No:

BH2024/01721

Ward:

Hangleton & Knoll Ward

App Type:

Listed Building Consent

 

Address:

Land And Part Of Foot Golf Course And Benfield Barn At Benfield Valley Hangleton Lane Hove BN3 8EB

 

Proposal:

External and internal works to Benfield Barn including glazing of former threshing doors to facilitate use as a community hub facility. Erection of 1-2 storey workshop buildings within footprints of the Barn outbuildings with retention of ruined walls. Partial demolition of derelict cottages and erection of new dwellings. Works to boundary walls.

 

Officer:

Maria Seale, tel: 292175

Valid Date:

10.07.2024

 

Con Area:

 Benfield Barn

Expiry Date:

04.09.2024

 

Listed Building Grade: II

EOT:

 

Agent:

Enplan 111 High Street Lewes BN7 1XY

Applicant:

Benfield Property Ltd And Benfield Investments Ltd C/o Enplan

 

 

 

1.               RECOMMENDATION

 

1.1.          That the Committee has taken into consideration and agrees with the reasons for the recommendation set out below and resolves GRANT Listed Building Consent subject to the following Conditions and Informatives:

 

Conditions:

1.         The works hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason: To comply with Sections 18 (as amended) and 74 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

2.         The outbuildings, including two cottages, hereby consented shall not be first brought into use until the works to the Barn and the boundary walls hereby consented have been carried out in full.

Reason: To ensure key heritage benefits of the scheme are delivered and in a timely way, and to comply with policies SA7, DM26, DM27 and DM29 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

3.         Notwithstanding the approved plans, the works to the outbuildings and cottages hereby consented shall not commence (excluding any demolition and site clearance) until full details of existing and proposed ground levels (referenced as Above Ordnance Datum) within that phase of the site and on land and buildings adjoining the site by means of spot heights and cross-sections, proposed siting and finished floor levels of all buildings and structures, have been submitted to and approved by the Local Planning Authority.  The development shall then be implemented in accordance with the approved level details. 

Reason: As this matter is fundamental to the acceptable delivery of the consent to safeguard the heritage setting, to comply with Policies SA7, DM26, DM27 and DM29 of Brighton & Hove City Plan Part 2 and CP15 of the Brighton & Hove City Plan Part One.

 

4.         Notwithstanding any details shown on the approved plans, no works hereby consented shall take place until details of all materials, measures and features to be used in the external surfaces of the development (in broad accordance with those specified on the approved drawings and supporting information) have been submitted to and approved in writing by the Local Planning Authority, including (where applicable): 

 (i)     Samples/details of all brick, render and tiling (including details of the colour of render/paintwork to be used) including a sample panel of how the outbuilding walls will be constructed with existing material on site.

(ii)     Details of any existing materials on site and how they will be integrated into the outbuilding structures.

(iii)    Details/samples including scaled profile/section of all cladding to be used, including details of their treatment to protect against weathering

(iv)    Samples/details of the proposed window, door, rooflights and reveal depths

(v)     Details of rainwater goods and cross-sections of all roof drainage systems across the whole development

(vi)    Details of boundary treatment including walls and gates

(vii)   Details of any air source heat pumps, including their location and screening/compartmentalisation systems and contextual elevations, PV panels or other renewable energy/carbon reduction measures eg to achieve BREEAM standards

(viii)  details of any crime prevention measures and their fixtures eg CCTV

(ix)    Details of any ecological measures that may be required to be affixed to, or integrated within, the buildings eg swift/bat/bee bat bricks or boxes

(x)     details of interpretation or informative material (such as boards and signage)

(xi)    details of external lighting to be affixed to the Barn or outbuildings

(xii)   Samples/details of all other materials to be used externally

(xiii)  Details of a maintenance programme for all external materials

The works shall be carried out in accordance with the approved details. 

Reason: To ensure a satisfactory appearance to the development and to protect the special character and appearance of heritage assets, and to ensure the heritage benefits of interpretative materials are included within the scheme, and to comply with policies SA7, DM26, DM27 and DM29 of Brighton & Hove City Plan Part 2 and CP15 of the Brighton & Hove City Plan Part One.

 

5.         No cables, wires, aerials, pipework (except rainwater downpipes as shown on the approved plans), meter boxes or flues shall be fixed to, or shall penetrate, any external elevation, without the prior consent in writing by the Local Planning Authority.

Reason: To safeguard the special character and appearance of the heritage assets and to comply with policies SA7, DM26, DM27 and DM29 of Brighton & Hove City Plan Part 2 and CP15 of the Brighton & Hove City Plan Part One.

 

6.         The rooflights hereby approved shall be ‘conservation style’ and have steel or cast metal frames colour-finished black or dark grey, fitted flush with the adjoining roof surface and shall not project above the plane of the roof.

Reason: To safeguard the special character and appearance of the heritage assets, to comply with policies SA7, DM26, DM27 and DM29 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

7.         All new flintwork and works of making good of the flintwork shall match the original flint walls in the type of flints, coursing, strike and density of stones, and the mortar's colour, texture, composition, lime content and method of pointing and the pointing of the brick dressings shall match the colour, texture, lime content and style of the original brick pointing unless otherwise agreed in writing with the Local Planning Authority.

Reason: To safeguard the special character and appearance of the heritage assets, to comply with policies DM29, SA7, DM26 & DM27 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

8.         No works to any boundary treatment including walls, or outbuildings, shall take place until a sample pane l of flintwork has been constructed on the site and approved in writing by the Local Planning Authority. The flintwork comprised within the development shall be carried out and completed to match the approved sample flint panel.

Reason: As this matter is fundamental to the acceptable delivery of the consent and to safeguard the special character and appearance of the heritage assets, and to comply with policies DM29, SA7, DM26 and DM27 of Brighton & Hove City Plan Part 2 and CP15 of the Brighton & Hove City Plan Part One.

 

9.         All existing architectural features within the Barn including wooden roof trusses, inner partitions and other decorative features shall be retained unless otherwise agreed in writing with the Local Planning Authority. Any new walls/ openings shall be scribed around all existing features and the existing features shall not be cut into or damaged. Any new fixtures or fittings should not damage existing fabric and agreed in writing with the Local Planning Authority.

Reason: To ensure the satisfactory preservation of this listed building and to comply with policies DM27 and SA7 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

10.      The works to the listed Barn building hereby consented shall not take place until full details of the proposed works including 1:20 scale sample elevations and 1:1 scale joinery profiles of any replacement windows or doors including the proposed western and eastern glazed doors have been submitted to and approved in writing by the Local Planning Authority. Any other new doors shall be of traditional timber panel construction unless otherwise agreed. Any fireproofing to doors should be an integral part of the door construction, and self-closing mechanisms, if required, shall be of the concealed mortice type.

The works shall be implemented in strict accordance with the agreed details and maintained as such thereafter.

Reason: As insufficient information has been submitted, to ensure the satisfactory preservation of this listed building and to comply with policies SA7, DM26 & DM27 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

11.      Any smoke detectors, fire alarm call points, fire alarms, emergency lighting fittings and control boxes shall be located in unobtrusive positions in the corners of rooms and their electrical cabling systems shall not be surface mounted but concealed within the floors, ceilings and walls, except where otherwise approved in writing by the Local Planning Authority, and the walls, floors and ceilings made good to the satisfaction of the Local Planning Authority.

Reason: To ensure the satisfactory preservation of this listed building and to comply with policies DM27 and SA7 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

12.      The works to the listed Barn building hereby consented shall not be commenced until details of the method of fire protection and insulation of the walls, floors, ceilings and doors where required, including 1:5 scale sections through walls and ceilings, 1:20 scale elevations of doors and 1:1 scale moulding sections, have been submitted to and approved in writing by the Local Planning Authority. All existing original doors shall be retained unless otherwise agreed in writing with the Local Planning Authority and where they are required to be upgraded to meet fire regulations details of upgrading works shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of any work. Self-closing mechanisms, if required, shall be of the concealed mortice type. The works shall be carried out in accordance with the approved details.

Reason: As insufficient information has been submitted, to ensure the satisfactory preservation of this listed building and to comply with policies DM27 and SA7 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

13.      The works hereby consented shall not be commenced until details of proposed pointing and render with lime mortar mix have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in strict accordance with the approved details.

Reason: As insufficient information has been submitted, to ensure the satisfactory preservation of this listed building and to comply with policies DM26, SA7 & DM27 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

14.      The works hereby consented shall not be commenced until plans to at least 1:20 of each elevation of every outbuilding, boundary wall and cottage showing to what extent the existing walls (and chimney) will be retained and/or built up shall have been submitted to and approved in writing by the Local Planning Authority. The construction works shall be carried out and completed fully in accordance with the approved method statement.

Reason: As this matter is fundamental to the acceptable delivery of the permission to ensure a satisfactory appearance to the development and to comply with policies DM29, DM26, SA7 and DM27 of Brighton & Hove City Plan Part 2 and CP15 of the Brighton & Hove City Plan Part One

 

15.      The works hereby consented shall not be commenced until a survey report and a method statement setting out how the existing boundary and outbuilding walls and the cottage chimney are to be protected, maintained, repaired and stabilised during and after demolition and construction works, and including details of any temporary support and structural strengthening or underpinning works, shall have been submitted to and approved in writing by the Local Planning Authority. The method statement should include who, when and how the outbuildings will be maintained should any degradation take place. The demolition, construction and maintenance works shall be carried out and completed fully in accordance with the approved method statement.

Reason: As this matter is fundamental to the acceptable delivery of the permission to ensure a satisfactory appearance to the development and to comply with DM29, DM26, SA7 and DM27 of Brighton & Hove City Plan Part 2 and CP15 of the Brighton & Hove City Plan Part One.

 

16.      The approved works to the Barn and outbuildings is limited to the works shown on the approved drawings and does not indicate approval for associated or enabling works that may be necessary to carry out the scheme. Any further works must be submitted to and approved in writing by the Local Planning Authority prior to any works commencing.

Reason: To ensure the satisfactory preservation of this listed building and to comply with policies DM26, DM29, SA7 & DM27 of Brighton & Hove City Plan Part 2, and CP15 of the Brighton & Hove City Plan Part One.

 

Informatives:

1.         This decision is based on the drawings listed below: (to be inserted on the Late List)

 

 

2.               SITE LOCATION

 

2.1.          The site is located to the north-west of the city, between Hangleton and Portslade. The application site forms part of a wider site known as Benfield Valley which has its own Special Area policy (SA7) in the Brighton and Hove City Plan Part Two (CPP2).

 

2.2.          The wider Valley is bordered to the north by the A27 road, to the south by the Old Shoreham Road (A270), to the west by the Hangleton Link Road (A293) and to the east by Hangleton Road and other residential roads. The Valley slopes down from north to south (and also slopes up to the east and west) and currently contains major open spaces at the northern and southern ends, used for footgolf and public recreation/sports respectively. Sainsburys superstore is located in the middle of the Valley. The Valley contains suburban housing development to the east, south and west. The South Downs National Park is located to the north, beyond the A27. Hove Park Secondary School (Valley Campus) is located to the east of the Valley, to the south-east of the application site.

 

2.3.          The application site is located to the north of Hangleton Lane and there is an existing vehicular access serving the footgolf and Barn off Hangleton Lane and a car park.

 

2.4.          The grade II listed Benfield Barn (currently used in connection with the footgolf use and includes a cafe) is located within the small Benfield Barn Conservation Area (CA). The CA contains a number of derelict/limited remains of Barn buildings and walls are located to the east and south of the Barn, including the ruins of a terrace of 4 cottages (on the site of a former hunting lodge) and various ruined agricultural outbuildings. All of these ruined outbuildings and cottages are deemed to be included within the Barn listing.

 

2.5.          The wider Valley setting contains a number of listed buildings including St Helen’s Church (grade II*) within the Hangleton Conservation Area to the east, Hangleton Manor (grade II*) (now a pub/restaurant) and associated buildings, and the Foredown Tower (which is locally listed) is to the west across the Valley.

 

2.6.          The Valley contains a number of public footpaths throughout and is well-used by the public for informal and formal recreation. Benfield Valley contains one of several urban fringe sites so is partly allocated for housing (Policy H2) – which are located to the south/south-west of the conservation area. Most of the Valley (except for housing allocations) is designated as a Local Wildlife Site and Local Green Space in the City Plan. The site contains scrub and also woodland along its edges and there are two Woodland Tree Preservation Orders covering parts of the Valley north and south of Hangleton Lane.

 

 

3.               RELEVANT HISTORY

 

3.1.          PRE2023/00044 Pre-application advice given by the Local Planning Authority (LPA) including input from specialist consultees, including the Heritage Team and the Design Review Panel. The scheme was also presented to Planning Committee councillors at pre-application stage. The scheme formed part of a larger development for housing to the south/south-west of the conservation area.

 

3.2.          In summary, the proposed repair and re-use of historic buildings was supported. No objection was raised to a contemporary design approach for the new outbuildings and cottages in principle. The proposed siting of the adjacent housing scheme was deemed acceptable and its siting closer to the heritage assets was welcomed given the place-making and security benefits of this. It was recommended that the main housing site was moved further eastwards to better integrate the historic Barn footpath into the scheme.

 

Applications:

3.3.          BH2024/01720 (Concurrent application for Full Planning Permission): Development of 101 dwellings (C3 use) of 2-4 storeys high to include change of use of part of footgolf course and car park (F2 use) and part demolition of derelict cottages and erection of new dwellings. Works to Benfield Barn to create community hub facility including café and footgolf use (F2 use). Erection of new workshops of 1-2 storeys within footprints of Barn outbuilding ruins (E(g)/F2 use). Community use on ground floor of new residential marker building (F2 use). Landscaping works including allotments/orchards. Ecological works. Creation of and upgrades to pedestrian and cycle routes. Associated alterations to existing vehicular access off Hangleton Lane and provision of car and cycle parking. Associated off-site landscaping and ecological works to wider Valley including provision of parkland south of Hangleton Lane for community use. Under Consideration

 

3.4.          BH2024/01638 & 01637 Reconstruction of a collapsed flint wall Under Consideration

 

3.5.          BH2022/01305 Application for approval of details reserved by conditions 3 (Car Park Layout), 4 (Construction Environmental Management Plan: Biodiversity), 5 (Method Statement for Protection of Species), 6 (Ecological Design Strategy) and 7 (Tree Protection Scheme) of application BH2021/00795. Approved 7/02/23

 

3.6.          BH2021/00795 Resurfacing of existing car park and creation of landscaped bunds along car park boundaries. Approved 5/8/21

 

3.7.          BH2010/02266 Infill of existing Barn doors at rear elevation and replacement with high level windows to match existing incorporating security grills over. Approved 30/9/10

 

3.8.          BH2006/00988 Construction of timber structures to provide shelter for proposed driving range, 3m fence to part perimeter, laying out of all weather sports pitches to south site. Refused 29/6/06

 

3.9.          BH2006/00990 Outline application for semi sunken building to provide golf course reception, changing rooms, bar, pro shop, gym with swimming pool. Refused 29/06/06

 

3.10.       BH2006/00989 Change of use of Barn and restoration/rebuilding of derelict outbuildings to form licensed cafe/restaurant and overnight Lodge accommodation, associated landscaping works to Barn complex and car park. Refused 29/06/06

 

3.11.       BH2005/01362/FP Erection of a temporary single storey building to provide reception office and customer toilets for a period of 2 years. (Replacement of existing facilities sited within Benfield Barn). Approved 19/08/05

 

 

4.               APPLICATION DESCRIPTION

 

4.1.          The proposal seeks Listed Building Consent for the following:

“External and internal works to Benfield Barn including glazing of former threshing doors to facilitate use as a community hub facility. Erection of 1-2 storey workshop buildings within footprints of the Barn outbuildings with retention of ruined walls. Partial demolition of derelict cottages and erection of new dwellings. Works to boundary walls.”

 

Relationship to concurrent housing scheme ref BH2024/01720

4.2.          These aforementioned works to the listed Barn, outbuildings and boundary walls also form part of a wider scheme for housing development (see concurrent application for full planning permission in history section above). The wider site proposals for that scheme effectively duplicate the heritage works. They also include a management and maintenance plan with associated funding arrangements for the heritage assets as part of that planning application, and a commitment that the works will be secured as part of a phased scheme for the main housing development.

 

Detail of main proposals affecting the listed buildings:

·      general repairs and making good to barn including re-levelling the floor and introducing insulation

·      removal of existing freestanding structures in barn (including portacabin and café cart)

·      re-use of existing openings for access

·      internal works to barn to facilitate community/recreation/café use including a new check-in/reception area for footgolf. Creation of ancillary facilities including internal toilets, kitchen etc in lower lean-to portions of barn.

·      external works to barn including incorporation of new glazed full height threshing doors in the existing openings behind the timber doors. External seating will take place within the curtilage and rebuilt enclosures of the barn for café/community use.

·      reinstatement of flint boundary walls and enclosures as previously sited within the listed curtilage (and creation of openings, including to Sylvester Way)

·      rection of 1-2 storey workshops (5no.) within the existing listed outbuilding footprints to east of Barn, including retention/stabilisation of ruins, to facilitate recreation/sports/commercial use

·      erection of two 2-storey cottages with gardens on site of existing listed ruined terrace to south of Barn, including retention/stabilisation of ruins. Their existing chimney stack will be retained as a central feature.

·      use of simple, contemporary design including use of flint and bronze/copper-like metal cladding for the new build workshops and cottages. Insertion of rooflights.

·      incorporation of interpretation material within Barn and conservation area (for heritage/ecology/landscape purposes)

 

5.               REPRESENTATIONS

 

5.1.          In response to publicity, 52no. representations of objection have been received on the following grounds:

·      Adverse impact on conservation area and listed buildings and walls

·      Design, materials and height inappropriate

·      Insufficient information regarding works to listed barn

·      Proposals for barn would lose most of its purpose and significance

·      The curtilage-listed wall was demolished illegally, needs rebuilding and is proposed too short of its historic placement

·      Fails to maintain the asset's visual dominance and focal point

·      Overdevelopment/excessive density

·      Community hub in barn not needed

·      Overly intensive footfall will impact the area's heritage and historical significance.

 

5.2.          Note: Other objections were made under this application but relate to solely planning application/other matters (not listed building matters) as set out below:

·      Loss of greenspace

·      Adverse impact to wildlife

·      Adverse transport impact

·      Flood/pollution risk

·      Loss of amenity

·      Adverse impact to archaeology

·      Adverse impact to National Park

·      Strain on existing infrastructure

·      Development reneges on previous promises/covenants not to develop in the Valley

·      Adverse affect on property value

 

5.3.          In addition, 4no. representations of comment/support on the following grounds:

·      Good design

·      Area needs investment and better landscaping, footpaths and amenities

·      Barn will provide significantly improved footgolf reception, toilets and café;

·      New workshops/cottages remove unsightly ruins, a health/safety issue and fly-tipping risk

·      No loss of playable footgolf area or facility overall

·      Barn could be better used. Surrounding buildings are dilapidated and useless

 

 

6.               CONSULTATIONS

 

External:

6.1.          Ancient Monuments Society: No response received.

 

6.2.          Conservation Area Group: Approval recommended.

This is a well-presented application. The lack of detail to the listed barn are of some concern and appropriate pre-commencement conditions will therefore be required.

 

6.3.          Council for British Archaeology: Comment

Benfield Barn is a Grade II listed structure, dating from C17 or C18, which holds evidential and historical value as a record of traditional construction and agricultural practices.

 

6.4.          The CBA believe that the retention of heritage assets, and particularly their use as community spaces, offers wellbeing and placemaking benefits. We welcome the adaptive reuse of Benfield Barn and the location of new structures within the footprints of former buildings, allowing the historic location of these buildings to remain legible.

 

6.5.          We request that in order to meet the requirements of the NPPF and allow us to fully understand the impacts of the proposal, a Schedule of Works or detailed Heritage Impact Assessment is provided which outlines the proposed alterations to the barn, including proposed materials and changes to historic fabric.

 

6.6.          We also strongly recommend that any necessary conservation and stabilisation work to the barn and adjacent ruined structures is undertaken as a priority, to prevent deterioration over the time of the development which might affect the potential for retention and reuse.

 

6.7.          Georgian Group: No response received

 

6.8.          Historic England: Comment

We are content for the application to be determined by the LPA following their own specialist conservation advice.

 

6.9.          Society for the Protection of Ancient Buildings: Objection

We disagree with the Heritage Impact Assessment, which suggests that detailed design matters could be conditioned. We advise that the proposals for the barn lack sufficient information to meet the requirements of the NPPF. Without this information, it is not possible to assess the impact of the proposals on the special interest of the asset.

 

6.10.       Twentieth Century Society: No response received.

 

6.11.       Victorian Society: No response received

 

Internal:

6.12.       Heritage: No objection subject to conditions.

The applicant has engaged in pre-application advice and has worked with the Heritage Team. The Benfield Barn Conservation Area is ‘at risk’ at Historic England and for this reason it is beneficial for the site to be redeveloped so the heritage assets can be restored and brought back into use. The impacts of the proposal result in ‘less than substantial harm’ in terms of the NPPF and the public benefits are economic and environmental, as well as historic.

 

6.13.       Alterations to the Barn are minimal and historic fabric should be retained, and detail eg of additional glazed doors, can be conditioned. The rebuilding of the CA boundary walls is very important as these were removed without Listed Building Consent. A methodology for this should be conditioned. An access point to the east in the walls is acceptable and is important to connect the exiting community to all the benefits of the new development. It is also noted from historic plans that this connection existed in the past.

 

6.14.       The principle of replacement of the Barn outbuildings to the east and south for commercial and residential use respectively is accepted, and they are considered the optimal viable use. The remains of the terrace of cottages to the south are considered to be included within the Barn’s listing as curtilage buildings. There is no objection to the ruins being replaced with 2 new cottages in principle and their amended height means they are more subservient in scale to the listed Barn. As much of their original fabric should be retained where possible, eg the chimney stacks. The contemporary design approach to the cottages and other outbuildings is accepted in principle. Some materials may require reconsideration and detail should be conditioned. If metal cladding is to be used then its profile detail and colour/material will be important. The outbuildings to the east will be built within the footprint of the existing buildings and the ruins will be retained and stabilised as a feature, which is welcomed.

 

6.15.       Conditions recommended to address: materials; joinery details; methodology to stabilise outbuilding walls and chimney and for replacement boundary walls; details of glazed Barn doors, flagstone, trusses and inner partitions; sample flint panels; fire-proofing and insulation works; render/pointing; measures to prevent vehicular access to conservation area; ground levels; and timing of delivery of CA works prior to completion of wider housing scheme. A section 106 as part of the concurrent planning application should also secure a long-term funded maintenance plan for the CA and its buildings, to accord with Policy SA7.

 

6.16.       Urban Design: Comment

 

6.17.       Summary: The principle of a contemporary reinstatement of the two cottages south of the Barn is supported. The cottages would introduce the benefit of natural surveillance of conservation area. The design encapsulating the historic chimney and preserving the ruins of the former hunting lodge is welcomed, however, the new building character combined with the formal procession to the cottages somewhat creates a hierarchy that suggests that this focal point should be a public/community use building, rather than the proposed two outstanding principal dwellings, set in this new settlement and community context.

6.17.

6.18.       A publicly accessible pedestrian point at Sylvester Way is required to establish a link to the new settlement which needs to be inclusive and fully functioning both in terms of threshold, and interface and thoroughfare. This point needs to be sufficiently permeable both in a physical and visual sense. Pinch points that fall below 2 metres must be avoided. Details can be conditioned.

 

6.19.       The (adjacent housing scheme BH2024/01720) is in many respects high in quality, striking a balance contextually in a contemporary and enduring arrangement. The scheme provides a rich and coherent palette of materials that are drawn from the local vernacular and Sussex more widely in a contemporary and enduring composition – which is welcomed. The proposals are acceptable.

 

6.20.       Note: Full details of all representations and consultee responses can be found on the council’s Planning Register.

 

 

7.               MATERIAL CONSIDERATIONS

 

7.1.          In accordance with Section 38 (6) of the Planning and Compulsory Purchase Act 2004, this decision has been taken having regard to the policies and proposals in the National Planning Policy Framework, the Development Plan, and all other material planning considerations identified in the "Considerations and Assessment" section of the report. The development plan is:

·      Brighton & Hove City Plan Part One (March 2016);

·      Brighton & Hove City Plan Part Two (October 2022)

·      East Sussex, South Downs and Brighton & Hove Waste and Minerals Plan (adopted February 2013, updated October 2024);

·      East Sussex, South Downs and Brighton & Hove Waste and Minerals Sites Plan (adopted February 2017);

·      Shoreham Harbour Joint Area Action Plan (JAAP) 2019.

 

 

8.               POLICIES

The National Planning Policy Framework (NPPF)

 

Brighton and Hove City Plan Part One:

CP15 Heritage

 

Brighton & Hove City Plan Part Two:

DM26 Conservation Areas

DM27 Listed Buildings

DM29 The Setting of Heritage Assets

SA7 Benfield Valley

H2 Urban Fringe

 

Supplementary Planning Documents:

SPD09 Architectural Features

SPD17 Urban Design Framework

 

Other BHCC Documents/Guidance:

Benfield Barn Conservation Area Character Statement (18/2/97)

 

 

9.               CONSIDERATIONS & ASSESSMENT

 

Main Considerations

9.1.          The main consideration in the determination of this application relates to the impact on the special historic and architectural significance of the Listed buildings within the site – namely the grade II listed Benfield Barn and its associated listed outbuildings including former cottages and listed boundary and enclosure walls within its curtilage.

 

9.2.          In considering whether to grant listed building consent the council has a statutory duty to have special regard to the desirability of preserving or enhancing heritage assets such as listed buildings and conservation areas or their settings or any features of special architectural or historic interest which they possess. Case law has held that the desirability of preserving a listed building or its setting or any features of special architectural or historic interest it possesses, and the desirability of preserving or enhancing the character or appearance of a conservation area should be given "considerable importance and weight".

 

Policy Background

9.3.          Please see concurrent application report for full planning permission for the wider Benfield Valley site and housing scheme for a comprehensive planning policy background in relation to the site (on this committee agenda ref BH2024/01720).

 

9.4.          In summary, of relevance to the heritage assets at this particular site is Policy SA7: Benfield Valley, plus more general heritage policies CP15, DM26, DM27 and DM29 of the City Plan.

 

9.5.          In terms of heritage and Benfield Barn, Policy SA7: Benfield Valley states:

 

“Land at Benfield Valley as shown on the Policies Map will be protected and enhanced as an important green wedge into the urban area, a valued Local Wildlife Site and Local Green Space. The council will promote and support the careful use and management of land and buildings at Benfield Valley to achieve the following objectives:

…•    The creation of ‘gateway’ facilities and interpretation facilities in connection with the South Downs National Park;

…•    The sympathetic repair and re-use of Benfield Barn and its associated structures and walls in a way that is compatible with and integrates with the landscape character of Benfield Valley, the wider natural environment and the Benfield Barn Conservation Area.

Residential development in accordance with the identified development areas shown to the north and south of Hangleton Lane will be permitted provided that such development addresses the key considerations set out in Policy H2 Urban Fringe Housing Sites… Development proposals will be required to preserve the settings of the Benfield Barn and Hangleton Conservation Areas and contribute towards the achievement of the key objectives…

Appropriate uses of the Benfield Barn and outbuildings within the conservation area will be non-intensive community and /or recreational facilities appropriate to the area. Proposals for the use of the buildings should include provision for a respective long term funded management and maintenance plan, to be agreed with the council.

 

9.6.          One of the main purposes of policy SA7 is to facilitate the positive and ongoing management and maintenance of Benfield Valley’s heritage assets. To help facilitate this and other key objectives, and in recognition of the city’s wider housing needs, provision was made for an element of residential development within the wider Valley (Policy H2).

 

Statement of Significance

9.7.          As set out in the Benfield Barn Conservation Area Character Statement, the Conservation Area is all that remains of Benfield Manor Farm which was at the heart of the Norman manor of Benfield. The boundaries of the Manor are still visible today in the remains of a pre-Norman bank and hedge to the east and west of Benfield Valley. Remains of the outbuildings to the east of the Grade II listed Benfield Barn still survive. They are within the curtilage of the listed building and therefore have the same protection as the barn.

 

9.8.          The character and appearance of the conservation area and setting of the listed buildings is a leafy and rural farm atmosphere. The site includes the remnants of low out-buildings, flint walled enclosures and rough cart tracks. Although this grouping is surrounded almost completely by open land, it is set very close to a more recently built-up area in the east and the busy by-pass to the west, making its character even more remarkable and important to preserve. The immediate setting of the listed barn, views of the barn from a distance, and views out of the conservation area need to be protected. The retention and use of materials such as flint, clay tiles, slate, stock brick and red brick dressings and quoins are important. 

 

9.9.          The listing of Benfield Barn states: 

“ Barn. Probably C18. Coursed flint pebbles with red brick dressings and quoins, clay tiled roof. Plan: wagon entrances centre east and west fronts, outshuts under catslide roofs north-east and south-east, remains of three small single cell structures at south gable end. Gable ends with ventilation slits, square opening below eaves north-west corner, boarded up with corrugated-iron sheeting, timber post visible on facade to left of entrance, cast-iron sheeting to former double doors of wagon entrance, tiles missing from sections of outshuts; gable ends and much of facade obscured by vegetation at time of survey. Interior not accessible, said to have a queen post roof. The barn was part of the farm at Benfield Manorhouse, built early C17 and demolished 1871 when the range of cottages to the south (not included) was constructed. Further farm buildings of interest may survive beneath dense vegetation to east.” 

 

Considerations and Assessment

9.10.       As an ‘at risk’ heritage asset on Historic England’s register, significant weight is given to proposals that sympathetically repair, restore and bring the Barn and outbuildings back into active use.

 

9.11.       It is considered that the listed building consent proposals contribute positively towards the heritage aims of Policy SA7, as they involve repair and restoration of the barn and enhancement/repair of the outbuildings and walls. Minimal alteration/loss of historic fabric is proposed. The works would facilitate appropriate uses of the buildings (see below), and the proposals include interpretive material regarding heritage assets. In addition, the concurrent planning application would secure the long-term management/maintenance of the heritage assets.

 

Uses

9.12.       Whilst the land use of the listed buildings is not a direct consideration for this listed building consent (LBC) application, the use can affect the historic character of a listed building and its setting, as well as its form and external appearance, so is discussed below for context.

 

9.13.       The proposed community use of the barn, to include enhanced reception/check-in facility for the footgolf and ancillary café, is a welcomed public benefit and should help ensure greater public use and appreciation of the asset and ensure the barn is viable going forward. The barn would include interpretation materials within it which allows for greater understanding of the heritage assets and those in the wider area, and the barn can be a ‘gateway’ facility to the National Park, which is welcomed. Such uses retain the large open central area of the barn, which is appropriate. Community/recreation uses are sought by policy SA7.

 

9.14.       Small, low-key commercial workshops are proposed, which is appropriate and are considered to complement the semi-rural setting. Also, such commercial uses would require simple forms of development, similar to the former historic form/use. Where upper floors are proposed they limited in scale and served by modest rooflights only. Active uses here would provide animation and surveillance of the area, which is welcomed.

 

9.15.       The community use of the barn would, together with the rebuilt workshop buildings, form a welcome community ‘hub’. Such uses would generate activity and employment, which is welcomed and would help the future viability of the buildings and prevent future decline. The heritage assets would also help give the wider housing development proposed here a focus and identity.

 

9.16.       City Plan policy SA7 (and DM38) which apply to the concurrent planning application do not strictly encourage residential use on the site of the former listed cottages, however, given there has historically been a residential use here over many years, the Heritage Team raise no objection to this and consider it an optimal viable use. In addition, the residential use close to the barn and outbuildings would also have the benefit of introducing surveillance and more security to that area.

 

Detailed Design

9.17.       The works to the barn are considered acceptable and sympathetic to its special historic character and appearance. Removal of current unsympathetic structures is welcomed. Minimal interventions are proposed and loss of historic fabric will be limited. The important main open space will be retained, with partitions limited to the lower ancillary lean-to areas. Architectural details and finishes can be adequately secured via condition.

 

9.18.       The rebuilding and repair of the historic boundary walls is an important heritage benefit of the proposal and will restore the historic enclosures around and within the curtilage. There is no objection to insertion of a new wall opening to the east, particularly given the wider place-making benefits of this, and there is historic evidence of an opening here.

 

9.19.       It is considered that the proposed development siting, scale, height and design of the new build elements are well-considered. Restricting the newbuild workshops to being within the existing footprint of the ruined buildings is a sympathetic approach. Siting the cottages in the location/footprint of the former terrace is appropriate and retains the historic relationship with the barn. The footprints and heights and pitched roofs of the outbuildings (including cottages) would be comparable to previous relatively low-rise buildings and remain subservient to barn. The height of the cottages to the south has been reduced since first submitted, and they now have an improved relationship with the barn.

 

9.20.       The Heritage team confirm there is no objection to an overtly contemporary design approach to the new build elements within the conservation area, with a clear distinction between new and old. The retention of ruined walls and a chimney as an integral part of the scheme is welcomed and will help interpretation of the historic fabric and former buildings. There will be a point of connection and shared materials palette to the adjacent proposed housing development (BH2024/01720), which will help tie the sites together. The council’s Urban Designer is supportive of the scheme and considers it to be of good quality.

 

9.21.       The impacts no the setting of the heritage assets, their external appearance and relationship between listed buildings is considered acceptable. The impact of the heritage assets and their place in the wider landscape setting have been assessed as part of the concurrent planning application for housing development, and are deemed acceptable. Sufficient open space and semi-rural setting would be retained to the west and north of the conservation area and the barn would still be a dominant feature within the landscape.

 

9.22.       Whilst not part of this LBC application, it is noted that the landscaping design within the conservation area set out in the concurrent planning application eg use of bound gravel, achieves an informal, rural character, and it will be car-free, which will mean it will be more ‘low-key’ and allow greater views and interpretation of the heritage assets.

 

9.23.       The comments of the Society for the Protection of Ancient Buildings are noted, with regard to insufficient information. The council’s Heritage team and the Conservation Area Group raise no objection, however, and consider the detail that has been submitted sufficient to allow assessment of the merits of the proposals, and that significant further detail can be secured via condition prior to commencement of any works.

 

9.24.       Detailed conditions will be necessary to secure: all materials; flintwork including sample panels; architectural features; joinery details; methodology to stabilise outbuilding walls and chimney and for replacement boundary walls; details of glazed barn doors; flagstones, trusses and inner partition details; fire-proofing and insulation details; render/pointing; ground levels.

 

9.25.       A condition can also ensure the key benefits of reinstatement of boundary walls and barn restoration take place prior to any occupation of the outbuilding/cottages. In addition, the concurrent planning application will secure phasing and delivery of the heritage works prior to completion of the wider housing scheme, as well as a long-term funded management/maintenance plan for the conservation area and its buildings, to accord with Policy SA7.

 

Other:

Archaeology

9.26.       The site is located within an Archaeological Notification Area associated with Benfield Valley Anglo-Saxon cemetery. Whilst not a directly-related listed building consent application consideration, it is noted that the County Archaeologist raises no objection subject to condition on the concurrent planning application.

 

Representations.

9.27.       As set out in the Representations section of this report, matters not relating to a listed building consent application have also been raised, but are not directly relevant to assessment of this proposal. Note – they are covered by the concurrent planning application BH2024/01720.

 

Conclusion

9.28.       Restoration and enhancement of this ‘at risk’ heritage asset is welcomed.

 

9.29.       The council has undertaken its statutory duty and had special regard to the preservation of the listed buildings and their features of special architectural and historic interest. The proposals are considered to be sympathetically designed and do not compromise the significance of the heritage assets and the harm caused would be very limited and at the lower end of ‘less than substantial’. It is considered that the proposal would provide significant public and heritage benefit to outweigh this limited harm, in accordance with the NPPF.

 

9.30.       The proposals accord with planning policy and also meet the wider planning aims of Development Plan policies, and approval is recommended.

 

10.            EQUALITIES

 

10.1.       Section 149(1) of the Equality Act 2010 provides:

1)      A public authority must, in the exercise of its functions, have due regard to the need to—

(a)     eliminate discrimination, harassment, victimisation and any other conduct that is prohibited by or under this Act;

(b)     advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it;

(c)     foster good relations between persons who share a relevant protected characteristic and persons who do not share it.

 

10.2.       Officers considered the information provided by the applicant, together with the responses from consultees (and any representations made by third parties) and determined through an Equalities Impact Assessment that the proposal would not give rise to unacceptable material impact on individuals or identifiable groups with protected characteristics.