| Conditions or Reasons: | | 1)
The proposed development does not solely relate to buildings that are part of an established agricultural unit and any land within the building's curtilage, or former agricultural buildings that were (but are no longer) part of an established agricultural unit and any land within the building's curtilage as it includes buildings used for non-agricultural purposes and land that is used for non-agricultural purposes and falls outside of the curtilage of one of the buildings. As such, the proposed development falls outside of the scope of permitted development under Class Q, Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended). Accordingly, the proposal would not be permitted development as it does not comply with the conditions, limitations or restrictions applicable for a Class Q development. |
| 2)
By reason of its insufficient width and the inadequate visibility at the junction of the access track and Lower Farm Road and between Lower Farm Road and High Street, the existing access is considered to be substandard and therefore the buildings would not have a suitable existing access to the public highway. As such, the proposed development falls outside of the scope of permitted development under Class Q, Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended). Accordingly, the proposal would not be permitted development as it does not comply with the conditions, limitations or restrictions applicable for a Class Q development. |
| 3)
The development under Class Q, together with any previous development under Class Q, within the original limits of an established agricultural unit, would result in the cumulative floorspace of dwellinghouses having a use falling within C3 (dwellinghouses) of Schedule 1 to the Use Classes Order exceeding 1,000 square metres. As such, the proposed development falls outside of the scope of permitted development under Class Q, Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended). Accordingly, the proposal would not be permitted development as it does not comply with the conditions, limitations or restrictions applicable for a Class Q development. |
| 4)
The proposed development, if permitted, would result in the intensification of use of a substandard access and junction between the existing track and Lower Farm Road and between Lower Farm Road and High Street which makes no provision for adequate driver/driver intervisibility. The access track between Lower Farm Road and the site is also of insufficient width for the two-way flow of vehicles and suitable turning and parking provision within the site has not been adequately demonstrated. As such, the proposal would be detrimental to highway safety, leading to conditions of danger and inconvenience to highway users. The application therefore fails the test at paragraph Q.2(1)(a) of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended). |
| 5)
Bedroom 1 of unit 1.2, Bedroom 2 of unit 2.2 and Bedroom 1 of unit 3.1 have not been shown to be provided with adequate natural light and therefore the Council are not satisfied that the proposed development would provide adequate natural light in all habitable rooms of the dwellinghouses. The application therefore fails the test at paragraph Q.2(1)(g) of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended). |
| 6)
The proposed development is considered to provide a poor standard of amenity for future occupiers of some of the proposed units in terms of the provision of natural light and outlook. The proposed development is also considered to have an unacceptable highway safety impact, specifically in terms of access visibility and therefore would cause a hazard and inconvenience for highway users. As such, when considered as a whole, it would be undesirable and impractical for the buildings to be converted into residential use as a suitable standard of amenity and acceptable highway impact would not be achievable. The application therefore fails the test at paragraph Q.2(1)(e) of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended). |
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