Barn Conversion Archives - Planning Design Ltd

Barn storming Green Belt success!

24th January 202416th January 2024 by Gary Stringer

Planning & Design Practice is delighted to announce that planning permission has recently been secured for the change of use and conversion of existing traditional red brick agricultural buildings to form 3 houses at a farmstead, within the Green Belt in Ockbrook, Derbyshire (Erewash Borough Council).

The application relates to a series of traditional red brick and plain tiled barns located to the rear (northwest) of the host Farmhouse. The site is bounded by open agricultural fields to the north and west, existing modern agricultural buildings to the east and a single track lane to the south. The site is wholly located within the Green Belt.

Full planning permission was sought for the change of use and conversion of existing traditional red brick agricultural buildings to form 3 dwellings with associated conversion works. A collaborative approach between Planning & Design Practice’s in-house Architects and Planning Consultants was required to produce a sensitive but functional scheme.

Barn 1 relates to a single storey ‘L’ shaped red brick and tiled barn located to the north side of the courtyard. The proposed conversion would comprise an open plan kitchen/living area, 2 bedrooms and bathroom. A residential curtilage and parking for up to 2 vehicles will be provided to the rear of the building.

**Figure 2:** Barn 1 – Approved Elevations and Floor Plans

Barn 2 relates to a split single and two storey red brick and tiled barn located toward the east side of the courtyard. The proposed conversion would comprise an open plan living/kitchen/dining area, 2 bedrooms (with ensuites), pantry and utility room with a WC on the ground floor. A single bedroom would be located on the first floor. A residential curtilage will be provided to the rear of the building and parking for up to 2 vehicles at the entrance to the site.

**Figure 3:** Barn 2 – Approved Elevations and Floor Plans

Barn 3 relates to a one and half storey red brick and tiled barn and a steel portal framed carport located along the western edge of the courtyard. The conversion would comprise an office, utility room, WC, kitchen, lounge, bedroom (with ensuite) and a snug on the ground floor and 2 bedrooms and bathroom across the first floor. A residential curtilage and parking for up to 2 vehicles will be provided to the rear and side of the building.

**Figure 4:** Barn 3 – Approved Elevations and Floor Plans

The application site is wholly located within the Green Belt. Paragraph 155 of the NPPF states certain other forms of development are also not inappropriate in the Green Belt provided they preserve its openness and do not conflict with the purposes of including land within it. These include:

“a) mineral extraction;

b) engineering operations;

c) local transport infrastructure which can demonstrate a requirement for a Green Belt location;

d) the re-use of buildings provided that the buildings are of permanent and substantial construction;

e) material changes in the use of land (such as changes of use for outdoor sport or recreation, or for cemeteries and burial grounds); and

f) development, including buildings, brought forward under a Community Right to Build Order or Neighbourhood Development Order.”

Criterion (d) was most pertinent to this application as it supports the re-use of buildings provided that the buildings are of permanent and substantial construction. The main consideration there-fore was whether or not the buildings are of permanent and substantial construction. The application was accompanied by a Structural Report which independently assessed the structural rigidity of each building to which this application relates. It was successful argued that the buildings are of permanent and substantial construction capable of being converted through carrying out some remedial and repair work.

The proposed change of use and associated conversion works to form 3 houses would have little impact on the character and appearance of the existing buildings as only very minor works were proposed as part of the application including the installation of new windows (including roof-lights) and doors. No extensions were proposed as part of the application. Furthermore, it was proposed to retain all existing agricultural detailing as part of the conversion work.

The complete refurbishment of the buildings and repair to roofs using traditional materials are considered to be a significant benefit of the proposal which would significantly enhance the character and appearance of the existing buildings and the surrounding area.

Gaining planning permission is a key step in almost any development. Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants, Design Professionals, and Heritage Specialists. Barn conversions are something Planning & Design Practice Ltd are well versed in, having helped lots of clients imagine and realise their dream homes. We have vast experience of working on rural projects for homeowners, landowners and farmers in including barn conversions (both via a planning application and Class Q).

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

Andrew Stock, Associate Director – Chartered Town Planner at Planning & Design Practice Ltd

Old barns, new homes

16th January 2024 by Gary Stringer

Planning & Design Practice have successfully secured planning permission for the conversion of two former farm buildings into two houses within the open countryside in Loscoe, Derbyshire. The barns enjoy views across to Heanor Gate.

The approved plans have allowed for conversions that will see two contrasting dwellings. Plot 1 is a rectangular, single storey, two-bed roomed dwelling with new windows across all elevations. Plot 2 is an irregularly shaped two-floor three-bed roomed home with a new glass link between the kitchen and the lounge and new windows across all elevations. These have been carefully designed to respect the agricultural character of the site, with no significant rebuilding, alterations or extensions.

Planning permission for the conversion of agricultural buildings into dwellings in Amber Valley can be difficult to achieve, especially when partially located outside of settlement boundaries and within the Green Belt. Our planning argument was built around the allowance for development within the Green Belt in accordance with Local Plan policy EN2 and the conversion of existing buildings in the countryside in accordance with Local Plan policy H6. As the development followed the below criterion, the principle of the conversion of the barns into dwellings within the Green Belt was deemed acceptable:

“The proposals would not have significantly greater impact than the existing use on the openness of the Green Belt and the reasons for including land within the Green Belt
Strict control is exercised over any future extension of the building and any associated land uses which might conflict with the openness of the Green Belt and the reasons for including land within the Green Belt
The buildings are of permanent and substantial construction and are capable of conversion without major or complete reconstruction
The form, bulk and general design of the buildings are in keeping with their surroundings”.

Additionally, in accordance with the National Planning Policy Framework, the proposed development will help to boost the supply of homes (paragraph 59), re-use redundant barns and enhance the immediate setting of the area (paragraph 80) and will promote under-utilised buildings to effectively supply housing on the site (paragraph 120).

The site is sustainably located on the edge of the Loscoe settlement boundary, within walking distance of essential amenities, services and public transport routes to nearby centres.

We are delighted to have achieved a permission that will secure the future of the building, will provide a future resident with a home in the country, and has unlocked significant value in the site.

Rural planning advice – Barns, Farms Diversification, Tourism

We have vast experience working on rural projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions (both through planning applications and prior approval), farm diversification schemes and tourist accommodation.

For a no obligation consultation to discuss your project or property, please contact us on 01332 347371.

Megan Askham, Planner, Planning & Design Practice Ltd

Appeal success for barn conversion and extension in Derbyshire

13th December 2023 by Gary Stringer

We are pleased to announce that working as Architects, alongside Bagshaws LLP acting as planning agents, we have been granted planning permission by the Planning Inspectorate for the conversion and extension of a disused stone barn in Derbyshire. The standout feature of the scheme being the proposal of the modern Corten clad extensions to the barn.

A contentious scheme, in the planning authority’s eyes at least, from the start, this is one we are very proud of. The project was carried out in multiple stages, the first being to secure permission under Class Q of permitted development, to establish the principle of residential conversion. Following this, full planning permission was obtained to simply replace the monopitch roof with a traditional dual-pitched roof. This provided the main part of the barn with a more spacious head-height throughout and opened the door for the barn to be converted, and increasing its value, with or without the extensions.

Following the approval for the new roof, a further application was submitted to infill the existing stone-walled pig sties at each end with modern ‘Corten’ steel clad extensions. The extensions bring the dwelling to life, providing more useable space and allowing it to properly function as a family home, as well as providing much needed natural light and making the most of the spectacular views over the countryside.

Obtaining permission for the extensions proved tricky however, initially being refused permission by the Council. However, our proposal was successfully pushed through the appeal process by Bagshaws.

The Planning Inspector noted that “The extension has been deliberately designed to have a contrasting, contemporary appearance to the main building,…” which along with its subordinate appearance in relation to the main building, as a result of its lower ridge height, would ensure that it would not overwhelm the appearance of the main building or the site.

He concluded that “Its contemporary design and rustic style would achieve a high quality and sympathetic design, as opposed to it appearing as a domestic extension.” meaning that the resulting development would appear as a converted agricultural building. Also that the setting of the proposed development, with its secluded position in the rural landscape and the backdrop of trees, would ensure that it assimilates well within the landscape.

As the Architects for the project, we are delighted with the outcome and are looking forward to progressing the scheme in the near future – and even more so, to see the scheme built and brought to life.

Barn Conversion and extension – before and after

Extension granted

19th July 2023 by Gary Stringer

Planning & Design Practice is pleased to announce that planning permission has been granted for an extension to a home in Hulland Ward, a village in the Derbyshire Dales.

Located just outside the Settlement Development Boundary of Hulland Ward, this dwelling was previously converted from a barn, permission for which was granted in 2003. Policy in the Local Plan restricts extensions on conversion of existing buildings; however, this policy was brought in after permission was granted for the conversion of the barn. Therefore, we successfully argued that it can now be considered as a ‘dwelling’ and not a ‘barn-conversion’, meaning that it would be subject to the relevant policies.

The proposal was for a lean-to extension to the dwelling, which uses materials that assimilate with the agricultural character of the dwelling. The proposed extension was located in the same location as a previous extension prior to the conversion of the barn to a dwelling.

Prior to submitting the application, we submitted a pre-application enquiry to Derbyshire Dales Council with indicative plans. Our open and honest communication with the Council and our client allowed us to successfully reach a set of plans that were agreeable to each party.

It was considered by the Council that the proposed extension submitted would not cause any harm to the amenity of neighbouring occupants, and that the modest size and materials proposed would not adversely impact the character and appearance of the site.

Our team of experienced professionals work with home owners on a daily basis to provide the technical knowledge, design ideals and the relevant expertise to help guide them through what can be a daunting process.

Whether you need help from a planning expert to decide what you might be able to achieve, or help designing your dream home, here at Planning & Design we will listen to your aspirations and help you to understand what can be achieved. Our team can be there for you every step of the way, from the conception of an idea to the production of design proposals and the achievement of planning permission. Contact us on 01332 347371 for a no obligation consultation to discuss your project.

Emily Anderson, Planner, Planning & Design Practice Ltd

Planning success in the Peak Park for dilapidated stone barn

24th July 202319th July 2023 by Gary Stringer

Planning & Design Practice is delighted to announce that planning permission has recently been secured for the change of use, conversion and extension of an existing dilapidated stone agricultural building to form a single house in the Peak District National Park.

The application site is located within a beautiful hamlet of Ible which comprises of a number of historic buildings including traditional stone and brick farmhouses, converted barns and more modern agricultural buildings. The subject barn proposed for conversion only measures approximately 6m x 4m internally, so careful consideration of the internal layout was required. It soon became apparent that an extension was required to achieve an acceptable level of internal habitable accommodation.

A collaborative approach between Planning & Design Practice Ltd’s in-house Architects, Heritage Specialists and Town Planners was required to produce a sensitive but functional scheme. The proposed conversion would comprise an open plan kitchen/living area and bathroom on the ground floor and a double bedroom at first floor level. As part of the application, it is proposed to install 2 no. roof lights and erect a single storey lean-to extension off the rear (west) elevation.

Figure 2: Proposed elevations

The project led by our Associate Director Andrew Stock successfully built a case to demonstrate that barn should be identified as a non-designated heritage asset, worthy of protection, thus making it eligible for conversion to an open market dwelling when assessed against policies DMC5 and DMC10 of the Peak District National Park Development Management Policies (2019).

The application was accompanied by a comprehensive Heritage Report which outlined the significance of the barn which helped inform the Local Planning Authority in their assessment of the application. The application was also accompanied by a Structural Report, prepared by Robert Morten Consulting Engineer, which concluded that the barn was in significant need of immediate repair thus providing further emphasis for an alternative long term viable use, open market residential use in this case.

The barn makes a positive contribution to the landscape and the special qualities of the Peak District National Park. The retention and preservation of the building was therefore important consideration given that it is no longer in agricultural use and is slowly falling into a state of disrepair. The application proposed a new use for the barn which consequently would secure its long-term future.

Gaining planning permission is a key step in almost any development. Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants and Design Professionals, and Heritage Specialists. We can take a project through from inception through to completion, but we also offer the flexibility to engage a client’s own architects and provide a planning service, whilst our design team can also work with clients who have engaged other town planning professionals.

We have extensive knowledge about the policies and procedures of individual Councils and the approach taken by planning officers and Councillors.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch with Andrew Stock, Associate Director – Chartered Town Planner at Planning & Design Practice Ltd on 01332 347371.

Class Q success creates double dwellings

3rd October 202321st June 2023 by Gary Stringer

Planning & Design Practice are delighted to announce another successful Class Q application. This will allow our client to change the use of, and convert, an unused agricultural building to form two new homes in Chinley, Derbyshire.

The building in question consisted of a large agricultural building constructed from concrete blocks, a profiled cement roof and is enclosed on three sides by profiled cement sheet walls. An accompanying structural report concluded that the building was structurally sound and capable of conversion.
Both dwellings will have 3 bedrooms, 2 bathrooms and open plan living, as well as outdoor amenity space. The external alterations have been kept to a minimum to comply with Class Q legislation and to respect the rural aesthetic of the local area.

The agricultural building was located outside the settlement boundary of Chinley, in close proximity to the Peak District National Park, the site benefits from wide landscape views whilst being nestled away in the valley.

The Permitted Development rights, commonly referred to as Class Q, is the right to convert agricultural buildings into homes as a matter of principle and has been with us since 2014.

Permitted Development (PD) is the right of an owner to develop their land within limits prescribed by a piece of legislation known as a General Permitted Development Order. The point of the order was originally to allow minor developments to go ahead without having to go through the planning application process, for example, small extensions to houses.

In the interest of simplifying the planning system and boosting the supply of houses, the government extended PD rights to include the right to change agricultural buildings to homes. Originally proposed as a temporary measure, this has since been made permanent.

Planning & Design Practice Ltd is a multi-disciplinary team of Chartered Town Planners, Architects, Architectural Assistants and Heritage Specialists. Gaining planning permission is a key step in almost any development. We can take a project through from inception to completion, but we also offer the flexibility to engage a client’s own architects and provide a planning service, whilst our design team can also work with clients who have engaged other town planning professionals.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies to ensure the best possible case if put forward for our clients.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Shaun Hyde, Planner, Planning & Design Practice Ltd

Redundant farm building remade as affordable home

21st March 2023 by Gary Stringer

Planning & Design Practice is pleased to have secured another consent to convert a farm building to a home under Class Q in the Staffordshire Moorlands, writes Director and Chartered Town Planner Richard Pigott.

The modest agricultural building, located off Heath House Lane near Checkley, is enclosed on three sides but open at the front. The council’s officers recommended refusal on 3 grounds but it was overturned by committee members. The first two concerns, relating to impact on heritage assets and impact on the external appearance of the barn, were not shared by members, who had visited the site earlier that day. The third reason for refusal stated that the external dimensions of the building would extend beyond the existing external dimensions. This related to the proposed enclosure of small sections of external cladding beneath the building’s canopy. We pointed out, however, that Article 2(1) of the General Permitted Development Order 2015 provides that, for the purposes of the GPDO, ‘floor space’ means the total floor space in a ‘building’. It defines building as including any structure and erection, including any part of a building. The area beneath the canopy is under the roof and so in and part of the building, not outside of it. We therefore successfully argued that the enclosure of a small area of side cladding (in addition to the enclosure of the open front of the building) would not extend the building beyond the existing external dimensions.

The approval will mean the re-use of a redundant farm building and provide a modest and relatively affordable home in an area where there is a shortage of this type of house. It will not adversely affect any neighbouring properties, it has a safe access and will assist the council in meeting its housing needs. We look forward to seeing the barn converted in the near future.

Barn Conversion have been with us for many years and have gained in popularity since the 1990’s. There are now many examples of these unique, homes up and down the country, each with its own character. Working with either a ‘modern’ or traditional farm building can both yield spectacular results when approached in the right way. The key is to work with the building and its context to produce something that is unique to that particular site.

In the world of planning there are two ways to obtain permission to convert a farm building to a house. One is through the submission of a full planning application to your Local Planning Authority. The second is through exercising permitted development rights, commonly referred to as Class Q, which involves submitting a Prior Approval application to your Local Planning Authority.

Class Q is complex, and subject to a variety of conditions and restrictions. We have lots of experience in this area, and can provide you with expert advice on issues to be taken into account prior to submission of your application through to receiving the decision.

For more information, or to discuss how we could help with a specific project or property please don’t hesitate to get in touch on 01332 347371.

Class Q planning appeal success in Staffordshire Moorlands

17th May 202322nd February 2023 by Gary Stringer

Planning & Design Practice successfully overturned a decision to refuse Prior Approval for the change of use of an agricultural building to a house in Rudyard, Staffordshire under Class Q of the General Permitted Development Order (GPDO).

An appeal Statement of Case was prepared by Planning & Design Practice Planning Team on behalf of the Appellants against Staffordshire Moorland District Council’s decision to refuse the application. The Council resolved to refuse planning permission for the proposed development under delegated powers following reasons:

1) The current building, by virtue of its scale and modern storage building functional form is considered to have a poor design and appearance which is not significantly improved by the proposed timber finishing materials and other external alterations. It is considered the proposal would not lead to an acceptable design and appearance due to the scale and form of the building. The proposal therefore would fail to com-ply with Part 3 Class Q2(1)f of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), Policy DC1 of the adopted Local Plan and the design provisions of the NPPF.

We believed that Staffordshire Moorland District Council had misapplied the tests set out in Q.2(f) and Paragraph W of the Town and Country Planning (General Permitted Development) (England) Order 2015 with regard to the design and external appearance of the existing building and the resulting conversion.

The assessment of ‘the design or external appearance of the building’ as set out in Q.2(1)(f) should be limited to the consideration of new window openings, doors etc… and, where relevant, use of new materials, as set out in Q.1(i). To extend the assessment further than this is considered to be irrelevant to the subject matter and contrary to Class Q legislation, in Planning Designs opinion.

The Planning Inspector found that:

“Although the Council reference the poor design of the existing building and that it does not con-tribute positively to the traditional rural character and appearance of the area, the pro-posal would continue to appear as a building with an agricultural character in a rural land-scape, albeit with an improved appearance compared to the existing position due to the external treatment proposed.”

The Inspector goes on to state:

“The Council has further referenced the greater degree of permanence that would result from the proposal. This is not however a matter for consideration under Class Q of the GPDO. The Council acknowledges the building exists lawfully and has been in use for agricultural pur-poses. As such, it benefits from the Permitted Development right set out under Class Q which grants permission for agricultural buildings to be converted to dwellinghouse subject to prior approval matters.”

The Inspector resolved to grant the appeal and allow the conversion of the building under Class Q of the GPDO.

Class Q planning conversions are something Planning & Design Practice Ltd are well versed in, having helped lots of clients imagine and realise their dream homes.

The permitted development right legislation is a notoriously complicated and complex issue with many Planning Authorities. We have vast experience of working on rural projects for homeowners, landowners and farmers in including barn conversions (both via a planning application and Class Q).

If you have had planning permission refused or would like to discuss your options or chances at appeal, please get in contact for a free no obligation discussion.

Andrew Stock, Associate Director – Chartered Town Planner, Planning & Design Practice Ltd

Class Q to transform livestock building to new home

22nd February 202322nd February 2023 by Gary Stringer

Building on our previous successes, Planning & Design Practice are delighted to confirm another Class Q conversion, allowing our clients to change the use of, and convert an unused agricultural building to form a new house at a farm in Breadsall, Derbyshire.

The Permitted Development rights, commonly referred to as Class Q, is the right to convert agricultural buildings into homes as a matter of principle and has been with us since 2014.

The farm in this case lies just outside of the Breadsall settlement boundary within the Green Belt and is accessed from Rectory Lane, just north of Breadsall village. The site is bounded by open agricultural land to the north and east with trees to the west and residential buildings to the southwest.

The building that is to be converted is a steel portal framed agricultural building measuring approximately 18m (L) x 9m (W) x 4.8 (H). The building is finished with concrete block work, horizontal timber boarding and corrugated metal cladding. Unused since 2013, the building was last used to house livestock as part of an established agricultural holding.

The application is submitted in accordance with Class Q, Schedule 2, Part 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 that permits the change of use and conversion of an agricultural building to a dwellinghouse or dwellinghouses (Use Class C3).

The building will be converted into a 2 bed roomed house, comprising an open plan kitchen/living/dining area, two ensuite bedrooms, bathroom, office, pantry and boot room.

The proposed conversion would retain all of the existing exterior cladding which will be repaired and treated where necessary and retained in situ during conversion. The existing steel frame would remain intact with no demolition proposed as part of the application. The building will be internally insulated with the insertion of new windows and doors to the extent reasonably necessary to provide light and ventilation to the new home.

The proposed conversion would give a total combined habitable floor space of approximately 171m2 across the ground floor. A domestic curtilage is proposed to the southwest of the building of no more than 171m2 (i.e. no larger than the footprint of the building). Parking spaces will be provided within the residential curtilage.

The external alterations to the building have been sensitively designed to respect the agricultural character of the existing building and its rural surroundings. The insertion of new windows and doors are necessary to provide a functional but attractive internal living environment.

Barn Conversions have been with us for many years and have grown in popularity since the 1990’s. There are now many examples of these unique, homes up and down the country. Each with its own character. Working with either a ‘modern’ or traditional barn can both yield spectacular results when approached in the right way. The key is to work with the building and its context to produce something that is unique to that particular site.

We have vast experience of working on barn conversions both via full planning and/or prior approval (Class Q) application routes. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371.

Andrew Stock, Associate Director – Chartered Town Planner, Planning & Design Practice Ltd

Barn conversion -Class Q explained

22nd November 20227th November 2022 by Gary Stringer

In the world of planning there are two ways to obtain permission to convert a barn to a house. One is through the submission of a full planning application to your Local Planning Authority. The second is through exercising permitted development rights which involves submitting a Prior Approval application to your Local Planning Authority. In both instances an application is required but they are assessed against different criteria depending upon which route you take. Chartered Town Planner, Michael Bamford guides you through both options.

Class Q – the permitted development right to covert your barn to a dwelling

The Permitted development rights (which is commonly referred to as Class Q) is the right to convert agricultural buildings into homes as a matter of principle has been with us since 2014.

Permitted development (PD) is the right of an owner to develop his or her land within limits prescribed by a piece of legislation known as a General Permitted Development Order. The point of the order was originally to allow minor developments to go ahead without having to go through the planning application process. For example, small extensions to houses and simple changes of use for example changing a pub to a restaurant or a bank to a shop.

To use these rights an application has to be made to the Local Planning authority to confirm that the development proposed fits within the limits set out in the General Permitted Development Order. This requires an application, a set of drawings and either a supporting letter or report.

Converting an enclosed modern shed in the middle of the countryside to up to 5 dwellings generally does not accord with Local Plan policies and as such is met with opposition by many councils. As such, in most cases an application is carefully scrutinised to make sure it fits the criteria.

Since the permitted development right was introduced, there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority. The two key one’s address ‘what amounts to conversion’ and ‘establishing a fallback position’.

The question of whether a development is conversion or not was considered at length. The high court judge held that there is a conceptual difference between a “rebuild” and a “conversion” and that the concept of “conversion” introduces a discrete threshold. His reasons include the fact that the concept of conversion is found in the overarching provisions of Class Q. In this case the judge considered it inappropriate to look to the dictionary when seeking to define the distinction as the permitted development rights were drafted for a professional audience and the distinction should be understood in a planning context.

The result of the appeal is a test of whether or not the building operations amount to conversion or ‘fresh build’. Unfortunately, this is considered on a case-by-case basis and there is no set rule on how to define ‘fresh build’. Whilst this has introduced an additional consideration for many authorities (who weren’t previously giving the question too much attention) it does in some ways clear up where the line is.

The other notable appeal decision has underlined the ability of Class Q to represent a ‘fallback position’. This simply means that where a site can be developed through the exercise of Class Q permitted development rights then the planning authority must take this into consideration when dealing with an application for full planning permission. Whilst this seems logical it has not always been the case and in reality, means that applicants are no longer entirely bound by the stringent rules that surround Class Q development (such as works that extend the external envelope not being permitted).

If a Class Q prior notification application is approved the applicant has three years to complete the conversion. With a planning permission the applicant has 3 years in which to start the conversion and once started can take as long as it takes to complete it. A full planning application would assist overcoming this strict and very tight build schedule.

Converting your barn through a Full Planning Application

The other option is to submit a full planning application. When your building is located within a Conservations Areas, Area of Outstanding Natural Beauty (AONB) or National Park Class Q cannot be used, as it is not allowed in these locations.

The majority of Local Planning Authorities have polices in place which support the conversion of former agricultural buildings to houses but are generally caveated to only allow traditional buildings such as stone or brick as they are considered to have a valued architectural style and be worthy of protection within the landscape.

Many of these buildings have the potential to provide habitat for protected species such as bats and as such, it is advisable to seek the advice of an ecology consultant early in the design process and certainly before applying for planning permission. There is a limited time of year where surveys can be carried out for bats (May – September) and as such in the worst case scenario you can be left waiting over 6 months before you can get a survey.

These types of building can provide stunning homes and in many instances, people want to work with the existing character and simply provide some glazing (usually in the former barn door area) and a few new windows. Other than that, the style of the building remains largely intact. This is something that many local plan policies are supportive of, and it is best to bear this in mind when considering the design. It is possible to extend an existing, traditional barn but this can be difficult and, in my opinion, the best place to start is with the existing building and work with the spaces that this allows for rather than attempting to remould your barn into a different layout.

In both cases (Full planning and Class Q) the structure of the building is key. If the building is largely derelict then you will have a very difficult time in obtaining any kind of consent to convert it into a home.

Barn Conversion have been with us for many years and have gained in popularity since the 1990’s. There are now many examples of these unique, homes up and down the country. Each with its own character. Working with either a ‘modern’ or traditional barn can both yield spectacular results when approached in the right way. The key is to work with the building and its context to produce something that is unique to that particular site.

Michael Bamford, BA (Hons) MPlan MRTPI, Director – Chartered Town Planner, Planning & Design Practice Ltd