Box Tree
Fell View
Guide Stone
GP
Parsons Hill
ene
ed
Ingl
Berryby
Cottage
Vicarage
© Crown copyright and database rights 2016 Ordnance Survey 100023740.
Parkfield
Dunroamin
Hill House
1
ne
oa
Th
r
oo
M
Marlon
Kemp's Hill
Mancergh View
Linton House
Barbon
1
Craigdale
Box Tree Farm Barn
Parsons Hill
e
led
Ing
ne
oa
Th
M
r
oo
1
Boxtree Cottage
Hill Top Barn
2
Rossmoyne
Meadow
Side
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
IGG
IGG
IGG
IGG
IGG
IGG
IGG
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
IGG
IGG
IGG
IGG
IGG
IGG
IGG
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
IGG
IGG
IGG
IGG
IGG
IGG
IGG
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
IGG
IGG
IGG
IGG
IGG
IGG
IGG
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
BARNR
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
IGG
Spring
2
ck
Be
Tel Ex
Studds Hall
S/04/2
S/04/2
Fell View
BE
BE
BE
BE
CK
CK
CK
BECK
BE
BE
BE
GA
GA
GA
CKGA
CK
CK
CK
TE
TE
TE
GATE
GA
GA
GA
TE
TE
TE
TE
Barbondale Cottage
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
ATE
ATE
ATE
ATE
ATE
ATE
ATE
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
ATE
ATE
ATE
ATE
ATE
ATE
ATE
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
ATE
ATE
ATE
ATE
ATE
ATE
ATE
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
ATE
ATE
ATE
ATE
ATE
ATE
ATE
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
ATE
ATE
ATE
ATE
ATE
ATE
ATE
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
BECKG
ATE
ATE
ATE
ATE
ATE
ATE
ATE
ATE
ATE
ATE
ATE
ATE
ATE
ATE
House
Gatesgarth
Beck
House
Fer
nl e
ig h
Smithy
House
El Sub Sta
Rose Cottages
Yew
Tree
Box Tree
Tel Ex
Hill Top Barn
Glend
ale
Hill House
1
n
rbo
Ba
(Waterfall)
Dale
Cotta
ge
Box Tree Farm Barn
Gle nda
le
Beckside
Mole
End
Grid
Dale
Cottag
e
Dunroamin
End
Boxtree Cottage
Mo le
Track
Railway
Hodge Bridge
ck
Be
Church
tled
Disman
Ba
n
rbo
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
LANE
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
ROAD
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
MOO
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
MOO
MOO
MOO
MOO
MOO
MOO
MOO
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
MOO
MOO
MOO
MOO
MOO
MOO
MOO
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
MOO
MOO
MOO
MOO
MOO
MOO
MOO
AITE
AITE
RTHW
AITE
AITE
AITE
AITE
AITE
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
MOO
MOO
MOO
MOO
MOO
MOO
MOO
AITE
AITE
AITE
AITE
AITE
AITE
AITE
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
AITE
AITE
AITE
AITE
AITE
AITE
AITE
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
AITE
AITE
AITE
AITE
AITE
AITE
AITE
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
RTHW
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
AITE
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
HIGH
N
ROMA
Cattle
La
y -b
y
Yorkshire Dales National Park Authority
Application Code: S/04/2
Committee Date: 14/02/2017
Location: Land adjacent to Studds Hall, Barbon
07
Beckside Farm
Oak Tree Farm
Ellerbeck
Track
Mistress Lumb
Rock
Green
Syde
Bridge End
Tra
ck
Studds Hall
Sunnyside
Orchard Cottage
Boxtree Farm
FB
Beckgate Head
Burnside
Cottage
FB
Burnside
Tennis
Court
TCB
GP
War Meml
Heart o' th' Town
Beech House
Banneriggs
Foot
Stocks Garth
Mistress Lumb
(Waterfall)
Lych
Gate
St Bartholomew's
4
Church
Cattle Grid
Yew Tree Farm
Barbon
Inn
Readin
g Room
4
Tank
Dale End
GP
8
Oak Leigh
Beckside Farm
Ellerbeck
Beckside
House
Rock
Green
Syde
Bridge End
Sunnyside
Orchard Cottage
Barbondale Cottage
Boxtree Farm
Rossmoyne
FB
Beckgate Head
Berryby
Cottage
Gatesgarth
Beck
House
ne
Fe
rnle
igh
Smithy
House
Vicarage
FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE
Additional information: © Yorkshire Dales National Park Authority
Schedule No:7
Application No:
S/04/2
District:
South Lakeland
Parish:
Barbon
Applicant's Name:
Mr J Huddleston,
Grid Ref:
SD62648262
Received by YDNP:
22/11/2016
Officer: Katherine Wood
PROPOSAL:
outline planning permission for erection of dwelling
LOCATION:
Land adjacent to Studds Hall, Barbon
CONSULTEES
Barbon PC
Highways Control
Officer
Area Ranger (Cumbria)
Recommends that approval is granted to this
application.
The proposal will amount to an intensification of an
existing substandard access and unfortunately there is
insufficient information to demonstrate that the access
can be improved to meet current Highways standards.
Unfortunately, the red line does not extend to the
Highway so it isn’t clear whether works can be done to
carry out the improvement works and the narrow,
winding carriageway with no verges and high perimeter
walls may in any event be insurmountable.
The Highways Authority therefore recommends refusal
for the following reason:
Inadequate information has been submitted to satisfy
the Local Planning Authority that the proposal is
acceptable in terms of;
a)access
b)visibility splays
c)road layout
d)road construction
e)road gradients
f)its effect on local traffic conditions and public safety
The application affects the public right of way, footpath
no. 503/05 where it is shown passing to the east side of
the buildings proposed for development. The footpath
lies outside of the area of development shown and is
open and free to use.
PUBLIC RESPONSES
Eight letters of support and four letters of objection have been received commenting on the
following (in summary);
S/04/2
14 Feb 2017
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Schedule No:7
Support:
-it is sensible to fill in plots inside the village environment and create much needed
additional housing,
-the proposal would provide a house for a local family,
-there would be no obvious visual impact,
-the village should be allowed to grow,
-the applicant is an active member of the community,
the layout is appropriate with the formation of a courtyard reflecting the characteristics of
several clusters of houses,
Objection;
-impact on the amenity of a neighbouring property through overlooking of neighbouring
houses,
-concerns regarding the number of cars using the small road,
-parking is already an issue for existing users of the access,
-it is unclear how parking issues on the road will be resolved,
-inaccuracy of the plans,
-it is not possible to assess the impact on neighbours without full details,
-inserting a dwelling in this green space will alter the character of this part of the village,
-the proposal is neither infilling or rounding off of the settlement and as such doesn't meet
SLDC policy.
RELEVANT PLANNING POLICIES
S2 - South Lakeland Design Code
CS1.1 - Sustainable Development Principles
CS1.2 - The development strategy
CS8.2 - Protection and enhancement of landscape and settlement character
CS10.2 - Transport impact of new development
CS8.10 - Design
CS5 (SL) - The East
OFFICER OBSERVATIONS
REASON FOR COMMITTEE CONSIDERATION
The application has been called to Committee by Councillor John Blackie and the public
interest reasons given are:
1) It will demonstrate to the communities in the newly extended areas, unfamiliar with how
planning applications are decided at the YDNPA, the process of member call-in, and the
importance of encouraging their Parish Councils to provide robust planning reasons to
underline their replies to statutory consultations by the YDNPA.
2) The development envisaged in the planning application will be in keeping with the
pattern of the built environment in the scattered community that is Barbondale
3) There is significant division of public opinion within the local community in regard to the
planning application.
APPLICATION SITE
The application relates to a section of field on the north side of a minor road into Barbon
S/04/2
14 Feb 2017
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Schedule No:7
village from the A683. The agricultural field is enclosed by dry-stone walling on three
boundaries, with the northern side bound by Barbon Beck and mature trees. It is proposed
to access the site via an existing unmade track which runs along the outer side of the
eastern boundary and serves five residential properties (Sunnyside, Sunnyside Cottage,
Studds Hall, Fell View and Barbondale Cottage). A public right of way runs along the
eastern side of the field, along the proposed access track.
The surrounding area is characterised by clusters of traditional stone houses, with the
occasional modern house and barn conversion. The settlement form of Barbon is typically
characterised by clusters of houses interspersed with fields such as the application site.
PROPOSAL
This application seeks outline planning permission for the erection of a single
dwellinghouse within the field. The access to the building would be taken from the existing
unmade road to the east, which connects to the minor road into Barbon village. The
application includes the site layout showing the footprint of the building. A two-storey
building with this footprint would be approximately 292sqm. The plot size is 600m2 which
equates to a density of approximately 16 houses per hectare.
The applicant has put forward the proposal on the basis that they live in a small three
bedroom house on split levels which does not meet their family needs. They have stated
that they need additional space for the applicant’s mother-in-law who will need a ground
floor bedroom because of her age and requirements.
RELEVANT PLANNING HISTORY
A previous planning application (ref. SL/2014/1112) for outline planning permission for a
single dwelling in this field was withdrawn following advice that the indicative siting was not
acceptable in terms of settlement form and the character of the area.
Planning application (ref. S/2015/0341) was refused by South Lakeland District Council on
the 25th June 2015 for outline planning permission for a single dwelling within this field for
the following reason; ‘The proposed development is not considered to be either infilling or
rounding off as outlined in Policy CS1.2 of the South Lakeland District Core Strategy in that
it fails to meet the criteria of infilling: building taking place on a vacant plot in an otherwise
built-up street frontage or rounding off: being a completion of an incomplete group of
buildings on land which is already partially developed, in such a way that will either
complete the local road pattern or finally define and complete the boundaries of the group.
The proposed development would alter the appearance of the green gap and cause harm
to landscape/settlement character contrary to Policy CS8.2 of the South Lakeland District
Core Strategy’.
KEY ISSUES:
- principle of development
- impact on character and appearance of area
- impact on neighbours
- highway safety
- parish council comments
PRINCIPLE OF DEVELOPMENT
This application has been considered against policy CS1.2 of the South Lakeland Core
Strategy (2010). The policy provides a development strategy setting out the broad
approach to where development will be located in the area. The policy states that ‘Priority
S/04/2
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Schedule No:7
will be given to the reuse of existing buildings and previously development land for all new
housing development, with a target of ensuring that at least 28% of new housing
development takes places on such sites.’ The policy continues ‘New small-scale infilling
and rounding off development will be permitted outside of service centres, in order to
satisfy local need across the numerous smaller villages and hamlets scattered across the
district.’ Barbon is considered to be a ‘smaller village’.
The South Lakeland Core Strategy defines infilling and rounding off at paragraph 2.25 as
follows;
‘Infilling – building taking place on a vacant plot in an otherwise built-up street frontage.
Rounding off – the completion of an incomplete group of buildings on land which is already
partially developed, in such a way that will either complete the local road pattern
or finally define and complete the boundaries of the group. Such rounding off
should not;
-change or distort the character or tradition of the group or the settlement
in any undesirable way;
- extend the grouping in such a manner that, when the development has taken place,
undeveloped areas remain or further land is opened up where pressure for development is
likely to occur;
- cause undesirable backland development unrelated to a proper street layout;
- cause development which pre-empts the provision of public services or gives rise
to demands for improvements or extension to services which may not be proposed
at that time.’
The proposed site is part of a larger field distinct from the clusters of housing
developments either side. The plot is not a vacant plot on an otherwise built-up street
frontage and as such can not be considered as infilling. The site does not ‘round off’ an
incomplete group of buildings on land which is already partially developed and as such can
not be considered as ‘rounding off’. It is, however, considered that the encroachment of
development into an open agricultural field and an important green gap in the village would
change and distort the character of the settlement in an undesirable way as explained in
the section below. It is also considered that, to permit development of a section of an
otherwise open field would result in a distorted building line opening up further land
adjacent to pressure for future development, particularly between the proposed site and
the highway.
It is therefore considered that, in principle, the development could not be classed as infilling
and rounding off and as such would not accord with saved policy CS1.2 of the South
Lakeland Core Strategy 2010. This judgement is also consistent with the decision by
South Lakeland District Council in 2015 to refuse planning permission (ref. SL/2015/0341)
for a dwelling house within the same field and adjacent to the site. Given the similar
circumstances of this case, this decision should be afforded significant weight in
determining the current proposal.
IMPACT ON CHARACTER AND APPEARANCE OF AREA
Barbon comprises a tight knit core with a network of minor roads leading out of the village
in all directions. The character of the village is typified by irregular clusters of buildings
separated by undeveloped green fields. These green gaps are an important settlement
feature of the village, showing the village’s agricultural origins and providing a landscape
context to the settlement by breaking up building groups. It is considered that these large
agricultural fields within the village contribute greatly to its distinctiveness.
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Schedule No:7
Although there have been slight changes to the field boundary in recent years, the field is a
distinct parcel of open agricultural land and an important green gap in the settlement
pattern. The proposed site would encroach significantly into this field and diminish the
contribution the green gap makes to the settlement character and the sense of openness in
this location. There are close range views of the site and the wider field from both the
minor road and the public right of way which runs along the eastern boundary (along the
proposed access road). Views over the site are of an open green field with an attractive
backdrop of mature trees along the edge of Barbon Beck. The site does not follow any
discernible feature, other than the eastern field boundary and the presence of a dwelling,
particularly one with such a large footprint and wrap around garden, centrally placed along
the eastern boundary of the field, would dominate public views over the site.
The applicant has put forward this site on the basis that a dwelling here would relate to the
existing buildings at the end of the access (Sunnyside and Sunnyside Cottage). These two
vernacular houses are visually distinct from and separated from the field with the access
and parking area between and they do not face towards the site. The proposed building
would have an extensive footprint and be positioned at 90 degrees to other properties
nearby, wholly within the field, reflecting no obvious building footprint or pattern in the
locality. It is therefore difficult to see how it would relate in any way, other than proximity,
to the houses served by the existing access.
An area of planting is proposed between the site and Barbon Beck. It is unclear what the
purpose of this planting area would be or what it would comprise. There is already a strong
linear feature of mature trees along the northern field boundary, adjacent to Barbon Beck.
Whilst further trees may be acceptable providing it reinforces the existing tree cover,
planting would not overcome the visual and landscape impact caused by the
development.
Furthermore, the siting of the plot protruding out, yet set well back from the highway would
distort the building line and lead to future pressure for further development between the
site and the highway.
It is therefore considered that the proposed development would fail to meet the
requirements of saved policy CS1.2 of the South Lakeland Core Strategy 2010, as
explained in the section above and saved policy CS8.2 of the South Lakeland Core
Strategy 2010 which seeks to protect and enhance landscape and settlement character,
through ensuring that new development demonstrates that their location, scale, design and
materials will protect, conserve and, where possible enhance the special qualities and local
distinctiveness of the area and the distinctive settlement character.
IMPACT ON NEIGHBOURS
The nearest properties to the proposed development are Studds Hall, approximately 11m
at the nearest point and Sunnyside, approximately 17m at the nearest point. Both
properties have windows and doors with an outlook onto the site. Although the building
would be relatively close to both properties, neither property has a primary outlook towards
the site. As the proposal is in outline only at this stage, the position of windows has not yet
been considered. However, given the oblique angle to Studds Hall and the distance from
Sunnyside to the proposed dwelling, it is considered that the proposed dwelling could be
designed to avoid loss of amenity to those properties.
HIGHWAYS
The site is accessed via an unmade track serving five other properties. Previously, South
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Schedule No:7
Lakeland District Council concluded that one extra household using the track would not
materially alter the current position. However, this judgment was made without the input
from Cumbria Highway Authority. The Highway Authority has commented that the
proposal will amount to an intensification of an existing substandard access and that there
is insufficient information to demonstrate that the access can be improved to meet current
highway standards. The Highway Authority therefore recommends refusal on the grounds
of inadequate access, visibility, road layout, road construction, road gradients and its effect
on local traffic conditions and public safety.
The access track is not included within the site area and no works appear to be proposed
to the access as part of this application. The existing visibility on to the highway does
appear to be sub-standard, given the height and position of the dry-stone walls. It is
unknown what works would be required to roadside walls or the track in order to achieve a
safe access from the highway. It is also unclear whether the track and all walls affected
are within the control of the applicant, although ownership appears to be limited to the
field. Even so, it is considered that works to improve the surface and gradient of the track
and works to realign or lower the traditional dry-stone walls at the junction with the
highway, would potentially have a harmful impact on the character and appearance of the
area.
It is therefore considered that the development as currently proposed would result in an
adverse impact on highway safety, contrary to saved policy CS10.2 of the South Lakeland
Core Strategy 2010.
PARISH COUNCIL COMMENTS
The Parish Council is supportive of the proposal although they have not substantiated their
support.
ANALYSIS OF MATERIAL CONSIDERATIONS
The proposed development of this site within an open field would not meet the definition of
either infilling or rounding off as defined by Policy CS1.2 of the South Lakeland Core
Strategy 2010. The development would encroach into an open agricultural field and an
important green gap in the village which would change and distort the character of the
settlement in an undesirable way and distort the building line opening up further land
adjacent to pressure for future development, particularly between the proposed site and
the highway. The site poorly relates to the existing pattern of development, particularly the
existing traditional buildings served by the access track. It is therefore considered that the
proposed development would have a harmful impact on the character and appearance of
the settlement contrary to saved policies CS1.2 and CS8.2 of the South Lakeland Core
Strategy 2010.
The proposal would also amount to an intensification of an existing substandard access
and no alterations are proposed to this access to meet current highway standards. In any
case, it is likely that there would be harm to the character and appearance of the area if
alterations were possible to create wider visibility splays and alter the track. It is therefore
considered that the proposed development would have a harmful impact on highway
safety, contrary to saved policy CS10.2 of the South Lakeland Core Strategy 2010.
RECOMMENDATION
Recommendation is to refuse planning permission based on the following reasons;
1.In the opinion of the Local Planning Authority, the proposed development is not either
S/04/2
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Schedule No:7
infilling or rounding off as outlined in Policy CS1.2 of the South Lakeland District Core
Strategy in that it fails to meet the criteria of infilling or rounding off; ‘building taking place
on a vacant plot in an otherwise built-up street frontage or rounding off: being a completion
of an incomplete group of buildings on land which is already partially developed, in such a
way that will either complete the local road pattern or finally define and complete the
boundaries of the group’. The development of this site would change and distort the
character of the settlement in an undesirable way and distorted the building line opening up
further land adjacent to pressure for future development, particularly between the proposed
site and the highway. The proposed development is therefore contrary to saved policy
CS1.2 of the South Lakeland Core Strategy 2010.
2.In the opinion of the Local Planning Authority, the proposed development would
encroach significantly into this field and diminish the contribution the green gap makes to
the settlement character and the sense of openness in this location, causing harm to the
special qualities and local distinctiveness of the area and the distinctive settlement
character, contrary to saved policy CS8.2 of the South Lakeland Core Strategy 2010 .
3. In the opinion of the Local Planning Authority the proposed development would amount
to an intensification of an existing substandard access and no alterations are proposed to
this access to meet current highway standards. It is therefore considered that the
proposed development would have a harmful impact on highway safety, contrary to saved
policy CS10.2 of the South Lakeland Core Strategy 2010.
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