Farm Diversification Archives - Planning Design Ltd

Farm Diversification Approval for Derbyshire Farm

8th January 202413th December 2023 by Gary Stringer

Planning & Design Practice Ltd is pleased to announce that Full planning permission has recently been secured for the change of use of an agricultural field for use as a driver training facility for excavators as part of a farm diversification scheme in Derbyshire.

Policy S4 of the Adopted Derbyshire Dales Local Plan (2017) which considers development within countryside locations, supports development in such locations if it represents the sustainable growth of tourism or other rural based enterprises in sustainable locations where identified needs are not met by existing facilities or it comprises proposals for agriculture and related development which helps sustain existing agricultural and other rural based enterprises, including complementary farm diversification proposals.

Policy EC10 of the Adopted Derbyshire Dales Local Plan (2017) which deals specifically with farm diversification developments, supports proposals where it can demonstrate that such developments supplement, rather than replace or prejudice, farming activities on the rest of the farm.

The applicant started a free range egg business in 2010, holding up to 32,000 free range hens in three separate buildings across their landholding. In 2019 the applicant secured their own packaging license to sell free range eggs to the general public, including shops, restaurants and hotels covering Ashbourne, Derby, Burton Hilton, Repton and Uttoxeter. The Planning Team at Planning & Design Practice Ltd was instructed to assist in developing a case to demonstrate that the proposed change of use of agricultural field for use as a driver training facility for excavators was policy compliant.

It was successful argued that the proposed development is of a scale which would financially support the farming enterprise carried out on the applicant’s wider land holding rather than replace the farming use.

The site will be operated by Doctore On Track Training Services Ltd provide high quality, training, assessment and accreditation services to the Construction and Rail industries and will make full and effective use of the land and existing buildings for use as classrooms associated with the driver training facility.

Planning your farm diversification aims

Gaining planning permission is a key step in almost any development. Planning & Design Practice Ltd is a multi-disciplinary team of Chartered Town Planners who can take a project through from inception to completion. Farm diversification can be described as any proposal which seeks to supplement farm income on working farms which would be operated ancillary to the existing authorised agricultural activity at existing established farm enterprises. We are well versed in 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.

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

Saddle up for equestrian success

5th June 202317th May 2023 by Gary Stringer

Planning & Design Practice is pleased to announce that planning permission has been secured for use of an existing stable block and equestrian facilities as a livery yard for up to 5 horses in addition to the existing private use of the facilities.

The application site currently comprises equestrian land with a stable block, canter track, menage and associated lighting for private use. These facilities were completed in 2022 to provide horse riding and livery facilities for the applicants and their family. However, the applicants have had many requests from close-by horse owners for use of their livery and equestrian facilities. Therefore, the approved permission will make more efficient use of the site, which is currently underutilised as the residents are often competing away in the evenings and on weekends.

We understand that the proposed use of the equestrian facilities would not be essential to the rural economy, but it would be otherwise appropriate in the countryside given that the keeping of horses is an appropriate rural pursuit. In line with local plan policy SP8, the development provides facilities for the use of the general public or local community close to an existing settlement and creates a new business appropriate to the countryside.

There will be no adverse impacts on highways safety, flood risk, heritage assets or the amenities of surrounding occupiers and no other significant planning issues have been raised by the proposal.

Despite what is often thought about the limitations of rural planning policy, there are many routes homeowners, landowners and farmers in rural areas can take in order to secure new development. We have vast experience of working on rural projects including equestrian development, barn conversions and tourist accommodation.

If you are looking to secure planning permission for a property or business please call us on 01332 347371 . We provide an initial no obligation consultation and can help you make the right decision.

Megan Askham, Planner – Planning & Design Practice Ltd.

Delivering ongoing diversification

15th May 202319th April 2023 by Gary Stringer

Helping to deliver ongoing diversification Planning & Design Practice is pleased to announce that planning permission has been secured for the change of use of existing business premises (revoked Use Class B1) to storage and distribution (Use Class B8) with an ancillary office (Use Class E(g)ii) helping promote local business at a site in Marston Montgomery, Derbyshire.

The application site is a former agricultural building within a former agricultural small-holding which is part of a process of wider development and diversification. The redevelopment of the site represents an opportunity to create more efficient rural employment opportunities within the defined countryside.

It was successfully argued that the change of use of the site would be an appropriate form of employment development within the defined countryside, in compliance with Policy S4 of the Local Plan. Additionally, it will encourage diversification and growth of local business and more efficiently use a site that is unsuited to modern employment requirements in line with Policies S9 and EC1 of the Local Plan. The development will support the local economy and contribute to the creation and retention of rural employment opportunities.

There will be no adverse impact on the landscape character of the countryside, there will be no loss of amenities for the occupants of nearby properties and there are no changes to the highway network so safe and suitable access can be achieved.

Planning & Design Practice have a successful history with the ongoing diversification of this site. We have previously obtained prior approval to change the use of the central modern agricultural barn into business premises which includes a training, demonstration and conference area to support our client’s business.

Providing a boost for rural tourism, we secured planning permission enabling the conversion of a traditional barn range at the site to form two holiday lets, as well as having obtained prior approval under Class Q permitted development rights for the conversion of an agricultural building to a new home on the western part of the site. This conversion project is now complete.

We were also successful in securing retrospective planning permission allowing for the retention of two wildlife ponds at the site, creating biodiversity gains. 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.

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.

Megan Askham, Planner – Planning & Design Practice Ltd.

Alpaca your bags to Beckside Care Farm this summer!

28th November 202217th August 2022 by Gary Stringer

Planning & Design Practice is delighted to announce that planning permission has recently been secured to vary Condition 7 (Occupancy Restriction on C2 Use accommodation) of planning permission 20/00115/VCOND to allow users taking part in the activities at Beckside Care Farm to occupy the on site accommodation on a temporary basis. The site functions as an agricultural small holding and alpaca farming business which breed, raise and sell alpacas and their fibre throughout the country. Beckside Care Farm forms part of a farm diversification scheme that provides occupational therapy for adults with learning difficulties. A modern facility has been constructed at the farm and is due to open this summer.

Beckside Care Farm. Alpaca farming business. — Figure 1: Beckside Care Farm facility

The building comprises of two bedrooms (with a carer bedroom located at ground floor) which allows service users attending sessions the opportunity for a short residential break with the appropriate care provided on site.

The variation of the condition will allow the farm diversification scheme to invite a broader customer group, other than just those with specific health and social care needs. The facility would continue to remain ancillary to the authorised use of the site but will crucially allow all users to stay in the accommodation overnight. This will enable users to partake in the social, educational and therapeutic activities on offer at Beckside Care Farm.

To find out more information about what is on offer at Beckside Care Farm head to https://www.becksidecarefarm.co.uk/

It was successfully argued that the proposal will enable Beckside Care Farm to further diversify in line with the services currently on offer and would not replace or prejudice, farming activities on the rest of the farm.

Andrew Stock, Principal Planner at Planning & Design Practice worked closely with the Planning Department at Derbyshire Dales District Council in securing planning permission.

Commenting on the approval Andrew Stock said:

“I’m delighted that planning permission has been approved to allow Beckside Care Farm, which is a fantastic occupational therapy-led rural retreat for adults with learning difficulties, to continue to grow by opening up the accommodation to a wider range of users.

I have always been impressed with the project at Beckside Care Farm, which for me started as being the Planning Officer dealing with the initial application for the facility in 2018. It has been a pleasure to now promote this latest application which strengthens the offering on site.”

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 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 on 01332 347371 or email enquiries@planningdesign.co.uk.

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.

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

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.

Section 73 application approved for redevelopment of Derbyshire farmstead

19th June 202314th February 2022 by Gary Stringer

Planning & Design Practice are pleased to have secured planning approval for a Section 73 application that will allow the redevelopment of a farmstead in Derbyshire.

This was an interesting case which took place in Amber Valley outside of nearby towns and villages. Our clients had full planning permission and had discharged their pre-commencement planning conditions and work was well underway.

This is a large-scale project and with all projects what seems reasonable at the planning stage cannot always be achieved and changes must be made.

For a Section 73 all the following conditions must be met:

The site boundary is not changed
The siting, landscape, scale, and height is not significantly changed
The use is not changed.
The appearance is not adversely affected.
The change is compliant with local planning policy and with the conditions attached to the original permission.
Changes to windows or other openings that do not impact on neighbouring properties.
The interests of parties consulted about the original application are not disadvantaged.

In this case we wanted to make several changes, chief amongst these was changes to the access around the house. Other changes included changes to the fenestration of the house and some of the outbuildings, the construction of a new building to house plant associated with heating across the farmstead and a small extension to the out-buildings.

The development included a large underground basement for parking, storage, and amenity space. This involved cutting an access into the hillside. The approved plans showed an access to the farm buildings at the back of the house cutting across the underground access in the form of a flyover for vehicles. This was not a practical solution and had come about because of the insistence of the landscape officer from the council notwithstanding the evidence that such an access had no historical significance. The alternative was to go around the house and access the buildings using existing land levels.

At the pre-app stage, the planning officer was broadly supportive of the application. Although the submitted application was considered by another officer, that support was maintained. Interestingly as part of the development, a building that was shown to be retained had to be demolished during the building process to accommodate underground workings. This led to a S73 application showing a building that was no longer there to be consistent with the planning approval.

There were questions raised regarding trees and landscaping because by this time the appearance of the site was substantially changed. A question arose regarding the adjoining wood by the council’s tree officer which required further input from an arboricultural consultant.

We were pleased to receive the approval, but it took a considerable time to come through and during the process building works continued which complicated the situation. The council is very short of staff, the council’s budget is tight, and these problems are quite widespread. This means that applications are very delayed, and we had to push hard to get the decision notice issued. This is both challenging and potentially costly and when building works are underway an application can be overtaken by events.

It is in everyone interests to better resource planning and to my way of thinking this does not mean raising planning fees. Planning is a public function; it should be properly resourced from public funds as it benefits everyone and is an important part of the local democratic process. The costs of running not just development control but planning policy and the appeal process must be properly resourced to order for the system to operate smoothly. Changes to the General Permitted Development Order do nothing to help and just add complexity. I hope that the new planning bill is much better than the last planning bill and that this time public money as well as the use of fees forms part of a balanced package to increase resources. The austerity of the last 12 years has decimated the system. A huge amount of expertise has been lost, particularly in conservation, trees and in third party support for planning authorities. This needs to change.

Speed of decision making will improve with resources, other means of doing so over the last 12 years have failed.

Jonathan Jenkin, Consultant, Planning & Design Practice Ltd

Planning & Design Practice is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants and Design Professionals. 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. We have extensive knowledge about the policies and procedures of individual councils and the approach taken by planning officers and Councillors. For a no obligation consultation to discuss your project or property, please get in touch on 01332 347371 or by email at enquiries@planningdesign.co.uk

Modern barn conversion – complete

29th November 202218th August 2021 by Gary Stringer

Set within open countryside, this recently completed modern barn conversion demonstrates the charm and potential many modern agricultural buildings offer when converted to residential use. Like many smaller farms this building was located on a holding which has dramatically reduced its farming operation over the past 20 years, which in this instance has led to a number of agricultural buildings being surplus to requirements. We were appointed by the owner to help with re-purposing these buildings, and in this instance, it was considered that this building would be best used as a new residential building.

The permitted development right to change the use of an agricultural building into a dwelling has been with us for some time now and with it the concept of changing rural, redundant barns into dwellings.

This is a building which like so many, had it not been allowed to change use to a dwelling would have sat in the landscape largely redundant except for some very light agricultural storage use.

The intention with this conversion was to retain the agricultural character of the building whilst providing a modern attractive home. Here we have used corrugated sheet metal to clad the building, a material which is common to modern agricultural buildings and inserted contemporary, glazed openings which accentuate the form the of the original building.

The Class Q permitted development rights and Local Plan policies allow us to bring back into use our redundant agricultural buildings to provide modern attractive homes which celebrate the changing nature of our countryside. They also go some way to addressing the nationwide push to build more homes, particularly in rural areas in a way that is more sustainable and architecturally provides an interesting design challenge.

We have vast experience of working on rural development 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.

A stable success

29th November 202227th April 2021 by Gary Stringer

Planning & Design Practice Ltd were recently successful in securing Planning Permission for construction of a stable block, for domestic use for our client.

The proposed stable block is pre-fabricated using timber construction with a polyester coated steel sheeting roof. It features four stable boxes. The stables are proposed to be sited in the north-western corner of the application site.

The building will be domestic is scale with 2.6m eaves x 4.6m to the ridge. The building will be approximately 10m wide(34ft) by 14m long (48ft).

The stables will accommodate four horses, with tack room and hay store. Around the building will be a 1m wide concrete hardstanding with an extended area of hardstanding immediately east of the stables for vehicles access and turning.

A new 3m wide access track will be built from the side of the garage across the garden to the stable. This will be tarmacked and will provide all year round dry vehicle access to the stables. An existing young tree will be re-positioned to accommodate the new driveway. Access to the stables will only be via the house. The applicants land includes a further 1.2 acres of paddock which will be used to graze the horses.

Keeping horses is a land-intensive use which generally dictates a rural location. Associated infrastructure such as stable blocks is part and parcel of this use and such features are by no means out of keeping within a rural context.

The proposed use of the land for private equestrian and leisure use and the associated building would not have a significant adverse impact on the landscape character of the area and safe and suitable access can be achieved.

We have vast experience of working on rural projects for homeowners, landowners and farmers including equestrian development, agricultural dwellings, farm diversification schemes and Class Q barn conversions. Contact us for a free no obligation consultation to discuss your building, project or land.

Livestock building approval for Derbyshire farm

29th November 202215th December 2020 by Gary Stringer

Planning & Design Practice Ltd were delighted to secure planning permission for a new livestock building for a Derbyshire farmer. Span Carr Farm is a working farm, comprising of a farmhouse, associated residential dwelling and a number of agricultural buildings to the east of Matlock Road (A632) in Derbyshire. The established land holding is located in open countryside bounded by agricultural fields to the north, west and south.

The application sought approval for the construction of a livestock building on land within the farmstead, to the north of the applicant’s farmhouse, which would be surrounded by other existing agricultural building.

The building would measure maximum dimensions of 29m x 7m (210sq.m) with a ridge height of 6m and be constructed from concrete panel, with cement fibre sheeting to the upper walls and roof. All four elevations of the building were designed to be enclosed, with six sliding doors featured within the south east (facing) elevation.

The design of livestock buildings is vital to ensure that a constant supply of fresh air is supplied to prevent respiratory and other diseases together with improving production. Good ventilation removes stale, damp air which helps ensure that viruses and bacteria cannot survive for long outside the animal. Regardless of the type and age of cattle or type of housing the accommodation must provide for the animal’s most basic needs if animal performance is to be maximised and welfare standards met.

The scale and position of the proposed building was considered appropriate and well related to the existing pattern of development on the site and surrounding uses and would not lead to a prominent intrusion into the countryside. It was deemed that the building by its very nature is appropriate in the countryside.

The development will be of a high quality and constructed of typical agricultural building materials. The farm has a range of buildings on site, including modern buildings, therefore the proposed development will not affect the character of the farm and the surrounding area. The development is considered to complement the buildings on site in terms of its scale, height, density, layout, appearance, materials and the relationship to adjacent buildings. The material used have been thoroughly considered in order to complement the landscape character and existing agricultural development in the area.

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including agricultural dwellings and occupancy conditions, farm diversification schemes and Class Q barn conversions. Please don’t hesitate to contact us for a free 30 minute consultation to discuss a particular building or project.

Main Image: FreeImages.com/Andy Stafiniak

Farm Diversification Approval for Derbyshire Farm

Planning your farm diversification aims

Saddle up for equestrian success

Delivering ongoing diversification

Alpaca your bags to Beckside Care Farm this summer!

Another Class Q Barn Conversion Approval in Derbyshire Dales

Planning Success: Boost for rural tourism within Derbyshire Dales

Section 73 application approved for redevelopment of Derbyshire farmstead

Modern barn conversion – complete

A stable success

Livestock building approval for Derbyshire farm

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