Barn Conversion Archives - Page 2 of 3

Class Q success creates new homes

28th November 202227th September 2022 by Gary Stringer

Planning & Design Practice celebrate another Class Q success, having secured planning permission to convert a large, modern agricultural building to provide two new dwellings, and a swimming pool as part of a wider plan to redevelop a farm they are associated with. The site lies in Staffordshire, a rural location with views to the surrounding countryside.

The rationale for converting the barns was driven by a desire for our client to live on site and provide a dream home for multi-generational living. As the client was familiar with our work as barn conversion specialists and barn conversion architects, we were asked to prepare and submit a full planning application to address more detailed design concerns, including the internal layout and materials for the barns, as well as alterations to the access and improvements to parking arrangements. They purchased the site with the intention of converting the building and we have worked hard to realise the dream.  

The process started with a Class Q application which worked within the size parameters allowed under the legislation. The Council approved the application after we were able to demonstrate that the conversion of the barns to dwellings was wholly within the legislative criteria. Class Q had to be the starting point for the project as it is less restrictive than local plan policies on the type of building that can be converted. This provided us with a ‘fallback’ which secured residential use. When converting the building under Class Q, we are limited in the extent of external alterations we can make to a building. The Class Q permitted development right only permits those works which are reasonably necessary for the conversion of the building. The key to the aesthetic of these buildings is that you work with the fabric of the existing building, to protect and enhance its agricultural character even once it is in use as a dwelling.

Following approval, we set to work designing the home to meet all of our client’s needs, which wouldn’t be possible under Class Q. The western elevation of the building is proposed to be fully enclosed to provide a pool area, accessible by both properties. The previous Class Q scheme omitted this section of the building, leaving it vacant for future use. The proposed dwellings and pool area will be heated via a ground source heat pump. In addition to this, the building will have solar panels sited on the East facing roof slope. Both of which go beyond the scope of Class Q.

Externally, the proposed design is not significantly different from the approved Class Q. The ridge of the north elevation of the building is proposed to be raised to provide a more coherent roof form. Externally the timber cladding combined with the use of reclaimed, local brick to externally clad the building will ensure that the proposed development is more in keeping the character and appearance of the area and represents a significant improvement on the existing block work and sheet cladding.

The proposed internal layout of the barns was designed to provide future occupiers with a comfortable and practical new home. One barn will have three bedrooms and the other will have four bedrooms, both will have open plan kitchen living dinning space which include a significant amount of natural light to enter the building via a double height space they will give a real sense of openness within the budling, and frames view out into the surrounding countryside.

We are excited to see works progress on site which have already begun.

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.

Image of the existing agricultural building.

Class Q success delivers double dwellings

28th November 202221st June 2022 by Gary Stringer

Two new homes will be created following a successful Class Q planning application. Andrew Stock in collaboration with Jonathan Jenkin and the Architectural Team at Planning & Design Practice are pleased to announce that planning permission has been secured for the change of use and associated building operations of two agricultural buildings known as ‘The Green Barn’ and ‘The Black Barn’ to form two houses in Kniveton, Derbyshire.

The application site has a rather complex planning history, which Andrew Stock, who recently joined us as a Principal Planner, knows very well having been the Planning Officer who dealt with a number of applications at this site whilst previously working for Derbyshire Dales District Council.

The Green Barn is the smaller of the two existing agricultural buildings consisting of a single detached steel framed agricultural building. This building is enclosed on three and a half sides, with the half open side facing the other barn.

The building would be converted into a two bed roomed dwelling, comprising an open plan kitchen/living area, plant room, WC, utility/storage room and an open plan lobby/dining area.

Figure 2: Approved elevations of the Green Barn

The Black Barn is the larger of the two building as it is formed of a traditional stone and tile barn with an adjoining modern steel framed addition. The buildings are fully enclosed. The modern addition is finished in corrugated sheets above a concrete panel plinth.

The building would be converted into a three bed roomed dwelling, with the stone building converted into a kitchen and dining space with the remainder parts of the building providing living space and bedroom/ancillary space.

Figure 4: Approved elevations of the Black Barn

The total combined habitable floor space for of the development would be approximately 459m² and the total combined curtilages would extend to approximately 430m².

Class Q Barn Conversions are something Planning & Design Practice 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. Since the permitted development right legislation 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.

More recently, the term “fallback” is used in when an existing consent confirms that the principle of development which can then be used as a lever to gaining full planning permission. For example, if prior approval had been obtained to carry out the conversion of an agricultural building to a residential dwelling via Class Q (agricultural to residential conversion), this then allows the existing fallback position (in this case the Class Q prior approval) to be applied to a full planning application for a similar scheme.

It is an area of planning which also attracts the interests of those people who wish to push the ex-tent of their properties in the green belt using householder permitted development rights. Particularly in those instances when local plan policies are restrictive on the amount of extension allowed.

Planning Success: Biodiversity gains in rural Derbyshire

28th November 202225th May 2022 by Gary Stringer

Planning & Design Practice is pleased to announce that retrospective planning permission has recently been secured for the retention of two wildlife ponds at Woodhay Farm, Marston Montgomery, Derbyshire, creating biodiversity gains.

Woodhay Farm is in the process of diversification and this latest approval relates to two wildlife ponds reconfigured following the change of use and conversion of a modern steel portal framed building under Class Q that we had obtained prior approval for.

The development provided an opportunity to maximise landscape, wildlife and biodiversity benefits through the reconfiguration of the ponds, creating an attractive landscape feature with excellent wildlife and biodiversity advantages.

A previous land owner diverted effluent from the farmstead into the pond for several decades which resulted in an extremely smelly and unattractive blot on the landscape.

The creation of the two wildlife ponds have significantly improved the character and appearance of the immediate and wider landscape through appropriate management. The ponds were designed to encourage wildlife to thrive on site and the surrounding land providing a great habitat for invertebrates, newts and frogs alongside attracting other wildlife such as snails, insects and birds.

When having regard to the condition of the pre-existing ponds the development has significantly increased the ecological value of the area and will benefit many different habitats within and immediately surrounding the site.

The assessment of Biodiversity Net Gain has become an increasingly important consideration for landowners, developers and Council’s following the publishing of the Environment Act (2021) which came into law in November 2021. An article on the importance and benefits of the Environment Act can be found here.

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas. We 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 a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371.

Andrew Stock, Principal Planner, Planning & Design Practice Ltd.

Another Class Q Barn Conversion Approval in Derbyshire Dales

28th November 202227th April 2022 by Gary Stringer

PDP_barn Conversion Derbyshire, Derbyshire Barn Conversion

Successful planning application for Derbyshire barn conversion. Planning & Design Practice is pleased to announce that planning permission has recently been secured for the change of use and associated building operations of a modern agricultural building to form a single house in the Derbyshire Dales (application ref: 22/00142/PDA).

The application was accompanied by illustrative plans prepared by our Architectural team. The external alterations to the building in this scheme had been sensitively designed to respect the agricultural character of the existing building and its rural surroundings, and only consist of the insertion of windows to provide a functional but attractive internal living environment which were reasonably necessary for the building to function as a dwellinghouse.

It was proposed to retain all the existing external cladding as part of the application (including concrete block work, fibre cement sheeting, timber boarding and corrugated metal sheeting). The application was accompanied by a Construction Methodology which clearly highlighted the associated building operations. No demolition was proposed as part of the scheme however, some of the existing corrugated cladding from the rear facing lean-to projection would be stripped back but the steel frame would be retained as an open feature within the proposed garden area.

Derbyshire barn conversion — Figure 1: Proposed elevations of the barn conversion in Derbyshire

Figure 2: Proposed ground and first floor plans of the barn conversion in Derbyshire

The main issue from the Local Planning Authority was with regard to the extent of demolition proposed as part of the application. Through constructive conversations with the Planning Officer and the submission of additional supporting information, in the form of recently allowed planning appeal decisions we managed to resolve initial concerns raised by the Local Planning Authority.

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.

Andrew Stock, Principal Planner, Planning & Design Practice Ltd.

Main Image: Photograph of the Dutch barn to be converted

Decision overturned allows conversion to flourish

28th November 202222nd March 2022 by Gary Stringer

Decision overturned! Planning & Design Practice successfully overturned a decision to refuse prior approval for the change of use of an agricultural building to three dwellings at Flourish Farm, Dale Abbey, Derbyshire under Class Q of the General Permitted Development Order (GPDO).

The building is a simple structure, enclosed on three sides with concrete block work walls. Above the block work the walls of the barn are finished in vertical timber cladding on two sides (north and west elevations), the east elevation is clad in profiled steel cladding above this, the roof is corrugated metal sheet roof.

The main issue the Inspector had to consider was whether the appeal building would be capable of functioning as a dwelling and whether the proposed development would fall within the definition of development permitted by the GPDO.

The Inspector found that the building would be capable of functioning as three dwellings, concurring with the appellant’s position that the building is structurally sound, and no significant improvements or modifications are required to facilitate the conversion.

The Inspector also agreed that the installation of new external walls only represents a small percentage of the building, disagreeing with the Council’s position that the closing of these openings would be so significant to amount to a rebuilding of the barn.

On the basis on the above the Inspector resolved to grant the appeal and allow the conversion of the building under Class Q of the GPDO.

Class Q’s are something Planning & Design Practice Ltd are well versed in, having helped lots of home owners imagine and realise their dream homes. The permitted development right is a notoriously complicated and thorny issue with many Planning Authorities. 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. You can read more about this here.

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including barn conversions (both via a planning application and Class Q) and farm diversification schemes. Please don’t hesitate to contact us for a no obligation consultation to discuss your project or property.

Planning Success: Boost for rural tourism within Derbyshire Dales

28th November 202222nd March 2022 by Gary Stringer

Planning & Design Practice is pleased to announce that planning permission has recently been secured for the conversion of a traditional barn range to form two holiday lets (application ref: 21/01506/FUL) within the open countryside at Woodhay Farm, Marston Montgomery, Derbyshire – providing a boost for rural tourism.

Woodhay Farm is in the process of diversification. We had obtained prior approval (application ref: 18/00291/PDC) to change the use of the central modern agricultural barn into a business unit under Class R, Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). This consent has now been implemented and includes a training, demonstration and conference area to support our client’s business, Beresfords Flooring Ltd which is a precast flooring and air bag fall protection company, offering a nationwide service.

**Figure 1:** Approved plans for the Class R Business Centre

Our client also obtained prior approval under Class Q, Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) for the conversion of an agricultural building to a dwelling in the western part of the site (application ref: 18/00184/PDA). This conversion project is also now complete.

**Figure 2:** Photograph of the Class Q Barn Conversion

More recently Planning & Design Practice were instructed to prepare, submit and manage a full planning application for the conversion of the remaining traditional red brick barns at Woodhay Farm to form two holiday lets and the retention of secondary access track to approved barn conversion.

The National Planning Policy Framework indicates that planning policies should support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors. This can include supporting the provision and expansion of tourist facilities in appropriate locations. We worked closely with the Local Planning Authority to secure planning permission under delegated authority by Officers at Derbyshire Dales District Council.

**Figure 3:** Existing traditional red brick barn to be converted

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions (both via a planning application and Class Q), farm diversification schemes and tourist accommodation. We 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 a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

Andrew Stock, Principal Planner, Planning & Design Practice Ltd.

Class Q success in Staffordshire

28th November 202219th January 2022 by Gary Stringer

Planning & Design Practice Ltd are delighted to secure another Class Q barn conversion in Staffordshire. The modern, steel portal framed building will provide two family homes set in an idyllic rural setting with views over a small brook.

The Farm consists of a relatively modern farmhouse which appears to date from around the 1970s, together with a range of modern steel framed agricultural buildings which predominantly house livestock. Historically, the building was used for the repair of agricultural machinery that worked the farm and for housing cattle. But became vacant in recent years following the reduction in the agricultural holding.

The building in question is enclosed on four sides using block with corrugated sheet metal cladding and benefits from the existing access points which previously supported the former farming use.

Class Q, the permitted development right to change the use of an agricultural building into a dwelling which has been with us for some time now, originally introduced in April 2014. Over the years a significant number of additional new homes have been provided by converting redundant agricultural buildings into homes.

Following careful assessment of the planning history and the structural integrity of the building we were comfortable in advising the landowner and occupant, and submitted an application under Class Q. This is legislation which sets a number of criteria which fix clear parameters to the design of the building. The intention with Class Q is to retain the agricultural character of the building whilst providing a modern attractive home.

The Class Q permitted development rights allow us to bring back into use our redundant agricultural buildings to provide modern homes which celebrate the changing nature of our countryside and go some way to addressing the nationwide need to build more homes, particularly in rural areas in a way that is more sustainable.

The Barn following conversion under Class Q

2021 – a year in review: Looking ahead to 2022

28th November 202215th December 2021 by Gary Stringer

As 2021 draws to a close, Richard Pigott, Director of Planning & Design Practice looks back to review what has certainly been an interesting year, and looks ahead to the opportunities of 2022.

It’s been another eventful year in the world of the built environment and, closer to home, for Planning & Design itself. The appetite to develop land and buildings or, for many people, make better use of what we have has led to continued strong demand for planning and architectural services.

The Planning White Paper, published in August 2020, promised the biggest shake-up of the planning system since the Second World War. However, there has been a re-think following the Tories’ Chesham and Amersham by-election defeat where planning dominated the campaign, with the electorate concerned that the proposed changes would make the planning system less democratic with less opportunities for communities to participate. There is a general consensus that the system needs to change but a good place to start would be to better fund local planning departments. They have struggled to cope with the perfect storm of ever-tightening purse strings, Covid-related impacts on working schedules and practices and a significant upturn in numbers of planning applications, meaning decision timescales are impossible to predict.

After the pandemic in 2020 (and, alas, this seemingly never-ending story has a few more chapters to run), perhaps the biggest news story of 2021 has been the climate emergency. Whilst we, in the UK, are not on the frontline of extreme weather it is affecting our lives right here, right now. The debate reached a fever pitch when the UK hosted the 26th UN Climate Change Conference of the Parties (COP26) in Glasgow in the autumn. But how did the conference perform? Is 1.5 (degrees) still alive? And do we now have reason to be optimistic on climate change? According to the general consensus, some significant gains were made but they were not as game changing as many hoped for. This is perhaps not surprising when the leaders of two of the biggest emitters, China and Russia, did not even attend the conference. As COP26 drew to a close, warming of under 2 degrees is potentially in reach, and almost 90 per cent of global emissions are now covered by a net-zero target.

At a policy level, whilst some local planning authorities are adopting their own supplementary planning documents on tackling climate change, Local Plans are often weak or sometimes even silent on the matter and its disappointing to see how little the revised version of the National Planning Policy Framework (NPPF) addressed the climate emergency when it was published in July. This is out of step with public opinion – latest opinion polling by Opinium shows that 66% of people are in favour of connecting planning rules to climate change targets, so that all new development needs to pass tests to make sure they are environmentally friendly. Furthermore, first-hand experience tells me that local councillors are now considering the issue in virtually every decision they make. So, there are clear signs that the political will to ‘do something’ at the local level is gathering momentum even where the policy justification lags behind.

On another positive note, the Environment Act 2021 has recently been passed into law and this will, amongst many other things, from November 2023 require all planning permissions larger than householder permissions to deliver 10% biodiversity net gains (BNG) in as part of the overall development. If there is no scope to provide the relevant net gains on-site, then developers will be able to deliver off-site compensation through local habitat creation.

Again, many local authorities are not prepared to wait another 2 years for this to happen and we are encouraging our clients to deliver 10% BNG wherever possible.

For PDP, we have had an eventful year and more details can be found on the News page on our website. Particular highlights for me include the successful appeal for the extension to Denby Hall Business Park. This was a lengthy public inquiry, and we were able to demonstrate that very special circumstances did exist for development within the Green Belt, including the economic benefits of significant job creation and retention. At Ashbourne Airfield, work on the construction of the new link road is nearly complete, paving the way for the development of around 8 hectares of employment land and hundreds of new homes in phase 1 alone. Also, on the outskirts of Ashbourne, Callow Hall opened its doors again following a £7 million investment which we helped to achieve planning consent on over 2-3 years. Such has been the success of the project that it was awarded the Sunday Times Hotel of the Year for 2021.

On the subject of awards, we were thrilled to be Highly Commended in the recent RTPI East Midlands Awards for Excellence in Planning Delivery 2021 for our work on the Chase Farm scheme in Ambergate. A trio of our clients – Wildhive, Chevin Homes and Morley Hayes were also celebrating awards successes; the first venture for Wildhive, Derbyshire hotel Callow Hall was crowned the UK’s best place to stay by Sunday Times, Chevin Homes won ‘Residential Development of the Year’ at the East Midlands Business Link ‘Brick Awards’ 2021 for Chase Farm, and Morley Hayes carried away two awards at the 13th Derby Food and Drink Awards.

We can also celebrate the continued growth of the architectural team, reinforcing our ability to offer the complete service from concept to completion on a range of projects including bespoke Class Q barn conversions, city centre office-to-residential conversions and large-scale new housing schemes. The Sheffield office also continues to grow and consolidate its position within the Yorkshire region.

Looking towards 2022, lets hope for something a little more ‘normal’, whatever that means. We will continue to strive for ever more sustainable development and hope to see many of you in person over the next 12 months. I would like to wish you all a very Merry Christmas and a Happy New Year.

Richard Pigott, Director, Planning & Design Practice Ltd

Listed barn conversion approved in Peak Park

28th November 20228th December 2021 by Gary Stringer

Planning & Design Practice were delighted to secure planning and listed building consent this month, November 2021, for the conversion of a curtilage listed barn in the Peak District National Park, allowing the transformation of the building into dependent relative accommodation.

The barn is situated in the grounds of a centuries old, Grade II Listed farmhouse in the delightful village of Grattan, amidst rolling Derbyshire countryside. According to the Listing description, the farmhouse was constructed in 1689. The designation of the buildings as Grade II Listed is warranted given the date of construction and aesthetics, both are valued heritage assets which are an irreplaceable resource and contributes to the setting of the local village.

Thoughtful design, sensitivity to the heritage value of the farm and wider landscape, and careful negotiations with the Peak District National Park authority were required to secure consent.

The permission will now enable the applicants to accommodate their elderly parents on site, to be better able to look after their needs.

Obtaining planning permission can provide you with the dream home in the countryside or maybe the way of life you have always dreamt of.

It can also bring about significant gains and help to maximise the value of your rural property. However, development in the countryside is subject to strict planning controls which can make obtaining planning permission very difficult.

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions (both via a planning application and Class Q), farm diversification schemes and tourist accommodation. We can provide you with expert advice you need on the issues to be taken into account prior to submission of your application right through to receiving the decision.

If you require advice on the reuse or development of land or buildings within the Peak District National Park, please do not hesitate to get in touch for a free, no obligation consultation.

Main Image: Dale End Farm

Beautiful stone barn to become family home

28th November 202216th November 2021 by Gary Stringer

Set on the outskirts of Hollington, Staffordshire, Planning & Design Practice Ltd are thrilled that this beautiful stone barn has received planning consent to be turned into a home for the farmers who have lived and worked on this farm for decades. The barn enjoys stunning views across the valley towards Denstone College and Croxden Abbey.

Traditional Stone barns are a feature of the local countryside however at a typical 6m deep they are now not often practical with the invention of modern farming methods and larger herds. The farmers will downsize into the barn allowing the next generation to utilise the Farmhouse. This is a great way to stay on the farm and utilise a beautiful piece of local vernacular.

The barn will have two first floor bedrooms; one with a roll-tub bath in front of the window to enjoy those stunning views. It is the intention of the owners to retain the agricultural feel of the barn and expose the stone where possible. We are really looking forward to seeing this barn transformed into their new home!

Obtaining planning permission can provide you with that dream home in the countryside or maybe the way of life you have always dreamt of.

Class Q success creates new homes

Class Q success delivers double dwellings

Planning Success: Biodiversity gains in rural Derbyshire

Another Class Q Barn Conversion Approval in Derbyshire Dales

Decision overturned allows conversion to flourish

Planning Success: Boost for rural tourism within Derbyshire Dales

Class Q success in Staffordshire

2021 – a year in review: Looking ahead to 2022

Listed barn conversion approved in Peak Park

Beautiful stone barn to become family home

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