Report
R08/1217/PLN
Change of use of redundant agricultural storage building for purposes within Class B1 (Offices) of the Town and Country Planning (Use Classes) Order 1987, including external alterations and provision of associated parking facilities.
Wood Farm, Willey
Authorised Use
Agricultural
Relevant decisions
Technical Consultations
Third Party Consultations
Other relevant information
This is an application for a change of use of redundant agricultural storage building for purposes within Class B1 (Offices) of the Town and Country Planning (Use Classes) Order 1987, including external alterations and provision of associated parking facilities. The building is a brick built building, which forms part of a courtyard of buildings. The residential farmhouse of Wood Farm forms part of the courtyard along with stable-type buildings. The building to the rear of the courtyard is the building in question. The proposed offices are to serve Rugby Brewing Company, which has permission to operate from a barn to the side and rear of the farm buildings. The following paragraphs are taken from the report for R07/1671/PLN (the microbrewery application), to provide information about the company.
Rugby Brewery Company has a long term vision to make this business as environmentally friendly as possible. Initially the water used in the brewing company will be from mains but ultimately the Company will be looking to install a reed-bed system, which will eventually produce clean drinkable water in a small lake stocked with fish. The Company intend to have a small herd of pigs to be fed on the malted barley, a by-product of the brewing process. Initially the electricity will be from the National Grid but ultimately it is intended that the electricity for the process and the buildings will be from a renewable energy source (i.e. photo voltaic cells, geothermal/heat pumps and/or a wind turbine). The Company would like to explore the possibility of school groups, organisations visiting the site when the process is fully established.
Based upon projected brewing levels and the existing demand from the Rugby Brewing Company’s brands, it is anticipated that 7 people will be employed at the site and that there will be 35-45 vehicles movements per week (including delivery vehicles, staff vehicle movements the Rugby Brewing Company’s shipping movements). Brewing is anticipated to be a 24 hours production with the office open between the hours and 9am and 5pm.
An amended plan was submitted throughout the determination of the microbrewery application because there were concerns regarding the extent of the seating facilities. The view was taken that the originally submitted plans (with numerous table and chairs) would necessitate the need to consider policy LR10 - tourism and visitor facilities and attractions. This policy states that tourism facilities will be permitted within the Town Centre. Where there is a need that cannot be met in the Town Centre, the proposal must meet with certain criteria. It was not considered that the originally submitted proposal would comply with this policy as Wood Farm is in the Green Belt. The plan that was approved for the microbrewery included an area to the front of the building which had an office and meeting room, toilets, a small reception area leading from the production area and limited seating.
During the determination of this application Rugby Brewing Company applied to Rugby Borough Council for a license (the Planning Department were consulted on this) for music, films and the sale of alcohol in connection with a visitors centre at Wood Barn (within the building which has obtained approval for a microbrewery and associated offices). As a result of this, the Planning Enforcement Team have visited the site. The applicants were under the impression that when the microbrewery was granted, a visitor centre was also approved. The applicant has been advised that this is not the case and that this would need a planning application.
This current application seeks permission for an exhibition space/waiting area, a reception the directors office and two meeting rooms in the brick built farm building which is not attached to the production area. The Design and Access Statement (DAS) advises that the office provision within the large barn which has authorised use as a microbrewery is ‘potentially insufficient and limiting to future expansion as the business hopefully grows.’
As a result of the Enforcement Team visiting the site, a plan of the visitors centre has been submitted for informal consideration. This includes a kitchen, toilets large bars area and a number of tables and chairs and an external patio area in the location which has obtained permission for an office and meeting room, toilets, a small reception area leading from the production area and limited seating.
Planning Policy Guidance
Determining Considerations
This is an application for a change of use of redundant agricultural storage building for purposes within Class B1 (Offices) of the Town and Country Planning (Use Classes) Order 1987, including external alterations and provision of associated parking facilities. Wood Farm, Monks Kirby. This application includes external alterations to the building by the way of re opening original arches at first floor level with full glazing and the use of roof lights on the rear elevation. Inside there will be an office, reception area and exhibition space/waiting area at ground floor and a general office and meeting room at first floor (by the introduction of a mezzanine). The access to the site is not altered, and the courtyard is to be utilised to park 10 vehicles.
In principle government guidance and the policies of the development plan seek to encourage the re-use of redundant rural buildings to provide employment in rural areas. According to PPS7: Sustainable development in rural areas, such buildings must be appropriately sited and suitably constructed. Policy E3 and ED12 states that the change of use or conversion of such buildings will be permitted where the building is of suitable construction and is worthy of retention through its historic or architectural interest, or its contribution to the character of the area and the building does not require extensive alteration, extension or rebuild to make it suitable for the intended purpose. The building is a brick built single storey building forming part of a courtyard of buildings and it appears that the building can be used without significant alteration.The external alterations are considered acceptable as the character of the building is essentially retained. According to the DAS this application is being submitted as ‘the space allowed for this [offices] will be potentially insufficient and limiting to possible future expansion as the business hopefully grows.’ Further more the DAS states that not only will there be ‘adequate space to run the business from as present…[but]…as the business hopefully expands so the office will be able to expand into adjacent parts of the farm building.’ It is therefore considered that the proposal complies with ED12 and E3. It is not considered necessary to condition that these offices are used in connection with the brewery as the change of use of these buildings for employment purposes would be acceptable whether it was linked to the brewery or not.
The application for the microbrewery was assessed against policy ED11 (farm diversification). However, the whole farm, including the farm buildings appears to be in the ownership of Rugby Brewing Company and therefore this application cannot be assessed against this policy as it is not considered this represents farm diversification.
In terms of the amenities of occupants of buildings it is considered that the greatest impact would be on the amenities of occupants of Wood Farm that lies immediately adjacent to the site. However the entire farm is in the ownership of the applicant. The proposal is therefore considered to comply with GP3.
Initially the Highway Authority objected to the application. As a result of these objections works were carried out to the existing visibility splays (hedges were cut back), which means that at the present time the required visibility splays are achievable. As a result the Highway Authority raise no objection to the proposal, subject to conditions.
In terms of car parking, this application proposes an additional 10 parking spaces. The additional floor area created by this application is approximately 115 square metres. The car parking standard for a B1 use if a space per 30 square metres, therefore this car parking provision exceeds the Council maximum parking standards. However as this is a rural location and the hardstanding in the centre of the courtyard lends itself to parking (whether it is marked out or not) this parking provision is not of concern. The visual impact of the car park is not of concern as it is largely shielded from view by the existing farm buildings.
The site lies adjacent to a potential SINC (Ecosite 12/48 – Hobeley Furze). Therefore the Environment Officer has recommended that if evidence of any protected species are found then work should stop until Warwickshire Ecology Unit is contacted. Warwickshire Wildlife Trust have suggested that a bat survey is carried out. Although the proposal affects the roof space, the building is currently being used for storage therefore any bats are likely to have left the building.
Recommendations
Approve
Prepared by:Eilish Donovan 23/12/08
Checked by:G S Vigars 29.12.08
Report Sheet