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16th March 2015
DEVELOPMENT MANAGEMENT PANEL
Case No:
1401464FUL (FULL PLANNING APPLICATION)
Proposal:
CHANGE OF USE OF BARNS AND MANEGE TO
COMMERCIAL STUD USE, ALTERATIONS TO BARNS TO
PROVIDE STABLES, PROVISION OF NEW DWELLING
FOR STUD MANAGER AND REMOVAL OF TIMBER
FRAMED 'L' SHAPED STABLES FROM THEIR CURRENT
POSITION. (REVISED DESCRIPTION AND PLANS)
Location:
WORNDITCH FARM STATION ROAD KIMBOLTON PE28
0JN
Applicant:
ARAGON HOUSE STUD
Grid Ref:
509370 268470
Date of Registration: 23.10.2014
Parish:
KIMBOLTON
RECOMMENDATION
-
REFUSE
This application has been referred to Development Management Panel
because of Member Call in Councillor Gray has called in the application
on the following grounds:
1) It is an appropriate and sustainable investment supporting business
development in the countryside and investing in our rural economy.
2) That the proposed development is of high quality, respects the
landscape and integrates with its setting.
3) Makes use of an existing stud/stable premises.
4) Objections relating to ownership/use could be controlled by
conditions.
1.
DESCRIPTION OF SITE AND APPLICATION
1.1
The application relates to Wornditch Farmhouse and agricultural
buildings located on the B660 road with access also gained from
Tilbrook Road. The boundary to the highway is defined by hedgerow.
The site falls away from the highway with the existing dwelling set on
lower ground. On entering the site from Station Road to the west set
back from the highway lies a timber stable block, then buildings of an
agricultural appearance with associated hard standing and beyond
this the existing dwelling.
1.2
Wornditch Farm is Grade II listed and the Granary building to the
north of Wornditch Farm dwelling and to the south west of the
agricultural buildings is also separately listed (Grade II).
1.3
The area of the site the subject of this application lies in Flood Zone 1
of the Environment Agency Flood Maps.
1.4
The proposal seeks the removal of the existing timber stables,
erection of a new three bedroom dwelling (to be occupied by the Stud
Manager (the applicants)), alteration to the existing agricultural
buildings to form stables (16 stables, feed area, tack area, wash area,
store area and 2 foal yards) and change of use of barn and manege
to commercial stud.
1.5
It is noted that a residential curtilage is not shown in association with
the dwelling.
1.6
It is intended that the listed building would be sold to fund the
proposed development.
1.7
The submission indicates that the proposal would generate
employment for 2 employees.
1.8
Aragon House Stud is detailed as a specialist stud specialising in
breeding a very small number of high quality horses typically
dressage and/or dual purpose sports horses, which was founded in
2010. The applicants supply high quality international level sports
horses to professional riders.
1.9
The supporting information indicates that it is necessary to adapt
Wornditch Farm in order to return the business (Aragon House Stud)
from Germany (relocated due to site limitations and costs) to
Huntingdonshire and allow for growth that will also benefit the local
economy and community. The proposal indicates that the business
has invested in a mare herd and experienced growth during
2012/2013 and 2013/2014 and it is anticipated that the business shall
break even in Year five of trading.
1.10
A business plan has been submitted in support of the application.
1.11
Since the submission of this application additional information has
been received in respect of vehicle movements associated with the
proposal. There would be vehicle movements associated with staff
(two members of staff travel to and from work), feed merchant (once
a week), farrier (every two months), bedding delivery (every three
months), muck heap removal (every three months), vet visits (once a
month outside of stud season and three times a week during stud
season) and approximately 12 client visits a year.
2.
NATIONAL GUIDANCE
2.1
The National Planning Policy Framework (2012)
Paragraph 7 Achieving sustainable development
Paragraph 17 Core Planning Principles
Section 3 Supporting a prosperous rural economy
Section 4 Promoting sustainable transport
Section 6 Delivering a wide choice of high quality homes
Section 7 Requiring good design
Section 12 Conserving and enhancing the historic
environment
3.
PLANNING POLICIES
3.1
Saved policies from the Huntingdonshire Local Plan (1995)
•
E8: “Small Scale Employment Generating Development”
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•
•
•
•
•
•
•
3.2
Saved policies from the Huntingdonshire Local Plan Alterations
(2002)
•
3.3
HL5 - Quality and Density of Development
Adopted Huntingdonshire Local Development Framework Core
Strategy (2009)
•
•
•
3.4
E10: “Reuse of Buildings in Rural Areas”
En2:"Character and setting of Listed Buildings"
En18: "Protection of countryside features"
En25: "General Design Criteria"
H23: “Outside Settlements”
H31: "Residential privacy and amenity standards"
R2:”Recreation and Leisure Provision”
R13:”Countryside Recreation”
CS1: "Sustainable development in Huntingdonshire"
CS3: "The Settlement Hierarchy"
CS10: "Contributions to Infrastructure Requirements"
Draft Huntingdonshire Local Plan to 2036: Stage 3 (2013)
•
•
•
•
•
•
•
•
•
•
Policy LP 1 Strategy and principles for development
Policy LP 10 Development in Small Settlements
Policy LP 11 The Relationship Between the Built-up Area and
the Countryside
Policy LP 13 Quality of Design
Policy LP 15 Ensuring a High Standard of Amenity
Policy LP 17 Sustainable Travel
Policy LP 18 Parking Provision
Policy LP 21 Rural Economy
Policy LP 26 Homes in the Countryside
Policy LP 31 Heritage Assets and their Settings
3.5
Huntingdonshire Design Guide (2007)
3.6
Huntingdonshire Landscape and Townscape Assessment (2007)
3.7
Developer Contributions SPD
Local policies are viewable at https://www.huntingdonshire.gov.uk
4.
PLANNING HISTORY
4.1
Recent planning history includes:
1002089FUL - Horse walker and equine manege for personal use
only - planning permission granted
5.
CONSULTATIONS
5.1
Parish Council – Following the receipt of additional details
recommend refusal (copy attached)
5.2
HDC Environmental Health (contaminated land officer) - Our
records show that this site previously held a petroleum licence,
therefore it is likely that fuel (petrol and/or diesel) and oil has been
stored on this site at some time in the past and there could have been
leakages from the underground storage tank, distribution pipe-work or
spillages of other substances such as lubricants, anti-freeze, oil etc.
The site also had agricultural use which is associated with
contaminants such as agrochemicals, fertilizers, etc and the site is
proposed to be residential.
If minded to approve the application, would recommend a condition
that ensures that there is no residual contamination from the previous
use that may impact on the future occupiers of the development.
5.3
HDC Environmental Health (public protection)- There will not be a
large increase in numbers of horses coming to the stables and it is
intended that the muck heap is sited on the other side of the stable
buildings away from the direction of nearby residential properties in
Montagu Gardens. Taking this into account we do not have any
concerns regarding odour from horse waste.
5.4
CCC Highway Authority - Having looked through the information
submitted, the proposed vehicle movements to the stud “given that it
is already an operating stable” are not sufficiently different enough to
require any modification of the access or raise concern of the access
use.
Given this I have no objections to that proposed.
6.
REPRESENTATIONS
6.1
None received
7.
ASSESSMENT
7.1
Paragraph 215 of the NPPF requires that '...due weight should be
given to relevant policies in existing plans according to their degree of
consistency with this framework (the closer the policies in the plan to
the policies in the Framework, the greater the weight that may be
given).
7.2
Paragraph 216 states that '…decision-takers may also give weight to
relevant policies in emerging plans according to:
*the stage of preparation of the emerging plan (the more advanced
the preparation, the greater the weight that may be given);
*the extent to which there are unresolved objections to relevant
policies (the less significant the unresolved objections, the greater the
weight that may be given); and
*the degree of consistency of the relevant policies in the emerging
plan to the policies in this Framework (the closer the policies in the
emerging plan to the policies in the Framework, the greater the
weight that may be given)
The main issues to consider are:
•
•
•
•
•
the principle of development (i) commercial element including
change of use and erection of stables and (ii) new residential
dwelling
impact on the character and appearance of the area and
impact on the setting of the listed building,
impact on amenity,
parking and highway safety
contributions
Principle
7.3
Paragraph 7 of the National Planning Policy Framework details the
three dimensions of sustainable development. Paragraph 17 states
that planning should proactively drive and support sustainable
economic development.
7.4
Paragraph 28 of the National Planning Policy framework states that
planning policies should support economic growth in rural areas. The
Local Plan supports the establishment and expansion of small
businesses subject to traffic and environmental considerations (policy
E7), and will normally support the reuse of buildings in rural area to
create employment subject to (i) the building being of a form, bulk and
general design in keeping with its surroundings and of substantial
construction requiring no major adaptation or addition to be put to the
proposed use and (ii) there being no overriding objection on traffic or
environmental grounds (policy E10). Policy CS1 of the Core Strategy
is also supportive of proposals which support the local economy.
7.5
This proposal seeks the use of the site for a commercial stud (the
business currently operates in Germany); through a change of use of
the land and the erection of suitable stable buildings (the submission
indicates that the existing buildings are to be altered but it would
appear that these buildings would require major alterations to form
the proposed stable buildings).
7.6
Policy En17 of the Local Plan restricts development in the countryside
to that which is essential to the efficient operation of local agriculture,
horticulture, forestry, permitted mineral extraction, outdoor recreation
or public utility services. Policy LP21 supports equine related
developments in the countryside.
7.7
To facilitate the commercial element of the proposal and development
of new stables are required and the applicants have sought a change
of use of the land. There is no in principle objections to the proposed
stable development and change of use of the land identified for a
commercial stud.
7.8
The proposed commercial element of this application is considered to
comply with policies E7 and in part with policy En17 of the Local Plan,
policy CS1 of the Adopted Core Strategy, and Draft Policy LP21 of
the Local Plan to 2036: Stage 3. These policies are consistent with
the emphasis in the National Planning Policy Framework which seeks
to support sustainable economic development and promote the
development and diversification of land based rural businesses,
particularly paragraphs 17, and 28. However, policies within the
emerging Local Plan may be subject to change and therefore limited
weight can be attributed to policy LP21.
Residential dwelling
7.9
Paragraph 55 of the National Planning Policy framework states that
Local planning authorities should avoid new isolated homes in the
countryside unless there are special circumstances such as:
*the essential need for a rural worker to live permanently at or near
their place of work in the countryside; or
*where such development would represent the optimal viable use of a
heritage asset or would be appropriate enabling development to
secure the future of heritage assets; or
*where the development would re-use redundant or disused buildings
and lead to an enhancement to the immediate setting; or
*the exceptional quality or innovative nature of the design of the
dwelling.
7.10
Policy CS3 of the Core Strategy sets out the scale of housing
developments appropriate on unallocated sites within the built up
area. All other areas are considered as part of the countryside and
residential development will be strictly limited to that which has an
essential need to be located in the countryside. Policy LP11 of the
Draft Local Plan also sets out the relationship between the built up
area and the countryside. New homes in the countryside will require
special justification for planning permission to be granted.
7.11
Policy H23 of the Local Plan states that there will be a general
presumption against development outside environmental limits with
the exception of dwellings required for the efficient management of
agriculture, forestry and horticulture. Policy LP23 of the Draft Local
Plan states that a proposal that includes the creation of a new home
in the countryside will only be supported where:
a. there is an essential need for a rural worker to live permanently at
or near their place of work; or
b. it helps meet an established need for affordable housing; or
c. the proposal would represent the optimal viable use of a heritage
asset or would be appropriate enabling development to secure the
future of a heritage asset; or the proposal would re-use an existing
building; or
d. the design of the home is of exceptional quality or is truly
innovative in nature.
7.12
These policies are considered to be consistent with the NPPF,
particularly paragraph 55 which seeks to promote sustainable
development in rural areas. However, policies within the emerging
Local Plan may be subject to change and therefore limited weight can
be attributed to policies LP11 and LP26.
7.13
The application seeks the erection of a stud managers dwelling on
the site, to be located closer to the access with Station Road than the
existing listed building. The drawings show that the proposed floor
area would be 251.2 sq metres. The agent has advised that the listed
building would be sold to finance the construction of the new dwelling
and stables. The submission indicates that the building would be
highly insulated with energy efficient appliances, sanitary fittings and
lighting, as well as ground source heating, rainwater harvesting and
photovoltaic solar panels.
7.14
The applicants are seeking to construct an energy efficient dwelling,
having considered the submission details it is not considered that this
application demonstrates that there is an essential need for a new
dwelling to be located on the application site in the countryside to be
used as a Stud Managers dwelling. The intention is that the
applicants would move out of the listed building and into the new
dwelling and it is understood that there are high maintenance costs
associated with the listed building. However whilst noting this
concern, as the applicants already have a dwelling available on site,
there is no essential need for a new dwelling. An additional dwelling
in this location would not promote sustainable development.
7.15
This proposal would present the opportunity to bring employment
back to the local area. No objection is raised to the commercial
element of this proposal. However there is no essential need for a
new dwelling in order to facilitate this. The potential for increased
local employment does not outweigh the in principle policy objection.
7.16
The proposal is contrary to policies En17 and H23 of the Local Plan,
policy CS3 of the Adopted Core Strategy and policies LP11 and LP26
of the Draft Local Plan to 2036 and the NPPF.
Impact on the character and appearance of the area and setting of the
listed building
Design:
7.17
Paragraphs 58, 60 and 61 of the NPPF states amongst other issues
that development should respond to the local character and history,
promote or enforce local distinctiveness and ensure connections
between people and places and integration of new development into
the natural, built and historic environment.
7.18
The proposed dwelling is a part two storey and single storey half
hipped barn style dwelling.
The proposed dwelling has been
designed to sit in the landscape so that the elevation to the highway
does not appear to be two storey in form.
7.19
However the building would still appear prominent in the landscape,
due to its siting closer to the highway than the existing stable building
and height of the building. Whilst noting the dwelling has been
designed to appear as an agricultural building, it is not considered
that the appearance of this building is necessarily characteristic of the
locality, particularly when considering the inclusion of the half hips. In
addition the fenestration has an overly domestic appearance.
7.20
As there is no essential need for a dwelling, the proposal results in
unnecessary development in the countryside and would harm the
character and appearance of the rural area.
7.21
The proposal would be contrary to policy En25 of the Local plan,
policy HL5 of the Local Plan Alteration 2002, policy CS1 of the
Adopted Core Strategy, Draft Policy LP13 of the Local Plan to 2036:
Stage 3 and the Design Guide. These policies are consistent with the
emphasis in the National Planning Policy Framework on the
importance of good design, and the protection of local distinctiveness,
particularly paragraphs 17, 58, 60 and 61. However, policies within
the emerging Local Plan may be subject to change and this therefore
limits the weight that can be attributed to policy LP13.
Stable buildings:
7.22
The proposed stable buildings seek to replace the existing agricultural
buildings close to the listed building. These buildings are to be reorientated by 90 degrees. There are no principle objections to the
appearance of these buildings and given the location and scale of the
buildings, compared to the existing buildings these are not considered
to harm the character and appearance of the rural area.
7.23
The proposal would comply with policy En25 of the Local plan, policy
CS1 of the Adopted Core Strategy, Draft Policy LP13 of the Local
Plan to 2036: Stage 3 and the Design Guide. These policies are
consistent with the emphasis in the National Planning Policy
Framework on the importance of good design, and the protection of
local distinctiveness, particularly paragraphs 17, 58, 60 and 61.
However, policies within the emerging Local Plan may be subject to
change and this therefore limits the weight that can be attributed to
policy LP13.
Impact on the setting of the listed buildings:
7.24
Wornditch Farm, the Granary and Brittens Farm (adjacent to the site
to the south) are all grade II listed.
7.25
S.66 of the Planning (Listed Buildings and Conservation Areas) Act
1990 states that in considering whether to grant planning permission
for development which affects a listed building or its setting, the local
planning authority shall have special regard to the desirability of
preserving the building or its setting or any features of special
architectural or historic interest which it possesses.
7.26
Given the siting of the proposed dwelling and relationship with the
existing listed buildings, the new dwelling would preserve the setting
of the listed building.
7.27
The stables building would be located further away from the listed
granary on the site than the present building. The addition of these
stables and removal of the existing buildings would preserve the
setting of the listed buildings.
7.28
With regards to paragraph 131 of the NPPF the development is not
considered to harm the designated heritage assets.
7.29
On the basis of the information submitted, the proposal fulfils the
requirements under Section 66 of the Planning (Listed Buildings and
Conservation Areas) Act 1990 and complies with Policy En2 of the
Local Plan and Draft Policy LP31 of the Local Plan to 2036: Stage 3.
These policies are consistent with the emphasis in the National
Planning Policy Framework in terms of conserving and enhancing the
historic environment, particularly paragraphs 17, and 131.
Impact on amenity:
7.30
The closest neighbour is located to the south of the site, has its own
separate access and the separation distance of the existing buildings
is approximately 15.5 metres to the common boundary. Having
regard to the site’s location, nature of the proposed use and
relationship with neighbour properties the proposed commercial use
and development (erection of a dwelling and stables is not considered
to have a significant detrimental impact on amenity.
7.31
In terms of horse waste, should the application have been
recommended for approval, the location of the muck heap could have
been secured via the imposition of a planning condition to ensure the
amenity of neighbouring properties would not be harmed.
7.32
The proposal is considered to comply with policy H31 of the Local
Plan and LP15 of the Draft Local Plan to 2036 and the NPPF. The
local plan policies are considered to be consistent with the core
planning principle in the National Planning Policy Framework
(paragraph 17) of securing a good standard of amenity for all existing
and future occupants of land and buildings. However, the policies
within the emerging Local Plan may be subject to change and
therefore limited weight can be attributed to this policy.
Parking and Highway:
7.33
Neither local or national Planning policy requires a defined number of
parking spaces to be provided for any given use or development,
each proposal is to be assessed on its own merits having regard to
the criteria detailed in policy LP18 of the Draft Local Plan. The
application form states that four parking spaces are available on site
at present and there will be no change. There is already a relatively
large area of hardstanding on site; it is considered that a sufficient
amount of space is available on site for parking to take place.
7.34
The submission indicates that the existing access is to be used. The
applicant has provided additional information relating to vehicle
movements to and from the site. This information has been reviewed
by the Highway Authority. The Highway Authority advises that given
that it is already an operating stable the proposed vehicle movements
are not sufficiently different enough to require any modification of the
access or raise concern of the access use. No objections are raised.
7.35
Since the consideration of this information the applicant has advised
that there would be one additional full time worker on a daily basis,
leading to a total of two members of staff being employed in addition
to the applicants. A further consultation has been sent to the
Highway Authority to consider this information. It is officer opinion
that this is unlikely to change the view of the Highway Authority,
however a further update shall be provided to this report once these
comments are received.
7.36
The proposal complies with policy E7 of the Local Plan, and policies
LP18 and LP17 of the Draft Huntingdonshire Local Plan to 2036:
Stage 3 (2013). These policies are consistent with the NPPF
paragraph 32 that requires safe and suitable access to the site for all
people, the policies within the emerging Local Plan may be subject to
change and therefore limited weight can be attributed to this policy.
Contamination:
7.37
Noting the comments received from Environmental Health, should the
application have been recommended for approval a condition would
be required to ensure potential contamination is appropriately
considered.
7.38
The imposition of a planning condition would ensure the proposal
complies with paragraph 109 of the NPPF, which seeks to prevent
new and existing development from contributing to or being put at
unacceptable risk from, or being adversely affected by unacceptable
levels of soil, air, water or noise pollution or land instability.
Bin Contributions:
7.39
The applicant has completed the Wheeled Bin Contribution Unilateral
Undertaking. The proposal therefore complies with the Developer
Contribution SPD which requires the provision of waste storage
containers (wheeled bins) to meet new residential needs.
Other Matters:
7.40
The Parish Council has recommended refusal of this application
based upon concerns regarding asbestos within the building and lack
of Environmental Impact Assessment. Given the scale and nature of
the development an Environmental Impact Assessment is not
required for this application. Concerns over asbestos are noted
however this is a matter which the Health and Safety Executive would
regulate.
Conclusion:
7.41
The application as submitted cannot be supported, as it results in
development in the countryside, namely the erection of a dwelling for
which there is not an essential need. The application fails to
demonstrate that there are any material considerations that outweigh
this policy objection. In addition the scale, siting and design of the
dwelling would harm the character and appearance of the rural area.
7.42
Taking national and local planning policies into account, and having
regard for all relevant material considerations, it is therefore
recommended that planning permission be refused
8.
RECOMMENDATION – REFUSE for the following reasons.
1. The application has failed to demonstrate an essential need for a
dwelling in this countryside location. The applicant’s already benefit
from a dwelling on the site, a new dwelling is not considered essential
development having regard to planning policy to operate the
applicants business from this rural site. The proposal is contrary to
policies En17 and H23 of the Local plan, policy CS1 of the Adopted
Core Strategy, Draft Policies LP11 and LP26 of the Local Plan to
2036: Stage 3, and paragraphs 7 and 55 of the NPPF.
2. The scale and positioning of the proposed dwelling in a prominent
location close to the front boundary of the site would be
uncharacteristic of the area and the design, with overly domestic
fenestration detailing would harm the character and appearance of
this rural area. The proposal is contrary to policy En25 of the Local
plan, policy HL5 of the Local Plan Alteration 2002, policy CS1 of the
Adopted Core Strategy, Draft Policy LP13 of the Local Plan to 2036:
Stage 3, paragraphs 17, 58, 60 and 61 of the NPPF and the Design
Guide.
If you would like a translation of this document, a large text version or an audio
version, please contact us on 01480 388388 and we will try to accommodate
your needs.
CONTACT OFFICER:
Enquiries about this report to Michelle Nash Development Management
Officer 01480 388405
To:
DevelopmentControl[DevelopmentControl@huntsdc.gov.uk];
Subject:
Planning Responses
Sent:
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From:
Kimbolton Parish Council
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My Council considered the following planning applications at their meeting last night
and their views are as stated:-
1401464 Wornditch Farm – amended application.
There was considerable discussion on this application and, notwithstanding our
previous acceptance of the application, Council resolved to recommend refusal due to
a lack of a full environmental impact assessment relating to asbestos, which is known
to feature in the existing construction.
1401602
White Horse, Stow Rd – revised application for 4 dwellings.
This was thought to be much improved on the original application, but there were still
concerns about the height of the proposed dwellings, which appeared to be more
overbearing than overlooking. The comments of the occupier of 17 Aragon Place
should be taken into account, but it was recommended that the application be
Lionel Thatcher
Clerk to the Council
To:
DevelopmentControl[DevelopmentControl@huntsdc.gov.uk];
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Fri 10/31/2014 8:54:08 AM
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Kimbolton Parish Council
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Subject:
Planning Responses
Kimbolton & Stonely Parish Council considered the following applications at their meeting yesterday and
their views are as stated:
1401608 7 Easton Rd, Stonely - extension & alterations. Garage.
Unanimously recommended for approval as appropriate development.
1401464 Wornditch Farm, Station Rd, Kimbolton - change of use to commercial stud and new dwelling.
Recommended for approval by 3 votes in favour to 2 against.
1401644 Bigrams Farm, Easton Rd, Stonely - prior approval change of use to B1 & B8
Recommended for approval 4 votes in favour with 1 abstention. Believe that a hard standing for trailers
has been put in without permission on an area which was previously agricultural.
Development Management Panel
Scale =1:5,000
Date Created: 30/01/2015
Application Ref: 1401464FUL
© Crown copyright and database rights 2015
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35 .6 m
30
2b
8
34 .5 m
Su
r
3
E
8
9
LO
S
The
Ches tnuts
10
NE
W
6
5
7
16
13
34 .7 m
1
12
7
10
1
D
2
3
C
RIC
E
Ashfie ld
Cottage
4
2a
26
15
19
RO
A
Va len tin e
Gard en s
4
14
OK
El Sub S ta
5
6
38 .2 m
19
LB
14
BR
O
25
17
Wh ite
Ho rs e
(PH )
18
in
.5 m
23
38
TIL
15
ym
rK
ve
Ri
Dr
a
23
36
1
Wr T
9
11
22
FIE
LD
RT
2
6
AS
H
ROAD
CO
U
ST
AN
DR
EW
S
7
31
29
B 66
10
0
1
Pa th
FB
(u m
)
14
38
Clu
b
16
El Sub S ta
D
35
2
33 .3 m
El Sub S ta
33
LF
IEL
D
RO A
1
PSTO
N
B
TO
L
TH RA
Dr a
in
64
5
29
25
13
14
3
Te nnis C our ts
37
18
33 .7 m
28
The Site
The Butts
31
Legend
Pre p B ungalow
8
STA
T IO
N
41
4
Hea dma ste rs
House
12 14
5
2
Kim b o lto n Sch o o l
Prep ar ator y D ep ar tm e nt
Du ke s
Ro w
LEY
CONSTAB LES
S
6
Bu tts
Brid g e
15
34 .8 m
3
12
Ashfie ld
House
21
Ga ra ge
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
N
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS PE28 0JN
Drawing
PROPOSED SITE PLAN - 1 OF 2
Date
Scale
AUGUST 2014
1:200 @ A1
Project No.
Drawing No.
3684
P01
Revision
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
N
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS PE28 0JN
Drawing
PROPOSED SITE PLAN - 2 OF 2
Date
Scale
AUGUST 2014
1:200 @ A1
Project No.
Drawing No.
3684
P02
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
MR & MRS WALKER
Project
PROPOSED STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON
CAMBRIDGESHIRE, PE28 0JN
Drawing
PROPOSED SITE SECTIONS
Date
Scale
JULY 2014
1:250 @ A1
Project No.
Drawing No.
3684
P03
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
PROPOSED PLANS - NEW DWELLING
Date
Scale
AUGUST 2014
1:50 @ A1
Project No.
Drawing No.
3684
P04
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
MR & MRS WALKER
Project
PROPOSED STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON
CAMBRIDGESHIRE, PE28 0JN
Drawing
PROPOSED ELEVATIONS
Date
Scale
JULY 2014
1:250 @ A1
Project No.
Drawing No.
3684
P05
Revision
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
PROPOSED BARN ELEVATIONS OVERLAID ON EXISTING
Date
Scale
AUGUST 2014
1:100 @ A1
Project No.
Drawing No.
3684
P06
Revision
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
PROPOSED BARN ELEVATIONS OVERLAID ON EXISTING
Date
Scale
AUGUST 2014
1:100 @ A1
Project No.
Drawing No.
3684
P07
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
WASH AREA
4.20m x 4.20m
LINED IN
12mm PLY
STORE AREA
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
TACK AREA
4.20m x 4.2m
LINED IN
12mm PLY
FEED AREA
4.20m x 4.2m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
FOAL YARD 1
8.30m x 6.09m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
STABLE
4.20m x 4.20m
LINED IN
12mm PLY
FOAL YARD 2
8.30m x 6.09m
LINED IN
12mm PLY
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
PROPOSED BARN ELEVATIONS OVERLAID ON EXISTING
Date
Scale
AUGUST 2014
1:100 @ A1
Project No.
Drawing No.
3684
P08
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
EXISTING TIMBER STABLE TO BE DEMOLISHED
Date
Scale
OCTOBER 2014
1:50 @ A1
Project No.
Drawing No.
3684
P09
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
N
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
EXISTING SITE PLAN - 1 OF 2
Date
Scale
AUGUST 2014
1:200 @ A1
Project No.
Drawing No.
3684
S01
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
N
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGE OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
EXISTING SITE PLAN - 2 OF 2
Date
Scale
AUGUST 2014
1:200 @ A1
Project No.
Drawing No.
3684
S02
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
ARAGON HOUSE STUD
Project
PROPOSED CHANGED OF USE, ALTERATIONS TO
EXISTING BARNS & NEW STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON, CAMBS, PE28 0JN
Drawing
EXISTING SITE SECTIONS
Date
Scale
AUGUST 2014
1:250 @ A1
Project No.
Drawing No.
3684
S03
Revision
FILE NAME:
NOTES
This drawing has been issued in support of a planning application and must
NOT be used for construction purposes.
This drawing is copyright and may not be altered, traced, copied, photographed
or used for any purpose other than that for which it is issued without written
permission from the copyright holder.
Report discrepancies to the Architect so that any design implications may be
considered.
All details shown on this drawing are based upon typical site conditions related
to the area. No responsibility can be accepted for abnormal conditions unless
reported to the Architects, so that design amendments may be considered.
Portess and Richardson
CHARTERED ARCHITECTS ~ SURVEYORS
193 LINCOLN ROAD PETERBOROUGH PE1 2PL
Tel: (01733) 568116 Fax: (01733) 555246
Email: P-R@PortessArchitect.com
Client
MR & MRS WALKER
Project
PROPOSED BARN CONVERSION
TO STUD MANAGERS HOUSE
ARAGON HOUSE STUD, WORNDITCH FARM
STATION ROAD, KIMBOLTON CAMBS, PE28 0JN
Drawing
EXISTING PLANS & ELEVS - BARN CONVERSION
Date
Scale
JULY 2014
1:50 & 1:100 @ A1
Project No.
Drawing No.
3684
S13
Revision