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Reference number:
R16/1617
Site address:
Glebe Farm, Glebe Farm Road, Draycote, CV23 9RB
Description:
Listed Building Consent for the repair and replacement of timbers and mortar, together with
associated works to the exterior and the supporting tie. (Retrospective).
Case Officer Name & Number:
Paul Varnish 01788 533771
Relevant decisions
R77/0013/7457/P – Conversion of barn to provide dwelling – Refused – 23/11/77
R02/0962/07457/LB – Provision of stability bracing and strut stanchions, reconstruction of rotten
timber panels and replacement of massing timber sections – Approve 16/12/2002
Technical Consultations
WCC Ecology – No objection, subject to informatives
WCC Archaeology – Will make a detailed assessment: After undertaking a detailed assessment
for this application it is concluded that it is unlikely to have a significant archaeological impact.
Third Party Consultations
Neighbours – None
Parish Council - None
Other relevant information
The application site comprises of a circa 16th/17th century farmhouse and associated outbuildings
to include a circa 17th/18th century cowshed and the application building, a circa 17th/18th
Century barn, which is located in the village of Draycote, the Rugby Urban Area Boundary and the
open countryside.
The former farmhouse and outbuildings are positioned to form a small courtyard area and beyond
that to the east and west agricultural pasture land, paddocks and fields, with trees and hedges
delineating the paddock boundaries. To the north and west of the application site is a small
settlement of residential properties. The properties are all of a different appearance and character
and are in a non-uniform layout.
The courtyard area is access via a single lane access road and through a gate, which leads to a
large area of hardstanding.
Towards the front of the barn is a grassed area and directly behind a paddock. The main
farmhouse is a Grade II Listed part 16th/17th century building, with a 17th Century taller left range.
The farmhouse has a thatched roof and is whitewashed. The cowhouse was built in the 17 th, early
18th century, is also Grade II and is now linked to the main farmhouse.
The works have been completed to repair the Old barn. The Old Barn is a 17th Century, early 18th
century, 5 bay, timber framed building, with brick infill. The property is whitewashed to the north,
east and west elevations and has the original brick finish to the south elevation. The property has
an asbestos sheet roof and central double black timber doors. There are later, 20 th century
windows to the front and smaller windows to the returns. The east side elevation has later more
modern brickwork.
Summary of the proposal
The proposed works are retrospective and included the repair and replacement of timbers and
mortar, together with associated works to the exterior and the supporting tie. This will include
partial removal of timbers, to be cut and replaced with oak timber. The removal and repointing of
mortar, the removal of cement patches which have previously been used for repairs to the
building, and the re-fitting of the bracing system inside the internal building.
The need for repair has been necessary, due to the oak posts and cross rails suffering from water
ingress and subsequent rot damage.
The replacement timber will be air dried or kiln dried oak, the stain will be sikkins dark wood stain
and the masonry will be cleaned and replaced, where necessary. The mortar shall be a 1:3 sand
mix and the paint will be a breathable paint, such as Keim.
Planning Policy Guidance
Core Strategy
CS16
Sustainable Design
Saved Local Plan Policies
E6
Biodiversity
Guidance
National Planning Policy Framework
Determining Considerations
Policy CS16 states that all development will demonstrate high quality, inclusive and sustainable
design and will only be allowed where proposals are of a scale, density and design that would not
cause any material harm to the qualities, character and amenity in which they are situated.
Furthermore, development will ensure that the amenities of existing and future neighbouring
occupiers are safeguarded.
The NPPF, in Section 12 states that Local Authorities should recognise that heritage assets are an
irreplaceable resource and should conserve them in a manner appropriate to their significance.
Furthermore, it recognises the importance of conserving and enhancing the historic environment,
in particular the significance of any heritage asset or the setting of a heritage asset that may be
affected by a proposal.
The main issues to assess, in relation to this application, are the conservation and enhancement
of the Listed Building and the effect the proposal will have on the character, appearance and
setting of the Listed Buildings and Conservation Area and the impacts of the proposal upon the
visual and residential amenities of the area.
Design and Appearance and Protecting Amenity
Although the barn is considered to be relatively sound structurally, some of the external timbers
were beginning to show signs of rot and decay. In addition, the building has had previous running
repairs, which include patches of cement infilling areas between the brick panels, where the timber
has completely rotted away.
The work has been completed, with the areas where the timber has rotted beyond repair being
spliced, with the new oak timber being used. The cement patches having been completed
removed, and replaced with timber. The replacement timber has been spliced and stained to
match the original timber. Some areas of the barn, especially to the rear elevation to the south,
have been repointed with a mortar which would have typically being used in the construction.
Areas that have needed painting have been covered with a breathable whitewash.
Although it is possible to recognise which timbers have been replaced and repaired, the materials
being used have been like-for-like and typical of those used in the original construction. The
unsightly concrete patches have been removed and replaced with timber. Where mortar has been
used, a sand based mixed has been used, with the whitewash being breathable to ensure the
external materials and building is protected.
The barn is visible from the highway, however due to the works being minimal and the more
prominent materials being similar to the existing building, it is considered that there will be a
positive impact on the streetscene.
In terms of the impact on the neighbouring property, the works are fairly minimal, like-for-like
repairs, with no proposed additions to the external building. Therefore there will be no impact on
the residential amenity of the neighbouring properties.
The proposal therefore accords with policy CS16 of the Rugby Borough Core Strategy 2011and
the SDP - Residential Design Guide.
Listed Building considerations
The barn is a Grade II Listed building and forms part of a group of other outbuildings, which
include the Farm House. The buildings form a courtyard and the barn is an integral part of the
history and built form of the farm. The proposal has seen the partial removal of some of the
integral elements of the building, which have been replaced sympathetically with similar materials.
It has also seen the removal of some materials, to include the concrete patches, which were
unsightly and not original. Additionally, the building has been finished by being repointed and
whitewashed.
The repair of the building has included craft techniques (as advised in the supporting information)
which helps to retain as much of the original materials as possible. The materials will enhance the
appearance of the building and will also help with the protection of the building to ensure it can
breathe and will not retain moisture.
It is considered that the barn will retain its original character and appearance and the works will
help to preserve the barn and not cause any further damage. Therefore, the barn and the
adjacent listed buildings will be conserved and enhanced and also the heritage asset and the
setting of a heritage asset will be enhanced and protected.
It is therefore considered the proposed works accords with Policy CS16 of the Rugby Borough
Core Strategy 2011and the NPPF.
Ecological Considerations
WCC Ecology have no objection subject to informatives and therefore it is considered the proposal
will not have an adverse impact on protected species in accordance with saved policy E6.
Report prepared by: Paul Varnish