Case Reference: 3351401
Yorkshire Dales • 2025-01-31
Appeal Decision
Site visit made on 19 December 2024
by T Burnham BA (Hons) MSc MRTPI
an Inspector appointed by the Secretary of State
Decision date: 31 January 2025
Appeal Ref: APP/C9499/W/24/3351401
Stone barn west of Scar House Force, Muker, Richmond, North Yorkshire DL11
6DW
• The appeal is made under section 78 of the Town and Country Planning Act 1990 against a
refusal to grant planning permission.
• The appeal is made by [APPELLANT] against the decision of Yorkshire
Dales National Park Authority.
• The application Ref R/06/151C dated 12 January 2024 was refused by notice dated
6 March 2024.
• The development proposed is conversion of a traditional stone barn to a camping barn.
Decision
1. The appeal is allowed and planning permission is granted for conversion of a
traditional stone barn to a camping barn at Stone barn west of Scar House Force,
Muker, Richmond DL11 6DW in accordance with the terms of the application, Ref
R/06/151C and the plans submitted with it, subject to the conditions in the attached
schedule.
Main Issue
2. The main issue is the effect of the proposal on the character and appearance of
the Swaledale and Arkengarthdale Barns and Walls Conservation Area (the
Conservation Area).
Reasons
3. The Barn is located within a prominent and publicly visible position within an
elevated setting in attractive dales countryside a short distance from Muker and
Thwaite.
4. This part of the Conservation Area comprises largely of sloping pastoral fields
separated by dry stone walls with interspersed buildings, including field barns
which are generally of stone construction.
5. The form, scale, materials and detailing of the field barns along with their links to
historic agricultural practises are one of the defining features of the character and
appearance of the conservation area. Despite the inclusion of a corrugated roof,
the barn which is the subject of this appeal incorporates traditional openings and
stone walling and contributes positively to the significance and therefore the
character and appearance of the Conservation Area.
6. Some alterations to the building are proposed and these would include the
provision of a chimney flue and the insertion of glazing into existing openings. The
chimney flue would however be a very minor feature, whilst the reflectivity of the
glazing could be limited through the imposition of a condition which could control
the type of glazing to be used.
7. There would also be some alterations to the roof slope, although those works
would include the provision of a stone slate roof which would be a more locally
appropriate material than that existing. Further, the Conservation Area Appraisal1
indicates that several field barns have had their eaves raised and their roof pitches
altered at some stage whilst the Heritage Appraisal2 indicates that the upper part
of the building could have been an addition or rebuilt.
8. The field barns within the area are therefore unlikely to be identical in appearance.
Given that no formal curtilage area is to be provided, any intrusion into the open
field by users of the barn is likely to be extremely limited and temporal in nature,
given the proposed time restrictions on stays.
9. The proposal offers the potential for beneficial use of the barn, the use of which is
likely to have become more impractical with the evolution of agricultural practises
and in that sense the proposal offers the potential to assist in the retention and
upkeep of the building. There would therefore be no harm to the significance of the
Conservation Area. Its character and appearance would be preserved.
10. It is therefore the case that the proposal would further the purposes of the National
Park which include conserving and enhancing natural beauty and cultural heritage
and promoting opportunities for the understanding and enjoyment of the Special
Qualities of the National Park by the public.
11. The proposal would accord with Policy SP2 of the Yorkshire Dales National Park
Local Plan (2016) (LP). There would further be no conflict with Policy SP4 which
amongst other things requires that development at a minimum conserve the
architectural and historical character and appearance of the site and its setting and
Policy L1 which amongst other things requires that development proposals
affecting a designated heritage asset will be permitted provided they conserve or
enhance its significance.
12. The proposal appears to be the type of low intensity conversion that is supported
under policies L2 and L3 of the LP given the restraint of the proposal and the
limited alterations proposed. There is no conflict with these policies.
Other Matters
13. With regard to the tranquillity of the area, I am mindful that in relation to neighbour
amenity, the evidence indicates that the site is separated from residential dwellings
which combined with the nature of the proposal means it is not considered that the
residential amenity of occupants of the nearest houses would be harmed.
14. No detailed case is made around concerns in relation to tranquillity. Given the
restrained nature of the proposal which could not accommodate a significant
number of guests, remote nature of the site, the presence of a management plan
and provision of a named contact of a local farmer with a yard and buildings close
1 P35 Swaledale & Arkengarthdale Barns & Walls Conservation Area Appraisal - Yorkshire Dales National Park Authority – 2015.
2 Heritage Appraisal – Field Barn south west of Scarr House, Muker – Stephen Haigh Buildings Archaeologist – August 2021.
to the site who could provide some monitoring of the site, I do not identify conflict
with policies SP2 or SP4 in this regard.
15. The Council indicate that a Unilateral Undertaking is recommended requiring the
appellant to agree to the restriction of any overhead power lines. No such
undertaking is before me. However, the evidence indicates that no power is
proposed as there would be no electricity connected to the barn and insufficient
justification is provided for such a requirement.
16. There is nothing within the evidence which compels me to believe there is no
demand for this type of tourist offering within upper Swaledale. There are some
limited services and facilities within the area and for some, the site would be
accessible without motorised transport. The gradient and ground conditions of the
site would likely limit the potential for visitors to drive a motor vehicle up to the
building and this would be prohibited by the intended management of the barn in
any event.
17. There is nothing that leads me to believe that biodiversity interests have not been
fully considered and a condition is included for the provision of bat and bird boxes.
No details have been provided in relation to the conversion of a similar barn and I
afford this matter limited weight. There is nothing to indicate that the proposal
would have any adverse impact upon the Thwaite Conservation Area.
Conditions
18. Conditions 1, 2, 4 and 5 are necessary to define the development. Conditions 3
and 11 are necessary in the interests of biodiversity. Condition 6 is necessary in
the interests of the health of future guests. Conditions 7, 8, 9, 10, 12 and 13 are
necessary in the interests of the character and appearance of the area.
Planning Balance and Conclusion
19. The proposal would accord with the development plan and there is nothing that
indicates a decision should be made otherwise than in accordance with it. The
appeal should therefore be allowed.
T Burnham
INSPECTOR
Schedule of conditions
1) The development hereby permitted shall be begun not later than the expiration of
three years from the date of this permission.
2) The development hereby permitted shall be carried out in accordance with the plans
hereby approved: Site Location Plan, Existing Block/Site Plan, Proposed Block/Site
Plan, Existing Elevations, Proposed Elevations, Existing and Proposed Floor Plans,
Existing and Proposed Roof Plan & Proposed Compost Bin.
3) Prior to first use of the building as a camping barn, a minimum of two bird boxes
shall have been installed on the building along with two Greenwood Eco Habitat crevice
bat boxes (or equivalent manufacturer). The bird and bat boxes shall be retained
thereafter.
4) The building shall be used for short stay holiday accommodation as a camping barn
only, as detailed in the application, and no individual person or persons shall occupy
the premises exclusively or use the facilities provided for more than 3 consecutive
nights or for more than 28 days in any twelve-month period. The building shall not be
used or occupied as a dwellinghouse.
5) The development shall at all times be managed in full accordance with the Visitor
Management Plan, received 15 January 2024, and there shall be no barbecues in the
external vicinity of the barn.
6) If contamination is found or suspected at any time during development that was not
previously identified, all works shall cease and the Local Planning Authority shall be
notified in writing immediately. No further works (other than approved remediation
measures) shall be undertaken, or the development occupied until an investigation and
risk assessment carried out in accordance with the Environment Agency’s Land
Contamination: Risk Management (LCRM), has been submitted to and approved in
writing by the Local Planning Authority. Where remediation is necessary a scheme for
the remediation of any contamination shall be submitted and approved by the Local
Planning Authority before any further development occurs. The development shall not
be occupied until the approved remediation scheme has been implemented and a
verification report detailing all works carried out has been submitted to and approved in
writing by the Local Planning Authority.
7) No part of the building shall be demolished and/or rebuilt, except as indicated on the
approved details including the method statement and structural appraisal both received
15 January 2024. Those areas identified for rebuilding shall be built up reusing the
existing stone and shall be laid and pointed to match in type, style, colour and mortar
mix, the external walls of the existing building. Any additional materials required shall
be reclaimed natural stone of the same kind, dimensions and colour as those on the
existing building at the date of this notice.
8) 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.
9) The re-roofing hereby permitted shall be carried out with 'Natural Weathered' Greys
Artstone, unless an alternative material has firstly been approved in writing by the Local
Planning Authority.
10) The development shall be carried out in accordance with the following details and
retained as such thereafter: Window frames shall be made of timber, painted dark
grey and recessed by a minimum of 150mm from the external face of the wall in
which they are set, Window panes shall be anti-reflective, The stove flue to be
painted matt black, Any replacement or additional rainwater goods shall be coloured
black and fixed directly to the masonry of the building using rise and fall brackets.
11) Work shall proceed only in accordance with the Method Statement and Reasonable
Avoidance Measures outlined within the Bat Survey Report and Method Statement
European Protected Species (Bats) Reasonable Avoidance and Mitigation
Measures by Dave Anderson, Batworker, 2022.
12) Notwithstanding the provisions of Classes A, B, C, D, E and F of Part 2 and Classes
J, K, L and M of Part 14 of Schedule 2 of the Town and Country Planning (General
Permitted Development) Order 2015 or any Order revoking or re-enacting that
Order, no development of the description in these classes including any means of
enclosure, means of access, painting, electrical charging points or security cameras
or the installation, alteration or replacement of solar PV, solar thermal equipment,
ground source heat pump, water source heat pump shall be carried out on this site,
except in accordance with a planning permission granted by the Local Planning
Authority.
13) Notwithstanding the provisions of the Town & Country Planning (General Permitted
Development) (England) Order 2015, or any Order revoking and re-enacting that
Order, or the details submitted with the application, no consent is hereby granted for
installation of external lighting. Prior to the installation of any external lighting, a
lighting scheme containing the following details shall first be submitted to and
approved in writing by the Local Planning Authority: - manufacturers details - level of
luminosity - position and height of lighting on the building/lighting column - method
of down lighting. The development shall be carried out in accordance with the
approved details and shall be retained as such thereafter.
Site visit made on 19 December 2024
by T Burnham BA (Hons) MSc MRTPI
an Inspector appointed by the Secretary of State
Decision date: 31 January 2025
Appeal Ref: APP/C9499/W/24/3351401
Stone barn west of Scar House Force, Muker, Richmond, North Yorkshire DL11
6DW
• The appeal is made under section 78 of the Town and Country Planning Act 1990 against a
refusal to grant planning permission.
• The appeal is made by [APPELLANT] against the decision of Yorkshire
Dales National Park Authority.
• The application Ref R/06/151C dated 12 January 2024 was refused by notice dated
6 March 2024.
• The development proposed is conversion of a traditional stone barn to a camping barn.
Decision
1. The appeal is allowed and planning permission is granted for conversion of a
traditional stone barn to a camping barn at Stone barn west of Scar House Force,
Muker, Richmond DL11 6DW in accordance with the terms of the application, Ref
R/06/151C and the plans submitted with it, subject to the conditions in the attached
schedule.
Main Issue
2. The main issue is the effect of the proposal on the character and appearance of
the Swaledale and Arkengarthdale Barns and Walls Conservation Area (the
Conservation Area).
Reasons
3. The Barn is located within a prominent and publicly visible position within an
elevated setting in attractive dales countryside a short distance from Muker and
Thwaite.
4. This part of the Conservation Area comprises largely of sloping pastoral fields
separated by dry stone walls with interspersed buildings, including field barns
which are generally of stone construction.
5. The form, scale, materials and detailing of the field barns along with their links to
historic agricultural practises are one of the defining features of the character and
appearance of the conservation area. Despite the inclusion of a corrugated roof,
the barn which is the subject of this appeal incorporates traditional openings and
stone walling and contributes positively to the significance and therefore the
character and appearance of the Conservation Area.
6. Some alterations to the building are proposed and these would include the
provision of a chimney flue and the insertion of glazing into existing openings. The
chimney flue would however be a very minor feature, whilst the reflectivity of the
glazing could be limited through the imposition of a condition which could control
the type of glazing to be used.
7. There would also be some alterations to the roof slope, although those works
would include the provision of a stone slate roof which would be a more locally
appropriate material than that existing. Further, the Conservation Area Appraisal1
indicates that several field barns have had their eaves raised and their roof pitches
altered at some stage whilst the Heritage Appraisal2 indicates that the upper part
of the building could have been an addition or rebuilt.
8. The field barns within the area are therefore unlikely to be identical in appearance.
Given that no formal curtilage area is to be provided, any intrusion into the open
field by users of the barn is likely to be extremely limited and temporal in nature,
given the proposed time restrictions on stays.
9. The proposal offers the potential for beneficial use of the barn, the use of which is
likely to have become more impractical with the evolution of agricultural practises
and in that sense the proposal offers the potential to assist in the retention and
upkeep of the building. There would therefore be no harm to the significance of the
Conservation Area. Its character and appearance would be preserved.
10. It is therefore the case that the proposal would further the purposes of the National
Park which include conserving and enhancing natural beauty and cultural heritage
and promoting opportunities for the understanding and enjoyment of the Special
Qualities of the National Park by the public.
11. The proposal would accord with Policy SP2 of the Yorkshire Dales National Park
Local Plan (2016) (LP). There would further be no conflict with Policy SP4 which
amongst other things requires that development at a minimum conserve the
architectural and historical character and appearance of the site and its setting and
Policy L1 which amongst other things requires that development proposals
affecting a designated heritage asset will be permitted provided they conserve or
enhance its significance.
12. The proposal appears to be the type of low intensity conversion that is supported
under policies L2 and L3 of the LP given the restraint of the proposal and the
limited alterations proposed. There is no conflict with these policies.
Other Matters
13. With regard to the tranquillity of the area, I am mindful that in relation to neighbour
amenity, the evidence indicates that the site is separated from residential dwellings
which combined with the nature of the proposal means it is not considered that the
residential amenity of occupants of the nearest houses would be harmed.
14. No detailed case is made around concerns in relation to tranquillity. Given the
restrained nature of the proposal which could not accommodate a significant
number of guests, remote nature of the site, the presence of a management plan
and provision of a named contact of a local farmer with a yard and buildings close
1 P35 Swaledale & Arkengarthdale Barns & Walls Conservation Area Appraisal - Yorkshire Dales National Park Authority – 2015.
2 Heritage Appraisal – Field Barn south west of Scarr House, Muker – Stephen Haigh Buildings Archaeologist – August 2021.
to the site who could provide some monitoring of the site, I do not identify conflict
with policies SP2 or SP4 in this regard.
15. The Council indicate that a Unilateral Undertaking is recommended requiring the
appellant to agree to the restriction of any overhead power lines. No such
undertaking is before me. However, the evidence indicates that no power is
proposed as there would be no electricity connected to the barn and insufficient
justification is provided for such a requirement.
16. There is nothing within the evidence which compels me to believe there is no
demand for this type of tourist offering within upper Swaledale. There are some
limited services and facilities within the area and for some, the site would be
accessible without motorised transport. The gradient and ground conditions of the
site would likely limit the potential for visitors to drive a motor vehicle up to the
building and this would be prohibited by the intended management of the barn in
any event.
17. There is nothing that leads me to believe that biodiversity interests have not been
fully considered and a condition is included for the provision of bat and bird boxes.
No details have been provided in relation to the conversion of a similar barn and I
afford this matter limited weight. There is nothing to indicate that the proposal
would have any adverse impact upon the Thwaite Conservation Area.
Conditions
18. Conditions 1, 2, 4 and 5 are necessary to define the development. Conditions 3
and 11 are necessary in the interests of biodiversity. Condition 6 is necessary in
the interests of the health of future guests. Conditions 7, 8, 9, 10, 12 and 13 are
necessary in the interests of the character and appearance of the area.
Planning Balance and Conclusion
19. The proposal would accord with the development plan and there is nothing that
indicates a decision should be made otherwise than in accordance with it. The
appeal should therefore be allowed.
T Burnham
INSPECTOR
Schedule of conditions
1) The development hereby permitted shall be begun not later than the expiration of
three years from the date of this permission.
2) The development hereby permitted shall be carried out in accordance with the plans
hereby approved: Site Location Plan, Existing Block/Site Plan, Proposed Block/Site
Plan, Existing Elevations, Proposed Elevations, Existing and Proposed Floor Plans,
Existing and Proposed Roof Plan & Proposed Compost Bin.
3) Prior to first use of the building as a camping barn, a minimum of two bird boxes
shall have been installed on the building along with two Greenwood Eco Habitat crevice
bat boxes (or equivalent manufacturer). The bird and bat boxes shall be retained
thereafter.
4) The building shall be used for short stay holiday accommodation as a camping barn
only, as detailed in the application, and no individual person or persons shall occupy
the premises exclusively or use the facilities provided for more than 3 consecutive
nights or for more than 28 days in any twelve-month period. The building shall not be
used or occupied as a dwellinghouse.
5) The development shall at all times be managed in full accordance with the Visitor
Management Plan, received 15 January 2024, and there shall be no barbecues in the
external vicinity of the barn.
6) If contamination is found or suspected at any time during development that was not
previously identified, all works shall cease and the Local Planning Authority shall be
notified in writing immediately. No further works (other than approved remediation
measures) shall be undertaken, or the development occupied until an investigation and
risk assessment carried out in accordance with the Environment Agency’s Land
Contamination: Risk Management (LCRM), has been submitted to and approved in
writing by the Local Planning Authority. Where remediation is necessary a scheme for
the remediation of any contamination shall be submitted and approved by the Local
Planning Authority before any further development occurs. The development shall not
be occupied until the approved remediation scheme has been implemented and a
verification report detailing all works carried out has been submitted to and approved in
writing by the Local Planning Authority.
7) No part of the building shall be demolished and/or rebuilt, except as indicated on the
approved details including the method statement and structural appraisal both received
15 January 2024. Those areas identified for rebuilding shall be built up reusing the
existing stone and shall be laid and pointed to match in type, style, colour and mortar
mix, the external walls of the existing building. Any additional materials required shall
be reclaimed natural stone of the same kind, dimensions and colour as those on the
existing building at the date of this notice.
8) 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.
9) The re-roofing hereby permitted shall be carried out with 'Natural Weathered' Greys
Artstone, unless an alternative material has firstly been approved in writing by the Local
Planning Authority.
10) The development shall be carried out in accordance with the following details and
retained as such thereafter: Window frames shall be made of timber, painted dark
grey and recessed by a minimum of 150mm from the external face of the wall in
which they are set, Window panes shall be anti-reflective, The stove flue to be
painted matt black, Any replacement or additional rainwater goods shall be coloured
black and fixed directly to the masonry of the building using rise and fall brackets.
11) Work shall proceed only in accordance with the Method Statement and Reasonable
Avoidance Measures outlined within the Bat Survey Report and Method Statement
European Protected Species (Bats) Reasonable Avoidance and Mitigation
Measures by Dave Anderson, Batworker, 2022.
12) Notwithstanding the provisions of Classes A, B, C, D, E and F of Part 2 and Classes
J, K, L and M of Part 14 of Schedule 2 of the Town and Country Planning (General
Permitted Development) Order 2015 or any Order revoking or re-enacting that
Order, no development of the description in these classes including any means of
enclosure, means of access, painting, electrical charging points or security cameras
or the installation, alteration or replacement of solar PV, solar thermal equipment,
ground source heat pump, water source heat pump shall be carried out on this site,
except in accordance with a planning permission granted by the Local Planning
Authority.
13) Notwithstanding the provisions of the Town & Country Planning (General Permitted
Development) (England) Order 2015, or any Order revoking and re-enacting that
Order, or the details submitted with the application, no consent is hereby granted for
installation of external lighting. Prior to the installation of any external lighting, a
lighting scheme containing the following details shall first be submitted to and
approved in writing by the Local Planning Authority: - manufacturers details - level of
luminosity - position and height of lighting on the building/lighting column - method
of down lighting. The development shall be carried out in accordance with the
approved details and shall be retained as such thereafter.
Select any text to copy with citation
Appeal Details
LPA:
Yorkshire Dales
Date:
31 January 2025
Inspector:
Burnham T
Decision:
Allowed
Type:
Planning Appeal
Procedure:
Written Representations
Development
Address:
Barn west of Scarr House Force, Muker, Richmond, North Yorkshire, DL11 6DW
Type:
Other minor developments
LPA Ref:
R/06/151C
Case Reference: 3351401
Contains public sector information licensed under the Open Government Licence v3.0.