Understanding planning · 13 min read
Planning application documents: what to read first
Understand planning application documents, officer reports and decision notices. Use a reading checklist, document table and worked example to inspect a case.
Application overview
Section 73 application to vary conditions 2 (approved drawings) & 12 (landscaping plan) of R/50/225 (Full planning permission for conversion of roadside barn to form a single dwelling for local occupancy/short term holiday let) in respect of changes to design
Proposal details
- Reference
- R/50/225A
- Alternative references
- 15036719
- Parish
- Askrigg
- Agent
- Harrison
- UPRN
- MAN000000000010727
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Sign in to view collected detailsApplication location
Garage Adjacent To Garnon, Leyburn Road, Askrigg, Leyburn, North Yorkshire, DL8 3HJ
This record has no verified map location.
Documents 4 of 4
| Document | Published | Action |
|---|---|---|
| Part supersededPlans | 2 Sept 2026 | View |
| Site plan & Floor, Elevation & Sections plan 01.09.26Amended Plans | 2 Sept 2026 | View |
| R_50_225A_OFFICER_REPORT.pdfPlanning Officers Report | 4 Sept 2026 | View |
| R_50_225A_DEC.pdfDecision Notice | 4 Sept 2026 | View |
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Decision & conditions
R_50_225A_DEC.pdfPlanning conditions
- The development hereby permitted shall be begun (as defined by Section 56 of the Town and Country Planning Act 1990) before the expiration of three years from the date of the original permission, ref. R/50/225. Reason: To comply with the requirements of Sections 91-93 of the Town and Country Planning Act 1990 (as amended).
- The development shall be carried out in accordance with the details and documents as listed in condition 2 of the orignal permission ref. R/50/225 except where they are superceded by the following approved plans:- Proposed site plan showing ground floor plan received 01 July 2026 Proposed site and highways plan with visibility splays received 01 September 2026 Proposed first floor plan and elevations and section received 01 September 2026 Reason : To define the plans/details to which this permission relates.
- Notwithstanding the provision of any Town and Country Planning General Permitted or Special Development Order for the time being in force, the areas shown on the approved site plan for parking spaces, turning areas and access shall be kept available for their intended purposes at all times. Reason: In the interests of highway safety in accordance with Policy CP6 of the adopted Yorkshire Dales Local Plan (2025-2040).
- Prior to first occupation of the dwelling hereby approved the scheme of bat and bird boxes as shown on the approved elevation drawings shall be installed and thereafter retained. Reason: In the interests of ecological enhancement in accordance with policy CP9 of the adopted Yorkshire Dales Local Plan (2025-2040).
- Prior to the installation of any such fixtures to the building or within the site, details of any external lighting shall have been submitted and approved by the Local Planning Authority. The details shall include the purpose, number, position and design of the lighting. All lighting used shall be fully shielded to angle the light downward, be no more than 500 lumens, have a colour temperature less than 2700K, be fitted with proximity sensors so they are switched off when not needed (dusk-till-dawn sensors shall not be use) and be installed at the lowest possible height to achieve lighting levels required. Any external lighting shall accord with the approved details thereafter. No additional lighting shall be installed other than as hereby approved. Reason: To ensure that the general amenity of the area is retained, wildlife is protected and the development protects the dark skies of the National Park, having regard to policy L6 of the adopted Yorkshire Dales Local Plan (2025-2040).
- The works hereby permitted shall be carried out in strict accordance with the mitigation methods and recommendations within the Bat Survey Report and Method Statement (Dave Anderson) received 04 Sept 2024 in relation to the original application, ref. R/50/225. Reason: To ensure protected species are not affected by the works to the existing building in accordance with policy CP9 of the adopted Yorkshire Dales Local Plan (2025-2040).
- Should any significant contamination be encountered during development, the Local Planning Authority shall be notified in writing immediately. A Remediation Strategy shall be submitted to, and approved in writing by, the Local Planning Authority. The approved remediation measures shall be implemented in accordance with the timescales in the approved Remediation Strategy. Following completion of any measures identified in the approved Remediation Strategy, a Validation Report shall be submitted within agreed timescales to, and approved in writing by, the Local Planning Authority. The site shall not be brought into use until such time as all the validation data has been approved in writing by the Local Planning Authority at the agreed timescales. The Remediation Strategy and Validation Report shall be prepared in accordance with current best practice. Reason: To enable the local planning authority to ensure that unexpected contamination at the site will not present significant environmental risks and that the site will be made ‘suitable for use’, in accordance with policy CP6 of the adopted Yorkshire Dales Local Plan (2025-2040).
- Notwithstanding the approved plans the development shall be carried out in accordance with the following design details and retained as such thereafter: i) With the exception of the sliding door on the offshot east elevation, the window and door frames shall be constructed of timber and recessed back from the external face of the wall by a minimum of 150mm. The large window on the southern elevation shall have a recess in accordance with the approved elevation drawing. Details of the colour finish of the windows shall be submitted to and approved in writing prior to the installation of any windows or doors. ii) Rainwater goods shall be coloured black and fixed directly to the masonry of the building using rise and fall brackets. iii) All replacement lintels, sills and jambs shall be of natural stone and shall match the original examples on the building at the date of this notice in terms of type of natural stone, colour, dimensions (including lateral projection from the wall surface), surface texture and tooling. iv) Pointing or re–pointing of any external elevation shall be with a lime mortar mix to match in colour and appearance that existing on the building at the date of this notice. v) The roof lights installed on the main barn, shall be of the ‘conservation’ type and shall be fitted flush with the adjoining roof surface and shall not project above the plane of the roof. vi) All external grills of mechanical extraction vents shall be formed from horizontally laid natural slates fitted flush with the external face of the building. vii) Any external meter boxes shall not be installed on the southern elevation and shall be coloured a muted colour such as black or brown. Reason: To ensure that the character of the traditional building is retained and its external appearance is acceptable and the development protects the dark skies of the National Park, having regard to policies CP6, AB1 and AB3 of the adopted Yorkshire Dales Local Plan (2025-2040).
- The development shall be carried out in accordance with the following details and retained as such thereafter: i) No part of the walls of the building shall be demolished and/or rebuilt except strictly as indicated on a Structural Survey that should first be submitted to and approved in writing by the Local Planning Authority . Any existing prominent stones (such as quoins, cill, lintels, through-stones, etc.) need to be recorded and numbered on their bedding side, so they can be put back into their existing locations, in their existing orientation. The areas approved for rebuilding, including the reinstatement of existing openings, shall be constructed reusing the existing stone, and shall be bedded in and pointed with the approved lime mortar. All rebuilt walling shall be in a traditional solid-wall construction (two external stone leafs with rubble core), to match the existing in appearance with regard to manner of stone coursing/pattern. No new openings shall be created except as indicated on the approved drawing(s). Any approved new opening(s) shall have walled-up reveals using the dismantled stone from the new opening created; any sills and lintels shall be provided from machine-cut new stone, to match the existing stone type, with no tooling marks. The stonework of the approved new opening(s) shall be bedded in and pointed with the approved lime mortar, ii) All pointing (including re–pointing) of historic, solid-wall stonework shall be carried out using a traditional lime mortar mix 1 lime to 2.5 or 3 sharp, graded sand (aggregate), with added pozzolan if necessary. Natural Hydraulic Lime can be used providing it is no harder when set than NHL 3.5. No other additives or cement shall be included. The pointing shall be flush with the stonework, and the aggregate exposed by tamping the initially set lime mortar with a stiff brush. The colour of the fully set lime mortar shall be off-white or buff, iii) The external masonry shall not be sand or shot blasted, pressure cleaned or otherwise treated to remove, cover, paint or render the surface layer of the masonry such that the surface of the masonry retains its weathered appearance existing prior to works to convert the building, iv) The existing natural stone roofing slates shall be retained or reinstated following works to the roof. If removing any existing slates from a roof surface, they shall be stored/stacked in sequential order according to each course, so they can be put back into their existing locations, reinstating the correct number of courses and manner of their graduation on each roof surface. Any additional slates required for replacement of defective slates shall match the existing natural stone slates in stone type/colour/texture and dimensions. Reason: To ensure that the character of the traditional buildings is retained and their external appearance is acceptable, having regard to policies AB1 and AB3 of the adopted Yorkshire Dales Local Plan (2025-2040).
- Notwithstanding the details on the approved plans or the provisions of the Town and Country Planning (General Permitted Development) Order 2015 or any Order revoking, re-enacting or modifying that Order, prior to any resurfacing or new surfacing or the construction of any boundary treatment, details of the following shall be submitted to and approved in writing by the Local Planning Authority; i) All surfacing materials including the access, parking, turning and any paths and patios, ii) The proposed bin storage area including position and any means of enclosure, iii) All boundary treatment, including the repair and retention of any existing dry-stone walls indicated for retention on the approved site plan. The surfacing, bin storage areas and boundary treatments shall be carried out in accordance with the details thereby approved prior to the first occupation of the building and retained as such thereafter. Reason: To ensure the character and setting of the traditional building is retained and in the interests of the wider amenity, in accordance with policies CP6 and AB3 of the adopted Yorkshire Dales Local Plan (2025-2040).
- The landscaping scheme shall be completed in accordance with the relevant approved plans listed and/or referenced in condition 2 above, with the following requirements: i) all hard and soft landscaping shall be completed in accordance with the approved scheme, within the first planting season following the commencement of the development hereby approved and prior to first occupation, or otherwise in accordance with a programme agreed with the Local Planning Authority; ii) all trees, shrubs and hedge plants supplied shall comply with British Standard 3936 – 1 (1992): Specification for Nursery Stock. All sourcing, handling, selection, pre-planting site preparation, planting and post-planting maintenance shall be carried out in accordance with the requirements of British Standard 8545 (2014): Trees – From Nursery to Independence in the Landscape, and British Standard 4428 (1989): Code of Practice for General Landscape Operations; iii) all new tree plantings shall be positioned in accordance with the requirements of Table A.1 of British Standard 5837 (2012): Trees in Relation to Design, Demolition and Construction; iv) any trees, shrubs or hedges planted in accordance with this condition that are removed, die, or become severely damaged or seriously diseased within 5 years of planting shall be replaced within the next planting season by trees, shrubs or hedging plants of like size and species to those originally required to be planted; Reason: To ensure appropriate landscaping to the site in accordance with policies CP6 and CP9 of the adopted Yorkshire Dales Local Plan (2025-2040).
- A - The development shall not commence until a Habitat Management and Monitoring Plan (HMMP), or Landscape Ecological Management Plan (LEMP), prepared in accordance with the Biodiversity Gain Plan and including: (a) a non-technical summary (b) the roles and responsibilities of the people or organisation(s) delivering the HMMP or LEMP (c) the planned habitat creation and enhancement works to create or improve habitat to acheive the biodiversity net gain in accordance with the Biodiversity Gain Plan (d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the substantial completion of the development (e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority. Shall first be submitted to and approved in writing by the Local Planning Authority. B - Notice in writing shall be given to the Local Planning Authority when the: (a) HMMP or LEMP has been implemented; and (b) habitat creation and enhancement works as set out in the HMMP or LEMP have been completed. The created habitats specified in the approved HMMP or LEMP shall be managed and maintained in accordance with the approved HMMP or LEMP. C - Monitoring reports shall be submitted to and approved in writing by the Local Planning Authority in writing in accordance with the methodology and frequency specified in the HMMP or LEMP. Reason: In the interests of biodiversity enhancement in compliance with Schedule 7A (Biodiversity Gain in England) of the Town and Country Planning Act 1990 (as amended).
- The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition ('the biodiversity gain condition') that development may not begin unless: (a) a Biodiversity Gain Plan has been submitted to the planning authority, and (b) the planning authority has approved the plan. The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Yorkshire Dales National Park Authority. There are statutory exemptions which mean that the biodiversity gain condition does not always apply: https://www.gov.uk/guidance/biodiversity-net-gain-exempt-developments Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply.
- This permission shall be read in conjunction with the S106 agreement dated 11 Feburary 2025 that restricts occupation of the dwellinghouse to local occupancy or holiday let.
- Other than as permitted by any licence granted by Natural England there shall be no disturbance to any part of the roof structure, or external or internal wall surface adjacent to it, shall take place if protected species (bats & birds) are found to be present. In the event of bats and birds being present then the owner should contact Natural England or the National Park Authority for further advice.
