applicant has given the requisite notice to evety person other than myselflthe applicant who. on the day 21 days before the date of this application.

was a tenant ofan agricultural holding on aU Of part of the land to which lhis application relates. as listed below:
Ifany part ofthe land is an agricuftural holding. ofwhich the appticant is the sole' tenant, the applicant should complete part (8) ofthe fonn by writing 'sole tenant -
not appliable' in the first column of the table beiow

## 26. Dedaration

Uwe hereby apply for planning permission/consent as described in this form and the accompanying plans/drawings and additional Information.

## Pentland@ Np/Smi 11101201 Planning, Design And Access Statement

Erection of extension to existing office Upper Town Farm Calton Staffordshire ST103JX
Mrs Jane Shepherd

## 1 Application Site And Setting

1.1
Upper Town Farm is situated on the southern side of Back Lane, in the centre of
the village of Calton, to the north of the A.523 between Ashbourne and Leek.
The building group comprises the house, a former garage now used as an office,
and a range of outbuildings used for stabling and storage.
The stable is a
corrugated sheet building. Vehicular access to the site is at the eastern end of
the range of buildings, leading to a parking area which serves the house and
buildings.
There are fields to the south of the buildings.
The house is a
traditional limestone building under a Staffordshire clay tile roof; there are
extensions on the rear of the house. The site is within Calton Conservation Area,
but none of the buildings are listed buildings.
1.2
The following section sets out the relevant planning history, omitting applications
to extend the rear of the house:
•
October 2006: the applicant contacted the National Park Authority to inform
the Authority that she was proposing to convert the garage into an office from
which to run her business.
Prior to this she ran the business from an office
in the house for 5 years.
She was advised that this would not require
planning permission if it was run as an office ancillary to the house and did
not result in material change of use, then planning permission would not be
required. This work was carried out.
•
August 2009: planning permission granted for extension of existing office (ref.
no.
NP/SM/0809/0707).
This was subject. to a number of conditions,
including one restricting the use to a Class B1 office and requiring that the
office use and the existing residential property at Upper Town Farm shall be
maintained as a single planning unit. The application proposed an extension
on the front of the existing office and was required to accommodate the
applicant's expanding business and staff needs. This permission has been
implemented.

## 2 The Proposed Development

2.1
The proposed development involves the demolition of the existing stable and
store which adjoins the existing office to the rear of Upper Town Farm and the
erection of an extension to the south-facing elevation of the existing office to
provide a larger office space from which the applicant can continue to run her
successful PR business and accommodate existing staff in more spacious
conditions.
The extension would measure 6.2 metres by 4.75 metres.
It would
be single storey, with a lower eaves level at the rear. The scheme is shown on
the plans produced by Nigel Forrester, Building Design Services, drawing
number 10/331/02 and site/block plan 10/331/04.
2.2
The extension would be faced with natural stone to match the existing, with a
Staffordshire blue clay tile roof.
There would be two stable doors on the front
elevation, a window in the south gable and two roof-lights on the rear elevation.
The extension would form an approximate "L" shape with the existing office.
Its
overall floor area would be much reduced from the existing building which is to
be demolished.
2.3
The background to the application is as follows.
Following the conversion of the
former garage to an office and its extension in 2009, the applicant, Jane
Shepherd, has continued to develop her business in public relations (Shepherd
PRJ.
Consequently she now employs 4 part-time staff.
Jane Shepherd is the
only full time member of staff, effectively working from her own home.
She
currently employs two people on a part-time basis, (3 and 4 days respectively),
another person for 2 days a week (currently at University) and two people who
work on a contract basis assisting the business 1 day a week.
The staff often
work from their own homes, so all the individuals listed would not be on site at
the same time.
This flexible way of working is now very common with
businesses such as this.
No customers ever visit the site and there are very
limited visits for deliveries, with much of the business being carried out by visits
to the clients, email or telephone. The working hours are 10.00am to 5.00pm (as
reflected in the planning condition imposed 0 the 2009 planning permission).
In
order to allow the business to continue to develop and function more effectively, the applicant now wishes to extend the office space slightly to provide two additional work spaces. The intention is to allow her existing staff, most of whom are part-time, to work on a full time basis. At the moment the accommodation is too restricted for all the staff to work on the site at the same time.

She also requires a separate area for meetings and video conferencing, which is an important part of the way in which the business operates.

## 3 Planning Policy

3.1
The current Development Plan for the area is the Peak District National Park
Local Plan, adopted in 2001 and the East Midlands Regional Plan. The relevant
Local Plan policies are LC2, LC4, LC5 and LE4. For the sake of brevity, only
policy LE4 is quoted in full as this is the most directly relevant:

## Policy Le4: Industrial And Business Expansion

(a) Expansion of an existing industry or business in or on the edge of a Local
Plan Settlement will be permitted provided that:
(i)
It is operating in an appropriate location; and
(ii)
the use remains of a scale and type intended to meet local needs;
and
(iii)
development can be accommodated without harm to the amenity
and valued characteristics of the area or to traffic safety and
circulation; and
(iv)
new or extended buildings and working areas are clearly justified
and proper consideration has been given to the possibilities of
using appropriate existing buildings to meet the needs of the
business.
(b) Outside Local Plan Settlements, expansion of existing industrial and business
development (other than that linked to homeworking, farm diversification,
forestry, mineral working and appropriate recreational activity) will not be
permitted unless: (Not applicable in this case)
3.2
Planning Policy Statement 4 "Planning for Sustainable Economic Growth":
PPS 4 provides the most recent Government advice and guidance on business developments in the countryside and encourages such development at an appropriate scale. The key policies are considered to be (not repeated here):

•
Policy EC6: Planning for economic development in rural areas
•
Policy EC12: Determining planning applications for economic
development in rural areas.
4.1
This is an application for the erection of a further small single storey extension to
an existing building to create additional office space. The planning permission
granted in 2009 confirmed the use of the building as an office under Class B1 of
the Town and Country Planning Use Classes because the use of the original

## 4. Design And Access Statement

office was developing beyond the "home working" criteria originally accepted by
the Authority.
The current application seeks a further modest extension to
accommodate the needs of this successful local business. We consider that the
key issue is the principle adding a small extension to an existing office, taking
into account the location within a designated Local Plan village, character and
appearance of the existing building which would be removed, and the scale,
character and appearance of the proposed extension.
4.2
As noted above, the original garage was converted to an office for use by the
applicant on the basis of home-working and did therefore not require planning
permission.
The expansion of the business and the need to accommodate her
staff led to the applicant requiring some additional space in 2009.
This
permission was implemented by the applicant, who now has a need for additional
space to allow some of her part-time staff to work on a full-time basis.
There
would be no increase in the number of staff employed. To some extent there is
still an element of home-working in the proposal as Jane Shepherd would live at
Upper Town farm and work from the premises.
4.3
Secondly, we consider that the development is of a scale and type that meets a
local need in accordance with Local Plan policy LE4 part (a).
This permits
industrial and business expansion on sites within or on the edge of Local Plan settlements, subject to certain criteria.

The application site is clearly within the Local Plan settlement of Calton (Policy LC2).

Taking each part of policy LE4 in turn:

(i)
it is operating in an appropriate location:
the existing office is to
the rear of the existing house, but clearly within the curtilage. As
noted above, it is within a local plan settlement where such
development will normally be permitted.
(ii)
the use remains of a scale and type intended to meet local needs:
the existing use is a small, unobtrusive office operated by a local
person and employing other local people.
It is of a scale that can
be sustained without causing harm to the area and requiring
expansion that would be inappropriate in the National Park.
(iii)
Development can be accommodated without harm to the amenity
and valued characteristics of the area or to traffic safety and
circulation: The existing office has been used without causing any
harm to the residential amenity of the adjacent houses or to the
character and appearance of the area, including the Conservation
Area. A further modest extension of the building to accommodate
staff more comfortably and to allow the business to develop would
not cause any harm to the amenity, character and appearance of
the area.
There is ample parking on the site and the access is
capable of accommodating the use without causing any hazard to
road users.
(iv)
New and extended buildings and working areas are clearly
justified
and
proper
consideration
has
been
given
to
the
possibilities of using appropriate existing buildings to meet the
needs of *the business:* The only physical development would be a
small extension to the existing building and this is required to
provide adequate working space for the staff. There are no other
suitable buildings on the site that could be used.
The existing
building is a stable and storage building of a construction and of a
type that the Authority does not normally allow to be converted, so the proposal is to demolish it and replace with a sympathetically
de signed extension in natural materials.

The stable would be replaced by a building which is the subject of a separate application.

4.4
We therefore consider that the proposal meets the requirements of policy LE4.
The applicant is prepared to accept conditions on any permission to control the
use and scale of building, retaining it as a 81 office ancillary to Upper Town
Farm, as imposed on the 2009 permission.
Finally, we consider that the proposal satisfies the requirements of policy LC4
4.5
and LC5 as it involves a very small extension to an existing outbuilding, with the
detailing replicating that of the existing building. The siting, scale and form of the
extension means that it would have no material impact on the character and
appearance of the Conservation Area, being a modest building in natural stone
and blue clay tiles, sited to the rear of the existing house and office.
As explained above, the intention is to allow the existing staff, most of whom are
4.6
part-time, to work on a full time basis. At the moment the accommodation is too
restricted for all the staff to work on the site at the same time. The applicant also
requires a separate area for team meetings and video conferencing, which is an
important part of the way in which the business operates. The alternative to
gaining planning permission for a further extension is that the business would
have to relocate elsewhere to accommodate this growth.
This would be a most
unfortunate loss to the area as this is a very successful business offering high
quality jobs in area are where these are scarce and where employment
opportunities are limited. The nature of the business allows flexible working, so it
is well suited to those with other responsibilities (young children, elderly parents).
Moreover, it is business which has very little, if any, impact on the special
qualities and character of the National Park.
It is not reliant on the deliveries by
HGVs or other large
service vehicles and
it does
not involve visits
by
customers/clients, as most of the work is carried out electronically or at the
client's site. It is therefore a very low impact, enVironmentally sustainable form of
employment which is well suited to this location.

## 5 Conclusion

For the reasons set out above, we consider that the proposed extension and the use of the building as a small office is in accordance with the Peak District National Park Authority's policies set out in the Local Plan, particularly LE4. The proposed development would allow a small local business to continue to operate in a low key way, contributing to the local economy and employment. The need to extend this building arises from what is clearly a success story and one which the National Park Authority can be proud of as it demonstrates that it is possible to accommodate high quality businesses in small villages in the National Park, providing good quality jobs for local people, without harm to the special qualities of the area.

It would be contrary to the objectives of the National Park Authority and Government advice in Planning Policy Statement 4 if this successful business was obliged to move outside the National Park when its needs can be met with a relatively small extension to an existing building following the removal of an existing unsightly building.

We therefore ask that you approve this application, subject to appropriate conditions.

John Scott SA (Hons) MCD MRTPI
Head of Town Planning Pentland Galliford Try NATIONAL PARK AUTHQRIH
Protected species form Page 1

## Peak District National Park Protected Species Form

The Peak District's wildlife is a 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 speed up 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 required for applications 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.

Name of Agent:
0QM-N
~Col""\
Name of Applicant:
::T
I'r-<VI:
Sf(E!'1¥...,0
Address of Applicant:
Address of Agent: \'EtJTLAN} L.D
l.tff£.R "Owl'-'
F.A,eM
'yv *p..M{lft£E*TaN
CA.. LTZIN
WI\2-
o>,-R...

Address of Proposed Development:
Brief Description of Nature of Proposed Development:
t "
('-.J
Planning Portal Reference Number (if applicable):
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 rr (i)
D
(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 are made. .
(where
OR I have read the enclosed guidance and the proposed development is listed in Box 1 *andlor* 2 as one which may have an impact on a Protected species.

D
(iii)
I enclose 4 copies of a relevant Protected S~d mitigation report Signature of ap:~::::::sa:::::
.

Date:
Planning Service: National Park Office, Baslow Road, Bakewell DE45 1AE.

Tel 01629 816200