Moor Garth Pond. Issues. Sinks. Braemar. Stony Thwaite. Arkle Terrace. Ashlands Cottage Barn. End. Little Ashlands. Arkleholme. Greystones.

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1 8 Threepwood 8 to 8 PLACE PLACE PLACE PLACE PLACE PLACE PLACE PLACE PLACE PLACE PLACE PLACE PLACE PLACE BACK LANE BACK LANE Raikes 0 0 Gallery 8 Lea Old Dairy Lea Hudson (Enterprise Centre) Cherry Hay Loft to b a White Barn Bracken Heatherdale 0 Greenside Tel Ex Chisel Lee Holme Inglenook Alpine Terrace 0 Briar Rokeby Harland Alma Flats Pink Kernot Court West View Sundale Croft Ho Cragside Braefoot 0 Tynedale Dalesmoor Rose Cott Dinmore Barn Arkle B 0 0 B 0 0 Beckstones Charlies Stable Burton Mill Turbine Sheep Wash Woodyard Woodyard Farm Yorkshire Dales National Park Authority Application Code: R/0/B Committee Date: //0 Location: Little Barn, Within the rear garden of Bank, Silver Street, Moor Garth Pond Track Issues Stony Thwaite Braemar Sinks Spring Orton Well Spring Arkle Terrace Carbery Ashlands Little Ashlands Barn End Glyndale Arkleholme East Arkle Edge View Hall Millwood Greencroft Edgemont Manse Rockmount Garage Crest Farrhulm Wanda Helmgarth Buck QUAKER QUAKER Arkle Beckside Top Tk School Manse 9 F Sta PCs Chapel Arkleside Hope Burnside Hope South Applegarth Half Moon Ryduna TCB Market Place South View Fellside Burgoyne Shelter Ivy Cattle Grid Community Primary School Toker s Mews Black Bull Kings Arms Old Temperance Tyneholme PO Meml FS Alpine Chetwynd Museum Sunnycot Holme Tennis court Path (um) Arkle Beck Moor Croft Haven Mona Galway Hexham Cott New Haven Issues Playground Surgery Lodge Garden Nook Stone Riggs Builder's Yd Frear North Nook Anvil Nurse Cherrys s Walpardo Metcalfes Farm Sowden Church Cosy Cott Stoney Crest East Mount East View Heatherdale Sunny Brow Welbeck Sorrel Sykes Lee Side Park Lea Oakworth Ho Hackney Corinium Bridge Terrace Vicarage Newbridge Bridge Dale View Stonegate Quaker Garth Wraycroft s Tank Arkle Terrace Four Seasons Irisdene Carbery Bracken Ashlands Barn Little Ashlands End 0 Glyndale Arkleholme Hall Edge View Millwood OVERTON OVERTON GARTH GARTH Greencroft Edgemont Manse Rockmount Croft Ho Cragside Garage Wanda Raikes Gallery Ryduna South View Crest Inglenook Helmgarth 9 Manse 8 Lea Old Dairy Lea F Sta Cherry Hay Loft b a Buck PCs Barn TCB Burgoyne Shelter Fellside Ivy Briar Rokeby Harland Lee Holme Chapel Kernot Court Dalesmoor Rose Cott Dinmore Burnside Arkleside Hope Hope South Bracken Tyneholme Kings Greenside PO PLACE PLACE PLACE PLACE PLACE PLACE PLACE R/0/B 8 QUAKER Toker Half Moon s Mews FOR REFERENCE PURPOSES ONLY. NO FURTHER COPIES TO BE MADE to Black Bull Arms Old Temperance Market Place Farrhulm Meml FS West View Chetwynd Sundale Pink Museum Sunnycot Tynedale Crown copyright and database rights 0 Ordnance Survey Additional information: Yorkshire Dales National Park Authority

2 YORKSHIRE DALES NATIONAL PARK AUTHORITY Planning Committee December 0 Schedule No: Application No: District: Parish: Applicant's Name: Grid Ref: R/0/B Richmondshire Fremington Healaugh Mr N Thompson, SE099 Received by YDNP: /09/0 Officer: Paul Martinson PROPOSAL: LOCATION: full planning permission for change of use of barn, currently used as an annexe to Bank, to form a self-contained holiday let and/or local occupancy dwelling Little Barn, Within the rear garden of Bank, Silver Street, CONSULTEES, Fremington & Healaugh PC & Arkengarthdale Ward NYCC - Area Richmond Highway Depot Yorkshire Dales Society North Yorkshire Building Control Yorkshire Water Services Ltd CEHO Richmondshire DC PUBLIC RESPONSES re are no Local Highway Authority Objections to the proposed development. Recommend informative in relation to radon. letters of objection have been received from the neighbouring properties which can be summarised as follows: ) Concern that the land edged blue outside of the application site on the site location plan is a yard over which neighbouring properties have a right of access over and that this is not referred to in the application; ) applicant has already obstructed access by laying gravel and putting double gates over the access. ) Concern that there is insufficient on street parking on Silver Street. R/0/B Dec 0 Page:

3 RELEVANT PLANNING POLICIES HDP - Sub-division B8(0) - Conservation Areas L() - Conversion of traditional building - acceptable uses B(0) - Conversion of Traditional Buildings GP(0) - General Design Policy OFFICER OBSERVATIONS Schedule No: REASON FOR COMMITTEE CONSIDERATION This application is reported to the Planning Committee for the following reason: the recommendation is contrary to Local Plan policy. APPLICATION SITE This proposal relates to a traditional detached storey stone building located to the rear (north) of Bank, Silver Street,. building has been converted to additional living accommodation to serve the dwelling at Bank which was carried out following planning approval in 00. building is of stone construction with a stone slate roof and is only accessible on foot using a shared access immediately to the west of the Buck. An area of curtilage is located to the front of the building. All of the openings in the building face south onto the curtilage. PROPOSAL Full planning permission is sought for the change of use of Little Barn to a separate dwelling which would allow the building to be occupied separately to Bank which is currently used as self-catering holiday accommodation. applicant has requested that the s.0 agreement allows the dwelling to be used as a local occupancy dwelling in the future. Previously the Little Barn and Bank have been advertised together and booked by the same party as a requirement of the previous planning approval (R/0/A). This required the additional living accommodation approved in Little Barn to only be used as an integral part of the existing dwelling and not sold, let or otherwise occupied as a separate unit. No external or internal changes are proposed to the building and no works would be involved other than the installation of a separate water meter. Vehicular parking would continue to utilise the on-street parking on Silver Street. RELEVANT PLANNING HISTORY R/0/8A Planning permission granted in 00 for the conversion of the building to ancillary accommodation in connection with Bank. approval included a condition restricting the use of the building to domestic purposes as an integral part of the existing dwelling of Bank and preventing the dwelling from being sold separately. KEY ISSUES: -planning policy -design and layout -amenity of neighbours -access and car parking -ecology PLANNING POLICY application seeks to convert the barn to a holiday let/local occupancy dwelling which R/0/B Dec 0 Page:

4 Schedule No: could be controlled through a legal agreement. Whilst proposals for the sub-division of a an existing dwelling to form two or more dwellings within the settlement boundary of is supported by policy HDP, any approval would be subject a local occupancy restriction and therefore excludes use as a holiday let. Yorkshire Dales Local Plan (00) and Housing Development Plan (0) therefore do not currently support proposals for use as a holiday let. holiday let element of the proposal is therefore contrary to policy HDP of the Housing Development Plan (0). However, the emerging Yorkshire Dales Local Plan (0 00) is now sufficiently advanced in its preparation that it can be afforded weight as a material consideration. Specifically, draft policy L now permits the conversion or change of use of traditional buildings to local occupancy dwellings or holiday lets within existing settlements and building groups or other suitable roadside locations. As the building in question was constructed prior to the 0th century, has historical and architectural merit and is sited within the settlement of it is considered to be a traditional building for the purposes of this policy. National Planning Policy Framework (NPPF) sets out the purpose of the planning system: to contribute to the achievement of sustainable development. It advises that planning authorities should avoid isolated homes in the countryside unless there are special circumstances. circumstances listed include where such development would represent the optimal viable use of heritage assets and where the development would reuse redundant or disused buildings and lead to an enhancement to the immediate setting. aim of policy L is to allow traditional buildings to be put to an alternative use where the building and its location are able to accommodate the new use and its associated impacts. In this regard it allows for sustainable development and is wholly consistent with the approach taken by the NPPF. IMPACT ON THE CHARACTER AND APPEARANCE OF THE BUILDING proposal to change the use of the existing building does not involve any internal or external alterations. building would continue with one bedroom and bathroom downstairs and living/kitchen upstairs. As no alterations are proposed, the change of use is considered to have an acceptable impact on the traditional character of the building. existing curtilage which is already enclosed to the front of the barn would continue to be used as curtilage in connection with the new dwelling/holiday let. It is considered reasonable to remove permitted development rights by condition from this area due to the potential for impact on the character of the building or amenity of neighbours from any new permitted development in this area. proposal is therefore considered to comply with saved policy B of the adopted Local Plan (00). IMPACT ON CONSERVATION AREA building is located on the edge of the conservation area. As no external works are proposed and the building is not publically visible it is considered that the proposal would not be harmful to the character or appearance of the conservation area. ACCESS & CAR PARKING Highway Authority has no objection to the proposed parking of vehicles in association with this property to continue on the street. It is considered that there would be adequate provision in this respect and the proposal would not impact adversely on highway safety. R/0/B Dec 0 Page:

5 RECOMMENDATION Schedule No: IMPACT ON NEIGHBOURS All of the windows look over the curtilage to the front of the building. re are no additional windows proposed as part of the current proposal. In order to protect the amenity of neighbouring properties, it is recommended that permitted development rights for the insertion of new openings are removed from the gables of the building both of which abut the private amenity space of the neighbouring properties. Little Barn is screened from Bank by another outbuilding in separate ownership. It is therefore considered that the proposed conversion of the building would not significantly reduce existing privacy levels afforded to the occupiers of Bank or any neighbouring property. It is considered that the proposal would not be detrimental to residential amenity. ANALYSIS AND MATERIAL CONSIDERATIONS change of use of the building to a separate local occupancy dwelling is supported by policy HDP of the Housing Development Plan (0). However the holiday let element of the proposal is contrary to policy HDP of the Housing Development Plan (0). Notwithstanding this, weight can be attached to draft policy L of the emerging Local Plan (0-00) which supports the conversion or change of use of traditional buildings to holiday lets and is considered to conform with the guidance in the NPPF. In this case the proposed development will provide a new, flexible, use for a traditional building which is compatible with its character, layout and landscape setting, potentially delivering local needs housing or additional short-stay holiday accommodation and as such is considered to be sustainable development. proposed development is therefore considered to be in accordance with policies GP and B of the adopted Local Plan (00) and draft policy L of the emerging Yorkshire Dales Local Plan (0-00). Taking this and other material considerations into account it is considered that the balance weighs in favour of granting permission. It is recommended that following the advertising of the application as a departure from the local plan and no substantial objections being received, planning permission be granted subject to completion of a S0 agreement restricting occupancy of the building to a holiday let/local occupancy dwelling (as defined in the emerging local plan) and conditions to include the following; - standard year implementation period - approved plans - Provision of bat/bird boxes - windows and doors to be retained as painted timber - Removal of permitted development rights R/0/B Dec 0 Page: