Planning Schedule Date: 10/08/2004 - Stroud District Council

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Site Location: Site Report: The Site and Proposal Planning Schedule Date: 10/08/2004 The rectangular shaped application site is located within the village of Tresham and comprises a substantial stable building and sloping land to the side and rear. The building is sited on a narrow slip road to the south of the lane running through the village. The building has stone walls and a corrugated metal roof. Internally, the building has two floors, the first floor comprising of timber beams and boarding supported by a central timber post. The application proposes the conversion of the building to a two bedroom dwelling with a work space at fist floor to enable home working. The proposal involves replacing the corrugated metal roof with plain tiles and installing rooflights on the front and rear elevations to gain additional natural light to the first floor. Planning History In April 1989, an application was submitted to Northavon District Council (The then Planning Authority) for the conversion of the stable to a three bedroom dwelling. The application was refused because the building was considered of no special merit and was considered to require 152
Planning Schedule Date: 10/08/2004 substantial rebuilding contrary to policies in the Avon County Structure Plan and Draft Northavon Rural Areas Local Plan. Planning Considerations Tresham has no defined settlement boundary and the application proposes the conversion of an agricultural building to a predominantly residential use with a live/work facility. It must therefore be considered in relation to Policies B15 and B16 of the Stroud District Local Plan Revised Deposit Version (as amended June 2001). Policy B15 states that the re-use and adaptation of buildings in a rural area for commercial use will be permitted subject to a number of criteria the first of which is that the building should be of substantial, sound and permanent construction. The final criteria is that the building must be capable of re-use and adaptation without major or complete reconstruction. A structural survey has been submitted with the application. This concludes that the stonework needs some repair, lintels require replacement, the first floor structure is in poor condition and would need replacing and a new ridge purlin would be required to support existing roof trusses. Although the stone walls are basically sound, the roof is corrugated iron and para7.8.9 of the Local Plan explains that substantial, sound and permanent construction does not include buildings roofed with corrugated plastic, metal or any form of sheeting. The condition of the building does not therefore comply with the requirements of Policy B15. This is also consistent with the previous refusal in 1989. Policy B16 states that residential conversion will only be permitted if every reasonable attempt has been made to secure a suitable employment or community re-use of the building. No evidence has been to submitted to indicate that the building has been advertised for commercial use. In a supporting statement the applicant appears to have dismissed the possibility of an employment reuse for the building on the basis of traffic generation and lack of parking. There is not considered demand for a community use in Tresham and such a use is not considered financially viable Residential conversion for holiday letting has been considered by the applicant but this use is not considered to offer sufficient return to justify the cost of conversion. It is therefore considered that the proposal is contrary to Policy B16 of the Stroud District Local Plan Revised Deposit Version (as amended June 2001). The Parish Council support the proposal which they consider would protect a building that contributes to the character of the village, which otherwise might decay and be lost. Concern is however expressed about the parking provision. Whilst it is agreed that the building has attractive stonework representative of the area, this is not felt to outweigh the policy objections to the proposal. At the time of preparing this report, no formal response had been received from the Highway Authority. However, given the rural location of the building it is considered that the proposal would be contrary to Policy T1 of the Local Plan in that the site is remote from facilities and the proposed use would be likely to result in additional reliance on the use of private cars. The supporting statement describes the proposal as an opportunity to increase the diversification of housing stock in Tresham through the provision of a more affordable property. It is considered that the proposal will not result in a genuinely affordable property and for the reasons set out in this report, the application is recommended for refusal. Human Rights In compiling this recommendation we have given full consideration to all aspects of the Human Rights Act 1998 in relation to the applicant and/or the occupiers of any neighbouring or affected properties. In particular regard has been had to Article 8 of the ECHR (Right to Respect for private and family life) and the requirement to ensure that any interference with the right in this 153
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Stroud District Council SCHEDULE OF
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Planning Schedule Date: 10/08/2004
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ITEM No: 01 Application: S.01/436 P
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Materials: Roof Conc int tiles Wall
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Relevant Planning History Planning
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ITEM No: 02 Application: S.03/1451
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POLICY B9 Planning Schedule Date: 1
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Planning Schedule Date: 10/08/2004 - Stroud District Council

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