Chartered Surveyors / Estate Agents A former threshing barn on a site of over half an acre with pp for conversion to a four bedroom dwelling, in a delightful rural location within the Parish of Cretingham. Guide Price 250,000 Freehold Ref: P5773/J Garnhams Barn Garnhams Barn Farm Cretingham Suffolk IP13 7DW Planning permission has been granted to convert and extend the existing barn into a residential dwelling of approximately 1872 sq ft (174 sq m) with accommodation comprising: Entrance lobby, entrance hall, open plan sitting room/dining room/kitchen, ground floor guest bedroom with en-suite bathroom and dressing room, second ground floor bedroom and bathroom. First floor master bedroom with en-suite shower room and additional bedroom. Garage and cartport with potential for accommodation above (stp). Site extending, in all, to approximately 0.65 acres. Contact Us Clarke and Simpson Well Close Square Framlingham Suffolk IP13 9DU T: 01728 724200 F: 01728 724667 And The London Office 40 St James Place London SW1A 1NS email@clarkeandsimpson.co.uk www.clarkeandsimpson.co.uk
Location Garnhams Farm Barn is located in a delightful rural location within the Parish of Cretingham, on the Otley Road. Cretingham itself has a public house, The Bell, and a golf club. Within ½ mile is the village of Brandeston where there is another popular public house, The Queen s Head, and Framlingham College Prep School. Framlingham itself is just 5 miles to the north-east and this offers a comprehensive range of services and facilities including a small supermarket, doctors, dentists, veterinary practice, garages, cafes, restaurants and pubs as well as excellent local schools. Close by is the popular and well regarded village of Otley with an excellent shop/post office, a primary school, medical centre, church and public house, The White Hart. Within 10 miles is Woodbridge, and Ipswich, the County town, is just 15 miles. From here there are main line rail services to London s Liverpool Street Station, which take just over the hour. The Heritage Coastline at Aldeburgh is within about 20 miles with the other coastal resorts of Thorpeness, Southwold, Walberswick and Orford, in the Suffolk Coast and Heaths Area of Outstanding Natural Beauty, all within easy reach. Description Planning permission was granted by Suffolk Coastal District Council for the conversion and extension of Garnhams Farm Barn on 27th February 2016, reference DC/15/3187/FUL, a copy of which is included within these particulars. The planning permission provides for the demolition of the more modern agricultural buildings that were attached to and surrounded Garnhams Farm Barn, which has already been undertaken by the vendors together with the breaking up and removal of some of the former concrete yard. The dwelling, once constructed, will extend to approximately 1872 square feet (174 square metres) with the accommodation comprising an entrance lobby, entrance hall, impressive open plan sitting room/dining room/kitchen, utility room, a ground floor bedroom with an en-suite bathroom and dressing area, a further ground floor bedroom and a bathroom. The first floor accommodation will provide for two further bedrooms, one of which will be the master bedroom with an en-suite shower room and a balcony area. It is proposed that the existing barn will be in matching materials, namely stained black timber board cladding, oak windows and clay pantiles. The new extension will be much more contemporary in its finish with vertical larch boarding, grey aluminium framed windows and a standing seam zinc roof. Outside, the former concrete yard will be landscaped to provide a parking and turning area immediately to the rear of Garnhams Farm Barn, which is an area that will also accommodate the proposed garage/car port. The large front garden can be landscaped as required. In all, the site extends to approximately 0.65 acres. The more modern agricultural barns at the rear also benefit from planning permission. Currently the plans provide for one dwelling, and copies of the proposed plans for this conversion are available on request. Access to the site will be via a shared driveway, with Garnhams Farm Barn benefitting from a right of way over the driveway, subject to a 50% share of the cost of maintaining the driveway. Community Infrastructure Levy (CIL) If the plot is purchased, and then the completed property subsequently sold on with 3 years, a Community Infrastructure Levy (CIL) payment will fall due. Further information on CIL is available on request from Suffolk Coastal District Council s website http://www.suffolkcoastal.go.uk/yourdistrict/planning/polcy/cil/ Services Electricity is currently on site, with mains water available in the adjoining public highway. It is envisaged that the property will have its own private drainage system installed. Local Authority Suffolk Coastal District Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789 Viewing Strictly by appointment with the agent.
Proposed Elevations Proposed South Elevation Proposed North Elevation
Proposed Floorplans
Indicative Site Plan Green line denotes approximate extent of the site to be sold
Proposed Cart Lodge
NOTE These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved. June 2017
Directions From Framlingham proceed south out of the town and take the right turning to Kettleburgh. At the junction in the village turn right and on entering Brandeston take the left turning to Cretingham. At the crossroads with the Bell pub on your left turn left and proceed out of the village towards Otley. Continue for approximately 2 miles, where the property will be found on the right hand side. Need to sell or buy furniture? If so, our Auction Centre would be pleased to assist please call 01728 746323.
PLANNING PERMISSION TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) ORDER 2010 DC/15/3187/FUL Agent Mr Peter Wells Peter Wells Architects Ltd Office Farm Letheringham Woodbridge Suffolk IP13 7RA Applicant Mr & Mrs J Cutting North Park Farm Helmingham Stowmarket Suffolk IP14 6EB Parish Date Valid Cretingham 18th August 2015 Proposal: Site: Conversion and extension of redundant barn to form new dwelling with associated parking and garden space Garnhams Barn Farm, Otley Road, Cretingham PERMISSION IS HEREBY GRANTED by SUFFOLK COASTAL DISTRICT COUNCIL as Local Planning Authority for the purposes of the TOWN AND COUNTRY PLANNING ACT 1990, for development in complete accordance with the application shown above, the plan(s) and information contained in the application, and subject to compliance with the following conditions as set out below. Your further attention is drawn to any informatives that may have been included. In determining the application, the Council has given due weight to all material planning considerations including policies within the development plan as follows: DM13 Conversion and Re-use of Redundant Buildings in the Countryside (Suffolk Coastal District Local Plan Core Strategy and Development Management Policies adopted July 2013) DM21 Design: Aesthetics (Suffolk Coastal District Local Plan Core Strategy and Development Management Policies adopted July 2013) DM22 Design: Function (Suffolk Coastal District Local Plan Core Strategy and Development Management Policies adopted July 2013) DM23 Residential Amenity (Suffolk Coastal District Local Plan Core Strategy and Development Management Policies adopted July 2013) SP15 Landscape and Townscape (Suffolk Coastal District Local Plan Core Strategy and Development Management Policies adopted July 2013) DM3 Housing in the Countryside (Suffolk Coastal District Local Plan Core Strategy and Development Management Policies adopted July 2013) National Planning Policy Framework (March 2012) Conditions: 1. The development hereby permitted shall be begun within a period of three years beginning with the date of this permission. ES;
Reason: In accordance with Section 91 of the Town and Country Planning Act 1990 as amended. 2. The development hereby permitted shall not be brought into use until it has been completed in all respects strictly in accordance with PW699_PL101 Rev. A and PL104 Rev. B received 17.02.16, for which permission is hereby granted or which are subsequently submitted to and approved in writing by the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority. Reason: To secure a properly planned development. 3. Details of all external facing and roofing materials shall be submitted to and approved by the Local Planning Authority before development commences. Development shall be carried out in accordance with the approved details. Reason: To ensure the satisfactory external appearance of the development. 4. No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. Development shall be carried out in accordance with the approved details. Reason: In the interests of the appearance of the landscape and development. 5. No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved within or in advance of the first planting season after the occupation of the dwelling. Soft landscape works shall include planting plans; written specifications, schedules of plants, noting species, plant sizes and proposed number/densities where appropriate; implementation programme. Any trees or shrubs which die, become diseased or damaged in the first 5 years shall be replaced in the next planting season. Reason: To ensure the provision of amenity afforded by appropriate landscape design. 6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2015 (or any order revoking and reenacting that Order) (with or without modification), no building or structure permitted by Classes A (extensions or alterations), B (extensions to the roof), C (alterations to the roof), D (porches) or E (buildings or enclosures within the curtilage of the house) of Schedule 2 Part 1, Class A (gates, fences and walls) and Schedule 2 Part 2 Classes A and B (Solar Panels) of Schedule 2 Part 14 of the Order shall be erected without the submission of a formal planning application and the granting of planning permission by the Local Planning Authority. Reason: To secure a properly planned development and in the interests of the exceptional quality of the design. 7. No other part of the development hereby permitted shall be commenced until the existing vehicular access has been improved, laid out and completed in all respects in accordance with Highways Diagram DM01 and with an entrance width of 4.5 metres. Thereafter the access shall be retained in the specified form. Reason: In the interests of highway safety to ensure that the layout of the access is properly designed, constructed and provided before the development is commenced. 8. Prior to the development hereby permitted being first occupied, the vehicular access onto the highway shall be properly surfaced with a bound material for a minimum distance of 5 metres ES;
from the edge of the metalled carriageway, in accordance with details previously submitted to and approved in writing by the local planning authority. Reason: To secure appropriate improvements to the vehicular access in the interests of highway safety 9. Before the access is first used clear visibility at a height of 0.6 metres above the carriageway level shall be provided and thereafter permanently maintained in that area between the nearside edge of the metalled carriageway and a line 2.4 metres from the nearside edge of the metalled carriageway at the centre line of the access point and a distance of 90 metres to the South and 90 metres to the North along the edge of the metalled carriageway from the centre of the access. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays. Reason: To ensure vehicles exiting the drive would have sufficient visibility to enter the public highway safely, and vehicles on the public highway would have sufficient warning of a vehicle emerging to take avoiding action. 10. The use shall not commence until the area within the site shown on Drawing No's. PW699_PL101 Rev. A and PL104 Rev. B. for the purposes of manoeuvring and parking of vehicles have been provided and thereafter it shall be retained and used for no other purposes. Reason: To ensure that sufficient space for the on site parking of vehicles is provided and maintained in order to ensure the provision of adequate on-site space for the parking and manoeuvring of vehicles where on-street parking and manoeuvring would be detrimental to highway safety to users of the highway. 11. Prior to commencement of the development full details of the filtered package sewage treatment plant or agreed alternative shall be submitted in writing to the Local Planning Authority. Such details shall include the site of the proposed unit, the make, the design and projected loading of the unit, the Environment Agency Registration or Exemption Number and the final discharge point. Only a scheme approved in writing by the Local Planning Authority shall be implemented at the site and shall be fully operational before the development is first occupied. Reason: In the interests of the local environment. 12. a) As identified by the Phase 1 assessment report a site survey and remediation plan (Phase 2 contaminated land assessment report) shall be submitted in writing to the Local Planning Authority for approval. Including, i) The results of a number of test bores/windows samples carried out at this site, indicating the presence of any contaminants; and ii)where required a plan of remediation for the safe removal of any contaminated land and its replacement with inert fill or, alternatively, a plan of how contaminated land is to be safely encapsulated or otherwise remediated. All the approved remediation measures shall be implemented in their entirety prior to the commencement of the construction of structures, the laying of services or of any infrastructure on site. b) The Local Planning Authority shall be notified in writing at least seven days prior to any removal, encapsulation or other remediation of any contaminants. ES;
c) Prior to the construction of the dwelling, the Local Planning Authority shall require a written validation (Phase 3 contaminated land assessment) that - i) All agreed remediation measures have been undertaken to render the site suitable for the use specified. ii)all contaminated materials on the site have been removed by an appropriate licensed contractor to a facility approved by the Environment Agency. iii) All imported material is suitable for its intended use. Reason: In the interests of the local environment. 13. Prior to the commencement of any construction or conversion works on this barn, all other buildings on the site shall be demolished and cleared from the site (unless permitted to be retained under another planning permission or prior notification). Reason: In the interests of the landscape and the amenity of the proposed residential dwelling. 14. No development shall commence on site, including demolition, until an appropriate survey of the barns for Bats has been undertaken, the details of which shall be submitted to and approved in writing by the Local Planning Authority. If any Bats are found to be present, no work shall take place until an acceptable mitigation strategy including any necessary design amendments has been submitted to the Local Planning Authority and approved in writing. The development shall commence and proceed only in accordance with the approved strategy. Reason: Due to lack of information included within the preliminary ecological appraisal and as Bats have statutory protection under the Wildlife and Countryside Act 1981 and adequate mitigation is essential to enable development to commence. 15. Prior to the commencement of development, details of a bin presentation area shall be submitted and agreed in writing. The presentation area shall be provided prior to the occupation of the dwelling. Reason: In the interests of highway safety. Informatives: 1. Planning Act 2008 (Part 11) and the Community Infrastructure Levy Regulations 2010 (as amended) The proposed development referred to in this planning permission is a chargeable development liable to pay Community Infrastructure Levy (CIL) under Part 11 of the Planning Act 2008 and the CIL Regulations 2010 (as amended). Please note: the Council will issue a Liability Notice for the development once liability has been assumed. Liability must be assumed prior to the commencement of development. Failure to comply with the correct process as detailed in the regulations may result in surcharges and enforcement action and the liable party will lose the right to pay by instalments. Full details of the process for the payment of CIL can be found at http://www.suffolkcoastal.gov.uk/yourdistrict/planning/policy/cil/ 2. The Local Planning Authority has assessed the proposal against all material considerations including planning policies and any comments that may have been received. The planning application has been approved in accordance with the objectives of the National Planning Policy Framework and local plan to promote the delivery of sustainable development and to approach decision taking in a positive way. 3. Note: It is an OFFENCE to carry out works within the public highway, which includes a Public Right of Way, without the permission of the Highway Authority. ES;
Any conditions which involve work within the limits of the public highway do not give the applicant permission to carry them out. Unless otherwise agreed in writing all works within the public highway shall be carried out by the County Council or its agents at the applicant's expense. The County Council's East Area Manager must be contacted on Telephone: 01728 652400. Further information can be found at: www.suffolk.gov.uk/environment-andtransport/highways/dropped-kerbs-vehicular-accesses/ A fee is payable to the Highway Authority for the assessment and inspection of both new vehicular crossing access works and improvements deemed necessary to existing vehicular crossings due to proposed development. 4. If any contamination is encountered anywhere on the site during the development, it must be reported to the Local Planning Authority. Where remediation is necessary a scheme shall be prepared and agreed in writing with the Local Planning Authority prior to any works which may disseminate or bury the contaminant or put any site operative at risk. 5. The applicant is advised that the proposed development may require the naming of new street(s) and numbering of new properties/businesses within those streets and/or the numbering of new properties/businesses within an existing street. You should contact the Property Information Team (01394) 444261, which is responsible on behalf of the Council for the statutory street naming and numbering function. Philip Ridley BSc (Hons) MRTPI Head of Planning & Coastal Management Suffolk Coastal and Waveney District Councils Date: 17th February 2016 PLEASE READ NOTES BELOW Note Most work, including change of use, has to comply with Building Regulations. Have you made an application or given notice before work is commenced? Note 1. If the applicant is aggrieved by the decision of the Local Planning Authority to refuse permission or consent, or to grant permission or consent subject to conditions, he may appeal to the First Secretary of State. The applicant s right to appeal is in accordance with the appropriate statutory provisions which follow: Planning applications: Sections 78 and 79 Town & Country Planning Act 1990 Listed Building applications: Section 20, 21 and 22 Planning (Listed Buildings and Conservation Areas) Act 1990. Advertisement applications: Section 220 and 221, Town and Country Planning Act 1990 Regulation 15 Town & Country Planning (Control of Advertisements) Regulations 1989. 2. Notice of appeal in the case of applications for advertisement consent must be served within two months of the date of this notice. Householder planning applications must be served within twelve weeks of the date of this notice. In all other cases, notice of appeal must be served within six months of the date of this notice. Appeals must be made on a form which is obtainable from The ES;
Planning Inspectorate, Registry/Scanning Room, 3/05 Kite Wing, Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN; or online at http://www.planningportal.gov.uk/planning/appeals/. The Planning Inspectorate website can be viewed at http://www.planning-inspectorate.gov.uk/. 3. The First Secretary of State has power to allow a longer period for the giving of notice of appeal but he will not normally be prepared to exercise this power unless there are special circumstances which excuse the delay in giving notice of appeal. The First Secretary of State is not required to entertain an appeal if it appears to him that permission for the proposed development could not have been granted by the Local Planning Authority, or could not have been so granted otherwise than subject to the conditions imposed by them, having regard to the statutory requirements, to the provisions of the Development Order, and to any directions given under the Order. He does not in practice refuse to entertain appeals solely because the decision of the Local Planning Authority was based on a direction given by him. 4. If permission or consent to develop land or carry out works is refused or granted subject to conditions, whether by the Local Planning Authority or by the First Secretary of State, and the owner of the land claims that the land has become incapable of reasonably beneficial use by the carrying out of any development or works which has been or would be permitted, he may serve on the Council of the district in which the land is situated a purchase notice requiring the Council to purchase his interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990. 5. In certain circumstances, a claim may be made against the Local Planning Authority for compensation where permission is refused or granted subject to conditions by the First Secretary of State on appeal or on a reference of the application to him. The circumstances in which such compensation is payable are set out in Sections 114 and 116 of the Town and Country Planning Act 1990. ES;