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

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
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