As many of you will know, and as we reported in May 2024, significant changes to the Class Q legislation were introduced 8 months ago. Amendments included the following:
allowing up to 10 homes, each with a maximum floorspace of 150 square metres, within an overall limit of 1,000 square metres, to be delivered per agricultural unit;
allowing non-agricultural buildings to be converted (subject to certain criteria);
allowing the extension of buildings by up to 4m off the rear wall;
allowing the conversion of much newer buildings, with the ‘relevant date’ being reset to 24th July 2023;
allowing protrusions to the external dimensions of the building of up to 0.2 metres to accommodate fixtures and fittings.
Key questions
Now that the dust has settled, here are some key conclusions about the changes made.
Does Class Q now allow the conversion of non-agricultural buildings?
Yes. Far more barns now qualify under Class Q, including barns that have never been in agricultural use and those that are no longer used for agricultural purposes.
Whereas Class Q within the General Permitted Development Order (GPDO) was formerly titled “Class Q – agricultural buildings to dwellinghouses”, in May 2024 this became “Class Q – buildings on agricultural units and former agricultural buildings to dwellinghouses”. The change is subtle yet important and is consistent with the government’s explanatory memorandum at the time of the changes which referenced “allowing other buildings on agricultural units” to be converted under Class Q. This means that, for example, equestrian, commercial storage or mixed-use buildings within agricultural units can now be converted provided the other criteria in Class Q are met.
Furthermore, if you have a former agricultural building that was (but is no longer) part of an established agricultural unit, assuming it ceased to be part of the agricultural unit before 24th July 2023, it can be converted to a dwelling provided it has not since been used for any non-agricultural purpose. If the building was severed from the agricultural unit after 24th July 2023 you will have to wait 10 years before it is eligible for conversion.
Can you add a rear extension under Class Q?
Yes. The amended right also permits, as part of the change of use, the erection of a single storey rear extension that does not extend beyond the rear wall of the existing building by more than 4 metres and is on land covered by an existing hard surface (provided the hard surface was in situ before 24th July 2023).
Extensions can only be single storey, to a maximum height of 4m. The extension must be developed at the same time as the change of use, and cannot be added to an existing dwellinghouse that has previously been developed under Class Q. Where an extension is incorporated as part of the change of use, a determination as to prior approval as to the impact of the proposed extension on the amenity of any adjoining premises is additionally required. You cannot extend beyond a side or front elevation. The wall opposite the ‘main’ barn opening will be classed as the rear wall, although in some cases things will not be this clear cut so a judgement call will be needed.
Can you now clad outside the building?
Yes, you can now add ‘protrusions of up to 0.2 metres” to the outside of the building to accommodate building operations such as new or replacement walls, roofs and to accommodate services including water, drainage, electricity, gas. This introduces the ability to externally insulate the walls or roof of your new home, which is particularly good for thermal efficiency on a steel framed building. It also allows for other minor external additions such as a flue pipe, Juliet balcony rail, windowsills and guttering.
Is it still possible to create larger homes?
Yes. The larger dwellings which could previously be created (up to a maximum of 465m2) under the old legislation can still be created…..but hurry. The transition period ends on 20th May 2025, meaning that is the deadline to submit applications for consideration under the old Class Q legislation.
Is the new Class Q delivering more homes?
This was one of the government’s objectives but the evidence on this is unclear at present. My hunch is that whilst the transition arrangements are in place, many people are relying on the old legislation to create the larger homes allowed but, in time, it should result in a larger number of smaller homes being created.
Do Labour plan to remove Class Q PD rights?
A 2019 publication by the Labour Party titled ‘Land For The Many – Changing the way our fundamental asset is used, owned and governed’ stated: “Government should remove permitted development rights that allow office and agricultural buildings to be turned into housing without the need to apply for permission. These often lead to poor quality housing….”. However, the concern about poor quality housing was directed more at the inner-city conversion of office buildings to housing and, furthermore, Class Q now includes the requirement that “the provision of adequate natural light in all habitable rooms of the dwellinghouses” must be ensured. For this reason, as well as the government’s highly ambitious house building targets and the political storm that has resulted from the new farm inheritance tax law changes, it seems unlikely that the government will deliver another kick in the teeth to farmers by removing Class Q rights.
Is BNG required for Class Q?
No. Biodiversity net gain (BNG) became a legal requirement for most forms of development from April 2024. However, developments that are granted planning permission by a development order (including permitted development rights such as Class Q) are exempt from the 10% uplift requirement.
Closing thoughts
We expect appeal decisions under the new legislation to start filtering through in the coming weeks. This will shed more light on how some of the more subjective elements of the legislation should be interpreted and we will be keeping a close eye on these decisions.
If you have any specific queries about land you own or are looking to purchase please get in touch on 01332 347371 or email enquiries@planningdesign.co.uk
Richard Pigott, Director, Chartered Town planner, Planning & Design Practice Ltd
Achieving the potential of your agricultural buildings with Class Q legislation.
A Guide to Converting Existing Barns to Meet UK Building Regulations in 2025
Planning & Design Practice has mastered the use of National Class Q permitted development rights over the past 10 years and continues to be at the forefront of the use of the legislation since the latest changes to its format last year. Alongside the planning considerations of using this approach to create new homes the practice has also developed significant knowledge of the practical and technical hurdles of converting these buildings.
Whether working with stone, brick or steel portal frame barns each site and structure presents unique challenges and opportunities. To ensure compliance with current UK building regulations, barn conversions must meet strict standards for structural integrity, energy efficiency, and safety and these issues are carrying ever increasing weight with planning officers. This article explores the key considerations and construction methods required to meet these standards while retaining the character and charm of these rural structures.
Understanding UK Building Regulations
UK building regulations are designed to ensure that converted buildings are safe, energy-efficient, and suitable for habitation. Key areas of focus include:
Structural Stability: The building must be sound and capable of supporting the proposed conversion.
Thermal Performance: Insulation must meet or exceed current U-value requirements.
Ventilation: Adequate airflow is essential to prevent damp and ensure a healthy living environment.
Fire Safety: Fire-resistant materials, cavity barriers, and escape routes must be integrated into the design.
Access and Facilities: The conversion must provide suitable access, an accessible WC facility and sufficient natural light.
Let’s delve into how these considerations can be addressed for different types of barns.
Stone Barn Conversions
Stone barns, with their thick, load-bearing walls and traditional charm, are often the first choice for conversion. However, meeting modern building standards requires careful planning.
Insulation and U-Values
Whist stone has significant thermal mass, it is generally a poor insulator on its own, so upgrading its thermal performance is critical. Current UK regulations set out a limiting U-Value for new build dwellings of 0.26 W/m²K or better. Achieving this value within the use of thick PIR insulation would be difficult. We would typically aim to avoid using this type of non-breathable insulation in traditional barn conversion, however we have explored some options for improving the thermal efficiency of stone buildings below. This could involve:
Internal Wall Insulation (IWI):
Use insulated plasterboard or rigid foam panels to line the interior walls.
Ensure a breathable membrane is installed to prevent trapped moisture, otherwise this can lead to damp issues.
Consider using natural materials like wood fibre with lime plaster or sheep’s wool insulation with timber studs for better breathability and environmental performance.
External Wall Insulation (EWI):
If allowed by planning constraints, EWI can be applied to the exterior. This involves attaching insulation boards to the outside and finishing with a render.
Stone cladding can be applied to retain the original appearance.
External insulation will need to take into account depths of soffits, whether any architectural features would be hidden etc
Structural Reinforcement Older stone barns may need structural reinforcement to handle additional loads from insulation, roofing, and flooring. Methods include: • Installing tie bars to improve lateral stability. • Re-pointing with lime mortar to maintain breathability. • Reinforcing foundations, if necessary, to accommodate modern floors but this needs to be done in such a way that does not go beyond the scope of Class Q.
Windows and Doors Stone barns often have small openings, which can limit natural light. To meet regulations: • Enlarge existing openings where possible, while maintaining structural integrity. • Install double or triple-glazed units with thermally broken frames to improve energy efficiency. • Windows will typically need trickle ventilation in line with Building Regulations
Fire Safety Considerations • Stone walls offer inherent fire resistance, but internal finishes must comply with Part B of the building regulations. • Ensure cavity barriers are installed in roof voids and wall cavities to prevent fire spread. • Use non-combustible insulation materials to enhance fire safety.
Brick Barn Conversions
Brick barns, like stone barns, offer a great opportunity for conversion but again may require significant work to meet current standards.
Insulation and U-Values
Brick walls typically lack the thermal mass of stone, so insulation is critical. Brick built agricultural structures typically won’t benefit from a cavity wall construction and therefore options for insulating externally or internally will need to be explored. A critical consideration in these cases will be prevention of condensation. :
Internal or External Insulation: o Similar to stone barns, brick structures can benefit from IWI or EWI. However, attention must be paid to avoiding thermal bridging at junctions.
Addressing Damp
Brick barns are prone to rising damp and water ingress. Measures to mitigate this include: • Installing a damp-proof course (DPC) or damp-proof membrane (DPM). • Ensuring adequate drainage around the barn to prevent water pooling.
Roof Insulation Brick barns often feature timber-framed roofs. Insulating the roof is vital to prevent heat loss, and breathable membranes can be used to maintain ventilation and prevent condensation.
Fire Safety Considerations • Brick walls are non-combustible, but internal materials must meet fire safety requirements. • Cavity barriers are essential in any insulated walls and roofs to prevent fire spread. • Avoid the use of composite cladding with combustible cores; instead, opt for mineral-based materials.
Steel Portal Frame Barn Conversions
Steel portal frame barns, often clad with steel or asbestos sheeting, present unique challenges due to their lightweight construction and lack of thermal performance but can create stunning homes.
Insulation and Cladding
Meeting thermal requirements for steel-framed barns requires careful attention to insulation and condensation control. Current regulations mandate a U-value of 0.18 W/m²K for roofs and 0.26 W/m²K for walls. Solutions include:
Non-Combustible Cladding: o Replace existing cladding with non-combustible materials such as steel or aluminium panels with mineral wool cores but be mindful of the legislation and the need for the works to amount to conversion and not ‘fresh build’ o Avoid composite panels with combustible cores to comply with Part B fire safety regulations.
Internal Insulation: o Add insulation inside the frame, using materials like mineral wool or rigid non-combustible boards. o Install a vapor control layer to prevent condensation and protect the steel frame.
Addressing Asbestos
Many older barns feature asbestos cladding. Retaining asbestos is sometimes an option if it is in good condition. Encapsulation involves sealing the material with a protective coating to prevent fibres from becoming airborne. However, this approach must strictly adhere to UK Health and Safety Executive (HSE) guidelines to ensure there is no risk to health.
We would recommend removal and replacement of the asbestos cladding. If removal is necessary, it must be carried out by licensed professionals under controlled conditions. Replacement materials must be non-combustible and meet current building regulations.
Structural Considerations
Steel frames may need reinforcement to support additional loads from insulation, new cladding, and roofing materials. Engineers should assess: • Load-bearing capacity of the frame. • Anchoring and foundation adequacy. • Compatibility with new materials.
Fire Safety Considerations • Steel frames must be protected with intumescent paint or fire-resistant boards to achieve the required fire resistance. • Install cavity barriers within wall and cladding systems to prevent fire spread. • Ensure fire escape routes and emergency lighting are incorporated into the design.
Expanding the Footprint: The New Class Q Allowance of 200mm
Under the updated Class Q regulations, buildings undergoing conversion can now extend their footprint by up to 200mm beyond their existing roof and wall dimensions. While this increase may seem modest, it opens up significant opportunities for improving the building’s thermal performance and structural integrity without requiring new foundations. Here’s how this change can be effectively utilised:
Constructing a New External Wall Leaf
The additional 200mm can accommodate a new external wall leaf to improve insulation and weather resistance. Options include:
Rainscreen Cladding Systems: o Utilise helping hand brackets to attach lightweight, non-combustible cladding panels. o This approach allows for a ventilated cavity between the cladding and insulation, reducing the risk of condensation.
Steel Frame Systems (SFS): o Add a steel framework to support new cladding and insulation layers. o SFS is lightweight and can be anchored to existing walls without the need for new foundations.
Addressing Foundations
Adding a new wall leaf may require adjustments to the building’s foundation width to support the additional load. Two potential solutions include:
Improving Existing Foundations: o If the existing foundation is shallow, it may be possible to excavate and extend its width. o Reinforcement bars can be used to integrate the new section with the existing foundation.
Using Lightweight Materials: o Opt for materials like insulated panels or aerated concrete blocks, which reduce the overall weight and minimise foundation stress.
Expanding the Roof by 200mm
Adding 200mm to the roof provides an opportunity to improve insulation and drainage. Key considerations include:
New Roof Structure: o A steel or timber framework may be required to extend the roof eaves and support new insulation layers. This can take a building beyond the scope of Class Q so it is strongly advised that you seek professional advice if this is required. o Ensure that the extended roof is designed to prevent water ingress and maintain adequate overhangs.
Insulation Upgrades: o Use rigid insulation boards or spray foam to achieve the required U-value of 0.18 W/m²K for roofs. o Incorporate a breathable membrane to allow moisture to escape while preventing water penetration.
Drainage Improvements: o Extending the roof allows for better integration of gutters and downpipes, ensuring effective water management.
Ventilated Cold Roof vs. Non-Ventilated Warm Roof
When upgrading or expanding the roof, it’s essential to choose the right insulation method. The two primary options are:
Ventilated Cold Roof: o Insulation is placed between the ceiling joists, leaving the roof space unheated. o Requires adequate ventilation to prevent condensation, often achieved through vents in the eaves or ridge. o While this method can be cost-effective, it is less efficient and carries a higher risk of thermal bridging and condensation.
Non-Ventilated Warm Roof: o Insulation is placed above the roof deck, keeping the entire roof structure warm. o This method eliminates the need for ventilation and minimises thermal bridging. o Warm roofs are highly effective at preventing condensation and improving overall energy efficiency.
Why Choose a Warm Roof?
Warm roof construction is generally recommended for barn conversions due to its superior performance:
• Reduced Condensation Risk: By keeping the roof structure warm, condensation is less likely to form, protecting the building fabric. • Improved Thermal Performance: Continuous insulation reduces heat loss and minimises cold spots. • Longevity: Warm roofs are less prone to moisture-related issues, ensuring a longer lifespan.
Achieving a warm roof can involve: • Adding rigid insulation boards above the roof deck. • Using a waterproof membrane over the insulation layer. • Finishing with durable, non-combustible roofing materials such as metal sheets or tiles.
At PDP we specialise in navigating the complex planning and technical requirements for barn conversions. Our expertise ensures that your project meets all regulatory standards while taking the detail of Class Q legislation into account. Over the coming months we will also be exploring the internal and external design possibilities of working with existing barns, that can make for beautiful and unique homes. If you need guidance on converting your barn, contact us today at enquiries@planningdesign.co.uk. We’re here to help turn your vision into reality.
We are pleased to announce that planning consent has been granted for the change of use of a workshop to form a single new home at The Flourish, Dale Abbey, Ilkeston. Approved by Erewash Borough Council in December 2024, the project demonstrates a positive application of sustainable development in the Green Belt through the adaptive re-use of an existing structure.
In securing this success, our planning and architectural teams worked collaboratively to produce robust, policy-compliant proposals that accounted for the condition of the existing workshop, site access, amenity provision and the impact on the surrounding rural landscape.
Shaping the Planning Strategy
Given the site’s location within the Green Belt, the planning strategy was critically shaped by Paragraph 84 of the National Planning Policy Framework (NPPF) (2023 Version), which sets out the acceptable circumstances through which isolated homes in the Green Belt can be delivered. In this instance, Paragraph 84c was utilised to establish the principle of development, as it permits the development of homes in the Green Belt where ‘the development would re-use redundant or disused buildings and enhance its immediate setting’.
The Design Response
In response to Paragraph 84c, the change of use proposals sought to retain the existing structure as much as possible and use the existing footprint to deliver a single storey, two bed dwelling, which would meet the Nationally Described Space Standards (NDSS). The proposals also included further works to improve the overall appearance and setting of the site, through landscaping improvements and the provision of designated parking.
The resultant scheme therefore offered a well-presented dwelling which sought to incorporate the rural characteristics of its setting to enhance the appearance of the existing built form.
Unlocking Opportunities in the Green Belt
Securing planning permission for homes in the Green Belt is often a complex and challenging process. This successful application underscores the opportunities for bespoke rural conversions to come forward where the development would constitute the re-use of a redundant or disused building and highlights how creative, policy-aligned proposals can pave the way for innovative and sustainable rural development.
Should you wish to discuss your own project aspirations, or enquire about our planning and architecture services, please do not hesitate to contact us at enquiries@planningdesign.co.uk
Mollie Arif, Planner, Planning & Design Practice Ltd
A new year means a new location for our Sheffield office. Planning & Design Practice are pleased to announce that our Sheffield team have moved into a new home! After 2 and a half years at the iconic structure that is Park Hill, we have moved to Westbrook Court on Sharrow Vale Road.
Moving from one listed building to another, Westbrook Court is a converted snuff mill, constructed in approximately 1833. It offers a great example of re-using historic buildings for modern purposes, with the character of the building remaining true and prominent.
As our team continues to grow, we needed a more spacious environment that will adapt to our needs as we continue to expand in Sheffield. New flexible workspaces, as well as additional space to grow, means that our future goals can be met from our new home. It was important to not just meet our current needs, but ensuring that we’re prepared for the long term as we enter this new chapter.
The location of the new office is also a big plus point. Sharrow Vale Road is one of the coolest streets in Sheffield, with plenty of independent businesses and a lively neighbourhood feel throughout. Being in an industry that is so focused on how people live and interact with the places around them, having the opportunity to be situated amongst one of the coolest streets was too good an opportunity to pass.
We also have another reason to celebrate, with our colleague Emily Anderson becoming a fully chartered member of the Royal Town Planning Institute (RTPI).
Emily says:
“I am pleased to say that I have successfully passed my RTPI Assessment of Professional Competence and am now a fully chartered member of the Royal Town Planning Institute (RTPI).
This follows being a Licentiate member for the last two years after I graduated from my Master’s degree in Urban and Regional Planning at The University of Sheffield. During these two years, I have had to keep a log book of all the projects I have worked on, and how these met the competencies set out by the RTPI.
I would like to thank Jon Millhouse and all my other colleagues at Planning & Design Practice for their help and support for this.
Now that I am fully chartered, I hope to continue expanding my planning knowledge by attending a wide range of CPDs, and focusing on planning for health in the future.”
Emily Anderson, Senior Planner
Planning & Design Practice Ltd is a multi-disciplinary team. Comprising RTPI Chartered town planners, RIBA Chartered Architects and architectural assistants, plus heritage specialists, our staff bring a wealth of experience from a range of backgrounds and various parts of the UK and Europe.
Our planners have worked in the public and private sectors, and have excellent working relations with Local Planning Authorities. This often proves invaluable and is a key to our success.
Our team of RIBA Chartered Architects and Architectural Assistants have a wealth of experience working with homeowners, developers and the public sector.
With values rooted in friendly service, integrity, teamwork and meeting client’s expectations, we provide honest and sound advice, mediate when required and maintain high professional standards.
For a free, no obligation consultation to discuss your project or property, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.
Our Sheffield Office
First Floor, Unit 4, Westbrook Court, Sharrow Vale Road, Sheffield, S11 8YZ
The Government has introduced a draft statutory instrument that will raise planning application fees across England. While some planning fee increases are modest, others are more significant, particularly for Householder and Class Q applications, which will see increases of 100% or more. Chartered Town Planner Michael Bamford outlines the planning fee increases that are coming into effect from April 1st 2025.
Details of the planning fee increases
Householder Applications:
The fee for enlarging, improving, or altering a single dwellinghouse will increase from £258 to £528.
The fee for enlarging, improving, or altering two or more dwellinghouses will increase from £509 to £1,043.
The fee of £258 for small-scale householder developments within the curtilage of a dwellinghouse will remain unchanged.
Prior Approvals:
The fee for prior approval applications that don’t involve building work will rise from £120 to £240.
The fee for prior approval applications that do involve building work will rise from £258 to £516.
The fee for prior approvals related to changing the use of Class E properties to residential (under Class MA of the GDPO) will increase from £125 per dwelling to £250 per dwelling.
The fees for prior approvals related to constructing new dwellinghouses will remain the same.
Section 73 Applications:
A new three-tier fee structure will apply to Section 73 applications:
£86 for householder applications
£586 for non-major developments
£2,000 for major developments
Discharge of Conditions:
The fee for applying to approve details reserved by condition will increase:
From £43 to £86 for householders
From £145 to £298 for other types of development
The fee for submitting a Biodiversity Gain Plan will rise from £145 to £298.
“Corrections”:
The Order also corrects fees for two categories that were previously set too low:
The fee for an outline application to build a structure exceeding 3,750 square meters will rise to £31,385.
The fee for an agricultural building application, with a gross floor area between 1,000 and 4,215 square meters, will increase to £5,077.
At the end of 2024 the latest version of the National Planning Policy Framework (NPPF) was published by the government. This revised framework introduces significant changes to national policy, focusing on improving housing delivery, protecting the environment, and ensuring sustainable development.
For advice on the new National Planning Policy Framework, and/or the planning fee increases our expert planners are on hand to outline the changes, challenges and opportunities for developers, architects, home and landowners. Contact us on 01332 347371 or email enquiries@planningdesign.co.uk for more information or to book an in person consultation.
Michael Bamford, Director, Chartered Town Planner, Planning & Design Practice Ltd
Following the recently reported news that proposals have been put forward for Derbyshire to become a unitary authority, Ruth Matthews our heritage consultant looks at how the Derbyshire political map has been carved up historically.
This month the BBC reported on the proposals put forward for Derbyshire to become a unitary authority it stated :
‘At the moment, there are two different systems depending on where you live. The city of Derby itself is run by Derby City Council. It’s been a unitary authority since 1997, meaning it is in charge of all council services in the area it covers. Elsewhere, however, there is a two-tiered system. Derbyshire County Council is in charge of some services – like social care and road maintenance – while smaller district and borough councils take care of things like bin collections and leisure centres. It is this mishmash of a system that the government thinks should be streamlined.’1
The counties of England have been used as administrative areas in England since Anglo-Saxon times. By 877 the Vikings had settled in Mercia and the Danelaw had been established. The area now known as Derbyshire and the Peak District was formed after battles between the Vikings and the Saxons. It is under one of the more well-known Anglo-Saxons kings, Aethelred the Unready (968-1016), that the Peak District is divided, creating the county of Derbyshire; this is why the area of the Peak District crosses the borders of some of Derbyshire’s neighbouring counties.2
Governing England has changed over time as far back as the time of King Edmund I (939–946) most of the English counties were divided into hundreds, wapentakes or wards. The origin of the division into hundreds, which appears in the Early Middle Ages, is contested:
’It has been regarded as denoting simply a division of a hundred hides of land; as the district which furnished a hundred warriors to the host; as representing the original settlement of the hundred warriors; or as composed of a hundred hides, each of which furnished a single warrior’ (Stubbs Const. Hist. I. v.45). ’It is certain that in some instances the hundred was deemed to contain exactly 100 hides of land’ (F. W. Maitland).3
The hundred had a court in which private disputes and criminal matters were settled by customary law. The court met once a month, generally in the open air, at a time and place known to everyone. Increasingly, hundred courts fell into the hands of private lords. These responsibilities were extinguished by statute in the 19th century, and any reasons for maintaining or remembering the hundred boundaries disappeared.4
Figure 1 Derbyshire was traditionally divided into Hundreds, specifically ; Appletree, High Peak, Morleyston and Litchurch, Repton and Gresley, Scarsdale, Wirksworth. 5Figure 2 1892 OS map of Derbyshire 6
Derbyshire County Council was established in 1889 under the Local Government Act of 1888, covering the administrative county.
It was constituted of:
High Peak
Western Division
North Eastern
Chesterfield
Mid Division
Ilkeston Division
Southern Division
It was reconstituted in 1974 under the Local Government Act 1972 with some adjustments to its territory, most notably gaining Derby which had previously been a county borough independent from the county council. The county is divided into 8 boroughs
Amber Valley Borough Council
Erewash Borough Council
Bolsover District Council
Chesterfield Borough Council
North East Derbyshire District Council
High Peak Borough Council
Derbyshire Dales District Council
South Derbyshire District Council
Derby City Council became a separate unitary authority in 1997 but it remains part of the ceremonial county of Derbyshire.7
It will be interesting to see how the county is again to be divided up. The BBC article suggested the following options:
A ‘super council’ – excluding Derby
A county-wide ‘super council’ – with Derby
A bigger city
A north and south Derbyshire
Or a combined authority with Nottingham
What ever happens the changes will affect the planning system of Derby and Derbyshire. Currently each council area has their own planning team and their own policies a change to a unitary system will definitely have an impact upon how planning decisions are carried out. As a company we will be watching these developments as they happen and will report back here to help explain them to you.
Ruth Matthews, Heritage Consultant, Planning & Design Practice Ltd
Derbyshire’s political boundaries: Notes and sources
Lindsay Cruddas, head of the Architecture team here at PDP looks back on the past 12 months, which saw some new appointments, some new legislation and an interesting portfolio of projects.
The A team
Our architectural team has thrived this year and has worked on many different projects with several clients and changes to the team members.
We started the year with Tina Humphreys becoming registered with ARB as a fully-fledged architect and Siegfried Doering retiring, (who has had many vacations since) and David Symons holding the helm whilst Lindsay Cruddas was on maternity leave. In April we welcomed Beth White, a Part II Architectural Assistant, into the Derby office, who is fantastic at 3D representations and loves Halloween and David had the greatest change of all, becoming a first time father.
During the Summer Lindsay returned to her directors role. In September, we saw the biggest changes to the team with two members of staff leaving to pastures new, Joe and Josh, and two new members joining us, Ethan Gill & Joella Hinsley, both Part I Architectural Assistants who have shown us great design flare and dedication to their architectural education and career progression. Also in September we had a great team building trip to Copenhagen, which was good timing for our two new recruits! We enjoyed a river cruise taking in the modern and historic sights of the Danish Capital, swam in the sea, enjoyed Danish culture and even saw a sloth.
In November we welcomed David Innes to the architecture team, an Architectural technician who has extensive experience in conservation and listed buildings.
Our architecture projects have had a heavy residential scope to them this year and ranged from small internal alterations for home owners, to class Q barn conversions for farmers through to conversion of Mills to flats for developers.
Changes to legislation
6th April 2024 marked the mandatory date for the changes to building regulations implementing the Building Safety Act 2022. This followed a 6 month transition period from October 2023.
Key changes are:
Higher risk work can only be overseen by the HRB regulator, not the local authority or private building inspector
building regulations lapses automatically after 3 years approval if the project hasn’t commenced
duty holders are now required, client, principal contractor, principal designer, designers and contractors. These are not to be confused with the CDM, although they can be the same people. They have the duty to ensure all work complies with the relevant regulations and sign a competence declaration on completion
duty holders are required to notify the building control body twice:
at least 2 or 5 working days before intending to ‘start’ work (depending on if it’s a higher risk building or not)
within 5 working days of the work ‘commenced’
In September we saw the final published report of the Grenfell Inquiry detailing 58 pages of recommendations which we anticipate a response from the government in early 2025.
In October the RIBA announced their building of the year, which was controversially awarded to the Elizabeth line, which the team were split about, due to its great design detail, but was it really an architectural project?!
London’s Elizabeth Line
Locally Derby City Council held their public consultation on the City Centre Design Guide, which is open for comments until Monday 13th January 2025. It is a comprehensive document, broken down into chapters detailing different aspects of the design of the city. The guide shows distinct areas of the city and shows some altered and extended boundaries to include for the increasing campus size of University of Derby around Agard Street.
The aim of the guide is to improve the quality of design, quality of building and therefore return a positive environment and attract investment and people to live and work in the City Centre.
Key architecture projects this year
Extension to dwelling in Swanwick
We were commission by the homeowners to extend their detached home, which sits over three storeys on a sloping landscape. Tina was the Project Architect and designed a 2 storey extension utilizing black brick and timber cladding. The building already had a balcony, so it was proposed to modernize this and extend to wrap across the new extension.
The lower ground floor accommodates a large living area which can extend out on to the garden and the first floor has a master suite bedroom with a glazed gable in an oak frame.
The project received planning permission and is currently out for tender.
Speedwell Mill
The client for this project is a local builder specialising in residential developments. The former mill building has most recently been used as commercial offices with Prior Approval gained under the Class MA permitted development rights for conversion to residential apartments. The building also benefited from a previous full planning approval for the demolition of the existing single storey rear extension and the construction of a three-storey rear extension.
Our involvement in the project began with updating the lapsed prior approval permission, before submitting a variation of conditions application to update the design of the extension to create a more efficient internal layout and to remove redundant external staircases. Alongside the planning tasks we have been developing a technical design package for the scheme including construction details to obtain building regulations approval for the scheme. This has involved managing a design team of third-party consultants including a Fire Engineer, Structural Engineer, Acoustician, Energy Assessor and MEP specialist.
Complementing our strategic planning and concept design services, Planning & Design Practice has an experienced team of technical designers able to take simple or complex from concept through to completion. 2024 has been a great year for this kind of work, and we are looking forward to seeing the result of this with several projects starting on site in 2025.
Residential Development in Wirksworth
The client for this project is Elmhurst Homes – a small-scale local developer with a focus on high quality design to deliver truly outstanding developments.
The project brief was to create a high-quality residential development within a well-connected location at a highly regarded address – Summer Lane, Wirksworth. The site is a very large domestic garden with significant potential for additional residential development.
A house type brief has been developed in relation to the local residential context and house styles of Wirksworth as well as a high-quality precedent study to develop a set of house types unique to this site.
The house types have then been overlaid to the spatial and access constraints of the site to create a balanced layout with a strong focus on landscape.
The layout aims to create a stepped continuation of the existing street scene with generous and well-planted frontages to each plot.
This is the type of project that exploits the multi-disciplinary talents of our team, bringing together strategic planning policy considerations and high-quality architectural design to unlock constrained sites. Planning & Design Practice has a long history of working with innovative house builders throughout Derbyshire and the East Midlands. 2024 has been a great year for building on these relationships, setting up 2025 as a year for taking a number of these projects through the detailed design stage with a view to starting on site over the summer.
Lindsay Cruddas, Director Specialist Conservation Architect, Planning & Design Practice Ltd
As the year draws to a close and the holidays approach, our Director Richard Pigott, looks back to review what has been an interesting year, and looks ahead to what’s in store for 2025, for planning, architecture and heritage.
2024 – A year in review
Whilst this time of year is always hectic for us as we try to beat the Christmas deadline to submit planning applications, Local Plan representations and the like, it has become something of a tradition to look back on the year we have had as a company and pick out some of the highlights.
Our numbers have swelled yet again, particularly in the Architectural team, ably led by Lindsay Cruddas and David Symons who have selected some of their highlights from the year here.
We have also added to our Planning and Heritage teams, meaning the breadth of our work and its geographical spread continues to expand. Our appeal success in a major residential proposal for up to 75 new homes in Brailsford was a perfect example of how our multi-disciplinary team works together to ‘unlock’ development sites. This project required a blend of planning know-how, heritage experience and masterplanning flare to achieve outline planning permission and we hope to remain involved with the project at the reserved matters (detailed design) stage.
Our expertise in rural and agricultural development is now well established, particularly in the conversion of barns to homes under Class Q permitted development rights. The government continues to move the goalposts around Class Q, with the latest iteration in May 2024 now enabling up to 10 dwellings to be created on a single agricultural unit, but we have always kept up with the legislative changes and remain, in my humble opinion, one of the country’s leading practices in this field.
A successful Class Q transformation creating a wonderful new home from an unused agricultural building
On a personal note, I was involved in a 6-day public inquiry relating to the refusal of planning permission for the re-opening of a former quarry to extract 520,000 tonnes of building stone over a 20-year period in the Bradford district. Appointed as the council’s expert Planning witness, I found this a fascinating case (and something of a crash course in geology) and was fully in agreement with the Inspector’s conclusion that there would be significant landscape and visual harm outweighing the benefits of extracting the mineral.
Conducting a site visit to the former quarry as part of the public enquiry
On the social side of things, in September we went on our annual study trip, this time to Copenhagen. It is a truly wonderful city and I left with the feeling that the more we can do to ‘Copenhagenize’ our cities, the more attractive, safer and liveable places they will be for everyone. My adopted ‘home’ city of Derby has some way to go, in my view, to catch up with Copenhagen, but admirable steps are being made to drive up design standards and adopt interim planning guidance on the development of the Derby Station Quarter. Marketing Derby are working proactively with the planners at Derby City Council on these projects and we will be providing our feedback as part of the consultation process in due course.
A wonderful time for Team PDP in Copenhagen
Last but not least, Director Jon Millhouse published his very own book on the natural and man-made wonders of Derbyshire. I’m told its available in all good book shops or directly from the boot of Jon’s car.
All that remains for me to say is that we will continue to strive for ever more sustainable development and hope to see many of you over the next 12 months.
I would like to wish you all a very Merry Christmas and a Happy New Year.
Richard Pigott, Director, Chartered Town Planner, Planning & Design Practice Ltd
2024 has seen some sweeping changes to the planning system, and with the publication of a New National Planning Policy Framework, our Director and Chartered Town Planner Michael Bamford looks ahead to what we can expect in 2025 .
Planning 2024
The past 12 months have been an interesting time within the planning world. The run up to the election and subsequent change in Government brought a raft of changes and a spotlight on the shortfall of housing land supply across the Country. Policies on housing delivery have been updated, amended and updated again to balance pressures on the loss of Green Belt (and green field land) with the need to supply enough housing to meet the demand of the nation.
This has been overlayed with a set of significant changes which have come into effect at the same time, the most notable of which being Biodiversity Net Gain requirements. In our view, the key changes this year have been;
Changes to Permitted Development Rights – Notably Class Q and Class R thresholds increased
Re-introduction of support for onshore wind developments
A New National Planning Policy Framework – see separate summary document HERE
As a practice we have been on the sharp end of the changes and having taken a lead on advising our Clients on the changes and how to manage them. If you are interested in discussing any of these areas in more detail please do get in touch.
The year has seen a healthy mix projects across a range of development types, from major applications for housing, schools, commercial buildings and NHS trust projects, through to farm redevelopment and diversification projects whilst continuing to support householders through the planning system for extensions and bespoke one off homes. Our presence as a regional provider of planning consultancy across Derbyshire, Staffordshire and Yorkshire has grown and we maintain our company ethos of working with Local Authorities to bring forward development that is appropriate, contextual and sustainable for it’s location.
Our commitment to support, mentorship and professional development within the team has seen growth in the size of the team with the recruitment of Mollie and Dominic. Congratulations go to Shaun who became a full member of the Royal Town Planning Institute and best wishes to both Megan and Emily who have submitted their applications. Our collaboration with both Derby and Sheffield Universities remains an important part of our practice, supporting student placements and contributions to teaching and learning.
I would like to take the opportunity to thank all of our customers who have sought our advice and expertise this year. It has been a pleasure supporting such a range of projects and enabling development across the country.
Merry Christmas.
Michael Bamford, Director, Chartered Town Planner, Planning & Design Practice Ltd
Last week the much-anticipated latest version of the National Planning Policy Framework (NPPF) was published by the government. This revised framework introduces significant changes to national policy, focusing on improving housing delivery, protecting the environment, and ensuring sustainable development.
The headlines suggest radical change. This revision isn’t radical but does provide a welcome shift in emphasis on delivery and the need to strive toward meeting the governments target of 1.5m homes with a sprinkling of new policy, particularly around the Green belt.
What are the key changes to the 2024 NPPF?
Presumption in Favour of Sustainable Development – This has only been subject to slightly amended wording but this should impact on the determination of applications. The previously “clear reason for refusal” test is now a “strong” reason for refusal. The tilted balance is still disengaged where the adverse impacts of granting permission would significantly and demonstrably outweigh the benefits of doing so, assessed against the NPPF as a whole. However, the new text requires decision-makers to pay “particular regard” to a closed list of “key policies for directing development to sustainable locations, making effective use of land, securing well-designed places and providing affordable homes, individually or in combination”.
Delivering a sufficient supply of homes: The new NPPF reinstates mandatory housing targets for local authorities, aiming to deliver 1.5 million new homes over the next five years. This is bold and would be unprecedented. There is a revised formula and amounts to the need to deliver planning approvals for 370,000 dwellings every year. Some urban areas will see their housing requirement relaxed with the removal of the urban uplift requirement. Most non-urban authorities, will face increased housing needs. Where an application is submitted in an authority without an up-to-date Local Plan in place (within the last 5-years) and that cannot demonstrate a housing land supply it will be subject to the presumption in favour of sustainable development. Meaning a return to speculative housing sites being approved.
Green Belt: This is perhaps the most radical change- Green Belt protection remains very high, limiting release for development to exceptional circumstances but it now explicitly states that meeting housing and other development needs can justify amending Green Belt boundaries, which essentially is the inverse of the last iteration of the NPPF. The term Grey Belt has been introduced by the NPPF, and seeks to differentiate land which forms Green Belt, such land is either brownfield land, or land which does not strongly contribute to preventing the unrestricted sprawl of large built-up areas, prevent neighbouring towns merging and preserving the setting and special character of historic towns. Such land should be used ahead of non-Grey Belt, Green Belt. These changes will allow many more applications and appeals on Green Belt land, where there is a clear need for the development proposed. It also introduces Golden Rules for developing land in the Green Belt which, if met, means housing development can be considered appropriate in the Green Belt.
Energy: The NPPF gives ‘significant weight’ to renewable and low-carbon energy developments, supporting the government’s goal of a net-zero future. It provides further support for renewables and consolidates the removal of footnote 57 and 58, which amended earlier in the year and effectively banned onshore wind developments. This change presents new opportunities for onshore wind turbine projects, particularly smaller developments.
Design: The requirement for developments to be beautiful has been dropped but there remains a strong emphasis on high quality design.
Local Plan Intervention: The updated framework introduces stricter criteria for local plan interventions, ensuring local authorities meet their planning obligations and housing targets. Meaning the Government can intervene where housing delivery is falling behind.
A new year promises the usual mixture of uncertainty and opportunity.With the introduction of the new National Planning Policy Framework our expert planners are on hand to outline the changes, challenges and opportunities for developers, architects, home and landowners. Contact us on 01332 347371 or email enquiries@planningdesign.co.uk for more information or to book an in person consultation.
Michael Bamford, Director, Chartered Town Planner, Planning & Design Practice Ltd