Celebrating Agricultural Shows

Agricultural Shows

Planning & Design Practice have exhibited at regional agricultural shows many times, and they are always a well-attended and successful event in our marketing calendar, where we are able to reach a wide variety of the local population. But as we sign on to them every year we have never stopped to think about the origins of these shows until now, so we have asked our heritage consultant Ruth Gray to look into the history of these wonderful events.

County agricultural shows are an annual fixture all over the country and also across the world. The shows make for a great family day out where you can view the best of the local grown produce, see livestock, farm machinery, listen to music, view local crafts, and generally spend a lovely day out in the countryside. Prizes are given out for best in show and there is immense pride in all the displays.

The earliest agricultural show was held just over 250 years ago, by the Salford Agricultural Society in Lancashire, England, in 1768.

The shows were a regional space for farmers to compare the products of their hard work and to share knowledge. They also performed an important social function, being a place for the different classes to mix, where labourers could socially meet the landowners and educated specialists and share their hands-on knowledge of farm work.

In the 1760s the majority of the population still lived in rural areas but slowly the industrial revolution meant there was a higher number living in towns and cities and people were becoming increasingly unacquainted with agriculture. In 1839 well known members of the farming community got together in Oxford and organised the first English national show. The following year the group were granted a charter, forming the Royal Agricultural Society of England, which allowed those from urban and non-farming backgrounds to experience agriculture.

By the mid twentieth century festivals of rural life had become a mainstay of both the agricultural and, indeed, the national calendar.

The shows became not only just an agricultural show, but an important event in the provision of civic and cultural experiences offered by a host town. The shows are an increasingly important way of displaying what a local town is capable of both agriculturally, technically and as well as its community strength.

Today these shows are as popular as ever, recently the Guardian2 reported that June 2023 ‘Royal Highland Show broke its record when 217,000 came to the three-day event to witness, among other activities, the world sheep-shearing championship and chainsaw carving demonstrations. ‘They went on to report that; ‘The Association of Show and Agricultural Organisations estimates that about 7 million Britons – roughly 10% of the population – visit agricultural shows every year.’

Planning & Design Practice believe that these agricultural shows are an important events, providing networking and marketing opportunities that allow us to display our services and rural planning expertise to potential customers in a fun and engaging way. We’ll next be exhibiting at the Ashbourne Show, taking place on Saturday 19th August at the Polo Ground, Osmaston, and then at the 150th Penistone Agricultural Show on Saturday 9th September at the Penistone Showground in South Yorkshire. Come along to see us, we’ll be happy to meet you and answer any planning or architectural questions you might have. See you there!

We have vast experience of working on projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions, Class Q planning applications, equestrian development and farm diversification schemes. If you have any questions about a rural planning project please do not hesitate to get in touch for a no obligation consultation to discuss further, 01332 347371 or email enquiries@planningdesign.co.uk.

Further Reading:

1: Putting on a show: the Royal Agricultural Society of England and the Victorian town, c.1840–1876 by Louise Miskell.

2: Agricultural Shows boom across the UK.

3: Agricultural Shows in the Picture.

Class Q success at Little Owl Farm

Little Owl Farm

Planning & Design Practice have successfully overturned a decision to refuse Prior Notification of a proposed barn conversion at Little Owl farm in Dale Abbey, Derbyshire. Our clients proposed a conversion of an agricultural building to a two storey home with the associated building operations reasonably necessary for the building to function as a dwelling under Class Q of the General Permitted Development Order (GPDO).

Class Q, since 2014, has allowed the conversion of agricultural buildings into homes as a matter of principle under permitted development rights.

An appeal statement was prepared by Planning & Design Practice on behalf of the appellants against Erewash Borough Council’s decision to refuse the application. The Council resolved to refuse planning permission for the proposed development for the following reason:

“In the opinion of the Local Planning Authority, the proposed development does not comply with the limitations or restrictions specified in Class Q which permits a change of use of an agricultural building to a use falling within Class C3 (dwellinghouses). The agricultural building is not capable of functioning as a dwelling.

The style and condition of the building is such that the work necessary to convert this building into a Class C3 Use (dwellinghouses) would go beyond what is reasonably necessary for a conversion.”

During the appeal process, we argued that the site does meet the requirements of Class Q(a) through an assessment of the structural order of the building, the building’s enclosure, the capability of providing shelter and the capacity to accommodate essential domestic features of a dwelling, meaning it is of a condition capable of having its use changed to a dwelling. Therefore, the conversion will meet the definition of a dwelling as it can provide shelter to its inhabitants and has the capacity to accommodate domestic essentials.

We also brought the inspector’s attention to a nearby precedent within the Erewash Borough, using Planning & Design Practice as the agent, which was approved at appeal with the same original reasons for refusal. The Inspector for this application found that the building was structurally sound and strengthening the building would ensure its capability to function as a dwelling.

The Inspector found that, contrary to the Council’s position, the structural integrity of the building is sound and would form an integral part of the building, therefore, being capable of functioning as a dwelling. The building operations would be reasonably necessary in this instance and would not exceed the limitations set out in paragraph Q.1(i) of the GDPO. As such, the inspector resolved to grant the appeal and allow the conversion of the building as set out under Schedule 2, Part 3, Class Q of the GDPO.

Planning and Design Practice Ltd specialise in undertaking planning and enforcement appeals. We have extensive experience of the many types of planning appeals, from written representations to informal hearings and public inquiries.

The appeal process is there to allow the opportunity for an independent assessor to have a look at the application and decide whether it should be refused or approved purely based on the facts in front of them. It is important to ensure that the best argument is put forward for your appeal application.

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 on 01332 347371.

Megan Askham, Planner, Planning & Design Practice Ltd

Full planning permission granted unhindered by Class Q legislation

Full Planning Permission

Planning & Design Practice is pleased to announce that full planning permission has recently been secured for the change of use and conversion of a modern agricultural building to form a single house within the defined countryside in Derbyshire Dales.

Class Q Legislation
Figure 1: Photograph of the Dutch barn to be converted

The Planning Team successfully secured Class Q approval for the change of use and conversion of the modern steel portal Dutch Barn in the first quarter of 2022. Following further instruction from our client Planning & Design Practice Ltd were tasked with securing Full planning permission utilising the clients ‘Fallback’ position for works which would fall outside of the scope of Class Q legislation.

Additional alterations include:

  • Wholesale replacement of all exterior cladding and roofing material;
  • Residential curtilage extension;
  • Installation of Solar PV Panels; and
  • Installation of external flue.

The application was accompanied by detailed illustrative plans prepared by our inhouse Architectural Team. The external alterations to the building in this scheme have 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 house.

Figure 2: Proposed elevations
Figure 3: Approved ground plan
Figure 4: Approved first floor plan

The Full planning application route provided a fantastic opportunity for a much more comprehensive and coherent conversion unhindered by the parameters of Class Q legislation. The updated conversion proposals put forward would see all the existing exterior cladding (corrugated metal sheeting, fibre cement sheeting and timber boarding) removed and replaced with more energy efficient exterior wall and roofing materials.

The proposed Solar PV panels that would provide the majority of the electricity for the dwellinghouse and primary heating would be provided by a Ground Source Heat Pump system with a coil that is to be located to the west of the building.

The Court of Appeal in the case of ‘Mansell v Tonbridge and Malling Borough Council [2017] EWCA Civ 1314’ clarified when a ‘fallback’ development may be a material planning consideration for an alternative development scheme. The Mansell case reference as part of the submission confirmed that the previous approval secured under Class Q should be a material consideration in an application for alternative development as it represents a legitimate fallback position for residential development.

It was successfully argued that when having regard to the Court of Appeal decision and the benefits which the proposed scheme would deliver over the fallback scheme, planning permission should be granted.

The application was approved by the Local Planning Authority under delegated powers within the 8-week determination period.

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

Class Q planning appeal success in Staffordshire Moorlands

Class Q Planning

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 Planning
Elevations and sections as proposed: Image Ian Ankers Architecture

Class Q to transform livestock building to new home

Class Q

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.

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.

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

Proposed plans and elevations

Another Class Q Barn Conversion Approval in Derbyshire Dales

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.

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. You can read more about this here.

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

Class Q success in Staffordshire

PDP_Class Q Conversion Staffordshire

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.

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.

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.

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.

The Barn – Before
The Barn following conversion under Class Q

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