Planning & Design Practice are delighted to announce three successful Class Q applications, as well as a successful full planning application for the creation of a new home. This successful planning application will allow our client to change the use of, and convert, a number of unused agricultural buildings which can become new homes in East Staffordshire.
The site is made up of a number of agricultural buildings, all of which have the same modern agricultural style, consisting of metal sheet cladding. Additionally, there was a red brick farm shop building also located at the site.
Planning & Design Practice Ltd submitted three separate Class Q applications to convert 3 of these agricultural buildings to 4 dwellinghouses. Each application had to ensure complete compliance with Class Q legislation, whilst also respecting the rural aesthetic of the local area. The full application also intended to maintain the external appearance of the farm shop, with minimal alterations proposed as part of the application.
An accompanying structural report concluded that the building was structurally sound and capable of conversion.
The Class Q applications resulted in the creation of 2 two bedroom houses and 2 four bed houses, with each one benefiting from open plan living, kitchen and dining areas, as well as outdoor amenity space. The farm shop will be used as a two bedroom dwelling, with a large kitchen diner and snug living space.
The site was located outside the settlement boundary of Bramshall. The site benefits from being located in a tranquil, rural area with large open countryside on all sides.
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 conception 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. Class Q applications, listed building consent, architectural services – we can help.
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.
Planning & Design Practice are delighted to announce another successful Class Q application. This latest success from our Planning team which will allow our client to change the use of, and convert, an unused agricultural building to form a new rural home in Endon, a village in Staffordshire.
The building in question consisted of a single, smaller agricultural building with metal sheet cladding, which was fully enclosed on all sides. An accompanying structural report concluded that the building was structurally sound and capable of conversion.
The new home will have a single bedroom, a bathroom 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 Endon. The site benefits from being located in a tranquil, rural area, which is in close proximity to a brook.
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 Permission for new Rural Homesand Developments
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 rural development project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.
Planning & Design Practice are delighted to announce that Full planning permission has been secured for the demolition of existing redundant outbuildings, and the erection of a 5 bedroom house and a detached garage at a former kennels located to the south of Morley, Derbyshire (Erewash Borough Council).
Figure 1: Approved Elevations
Figure 2: Approved Cross-Section
The house would be of quasi-agricultural appearance in terms of its size, scale, design and finish with a traditional palette of materials including red brick, standing seam metal and plain roof tiles are proposed. The dwelling would comprise an entrance hall, open plan kitchen/living/snug area, utility/boot room, WC living room, study, shower room, plant room, media room and store on the ground floor and 5no. bedrooms (with ensuites) across the first floor.
A detached double garage with accommodation above is proposed to the rear of the site.
Figure 3: Approved Floor Plans
A standalone solar PV array would be located at the rear of the site would provide the majority of the electricity for the house. Primary heating would be provided by an Air Source Heat Pump system.
Figure 4: Approved Site Layout Plan
The site is located within the Derby and Nottingham Green Belt and was formerly occupied by kennels which contains a number of redundant buildings of varying size, scale and condition.
Criterion g) of Paragraph 154 of the National Planning Policy Framework (2023) is most pertinent to this development proposal as it supports ‘complete redevelopment of previously developed land’, which would:
‒ not have a greater impact on the openness of the Green Belt than the existing development; or
‒ not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to meeting an identified affordable housing need within the area of the local planning authority.
When having regard to the nature of the application which is for the demolition of existing commercial buildings and the erection of a single open market dwelling house, the key assessment for the Planning Team was to demonstrate that the proposed redevelopment would not have a greater impact on the openness of the Green Belt than the existing situation.
It was proposed to demolish 7 of the existing buildings on site which have a combined floor area of approximately 734m2 (approximately 1869m3). The combined floor area of the proposed dwelling was approximately 481m2 (approximately 1456m3). The proposed design, layout, appearance and finish is considered to be complementary to the local distinctiveness of the site which would be read as a plain utilitarian functional agricultural building and would sit comfortably against the host residential house.
It was successfully argued that the proposed redevelopment would result in a reduced built form with a building of a lesser scale and proportions thus significantly enhance the openness of the Green Belt by the significant reduction of built development within the immediate and wider site context, in accordance with the National Planning Policy Framework.
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. Rural developments are something Planning & Design Practice Ltd are well versed in, having helped lots of realise the development potential of a site.
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
Statements of Heritage Significance are vital when it comes to judgements on what forms part of the curtilage to a listed property, they can set out the significance of the building and its relationship with adjoining land and give an accurate history that will aid the decisions of the local authority. Recently Planning & Design Practice were tasked with writing a Statement of Heritage Significance for owners of The Toll Gate House on the outskirts of Ashbourne to aid with planning permission for a dwelling to be built on land they own adjacent to the property.
The Toll Gate House was listed 14-Feb-1974 Grade II: for its special architectural or historic interest. The listing describes Toll Gate house as;
‘Mid C19, on the Southwest side of the later part of the Derby Turnpike Road. Victorian Tudor. Red brick, slate roof with bands of fish scale tiles. Gabled with fretted bargeboards and finials. Tudor style windows with elaborate glazing. Massive chimney stack and subsidiary chimneys. T shaped building with the stem of the T facing the new road. Below the gable is the former signboard, now blank.’
The Toll Gate House at Ashbourne is typical of its type. The original architectural design of Toll Gate House had similarities with the demolished Duffield Road Toll House at Darley Abbey, and with the refurbished Kedleston Road Toll Bar House. These Toll houses were used by the local Turnpike trusts to collect money to maintain the local roads. At the time of building of the Toll Gate House at Ashbourne , many turnpike trusts saw a serious decline in income as long distance traffic was drawn away to the railways. On a restricted budget, some trusts built additional gates on the roads leading to stations. These tollhouses were often much simpler than those built at the height of the turnpike era and may have originally been a narrow cottage alongside the highway not unlike the Ashbourne Toll House.
It was discovered that over the years, using documents provided by the client, the Ashbourne Toll Gate House has undergone many structural changes resulting in the footprint of the building now being dramatically different to when it was initially listed in 1974.
We also discovered it was built up close to the roadside (due to its original purpose) on a narrow plot, it was not until 117 years later that the adjacent land became part of the property, this land has never been fully integrated in use by the property and has even been used until recently for agricultural purposes. Recent high-density development in the immediate area also meant that there is no longer a rural aspect to the property. Therefore, it was concluded in our Statement of Heritage Significance that the proposed development of the adjacent land does not impact on the integrity of the listed building.
Permission was initially refused but we won on appeal and the planning inspector agreed with what we found stating:
‘Overall, I find that the proposed development will not harm the understanding and experience of the listed building. Accordingly, the effect of the development on the setting of Tollgate House, and to its significance would be negligible.’
Detailed factual historical research enabled Planning & Design to prove that the land being built on was never a factor in the significance of Toll gate House and that recent developments had compromised any argument for it being in a rural location. It is a great result for our client.
Statements of Heritage Significance, Listed Buildings, Conservation Areas
Planning & Design Practice have in house heritage specialists who work on a variety of projects that are concerned with Listed Building Consent, Conservation Areas and World Heritage Sites. We always work with the client and the councils to get the best outcome. If heritage is a deciding factor in your future development plans, please get in touch to find out how we can help you, on 01332 347371 or email enquiries@planningdesign.co.uk.
Planning & Design Practice announce a successful planning application for the retrospective change of use of one dwelling to two holiday lets, at Langwith Mill House.
Langwith Mill, near Mansfield was erected in the 18th Century. Since then, there have been a number of later additions and alterations, before falling into disrepair and abandonment. The mill has recently been restored to its former glory in a manner than maintains it’s historical character.
This application sought to gain retrospective permission to use the two independent units as holiday lets. This will help to protect the future of the historical building through continued reinvestment which can be generated by using the site for holiday lets.
This development has not just ensured the future of a key heritage asset, but it also provides the public the opportunity to stay in a newly restored historical asset. The rural location allows visitors to experience the countryside in an accessible manner. By reusing an existing building within the countryside, there is also environmentally sustainable aspects to the proposals, as there will be no additional development required in the countryside.
Figures 1 & 2 showing the restorative work of Langwith Mill
The development proposal met multiple objectives that were set out in the Bassetlaw Local Development Framework. Our extensive knowledge of local planning policies, heritage protection and sustainability targets enabled the client to carry through with the development and allow visitors to stay at such a historical location.
Furthermore, in chapter 16 of the National Planning Policy Framework (NPPF) there Is a requirement to protect and preserve heritage assets. As there were no alterations to the exterior of the building, the character of the building was preserved.
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.
We recognise the importance of the built heritage in our towns, villages and rural areas. We have an in-house team of consultants, conservation architects and architectural technicians who ensure that proposals are designed sympathetically to conserve and enhance historic buildings and sites.
For more information on our team, and the services we provide, or for a no obligation consultation to discuss your project please contact us on 01332 347371 or enquiries@planningdesign.co.uk.
In partnership with Davey Stone Associates Planning & Design Practice have secured planning permission for the subdivision of a house to form two apartments in Cawthorne, South Yorkshire.
The site is located within the village of Cawthorne, a village surrounded by countryside and is largely within a conservation area. Due to this designation, it was important to maintain the appearance of the dwelling in order to preserve the character of the conservation area. This meant that careful consideration was given to ensure that the design, layout and alterations to the dwelling was in keeping with the character of the conservation area and the surrounding area.
The proposed external alterations were kept to a minimum, with only a new rear door being proposed in place of a window. The majority of the alterations were internal, in order to subdivide the dwelling into two apartments. A new off-street parking space was also proposed to the rear, and each new apartment will benefit from private outdoor amenity space. The conversion of the existing property into two apartments will secure its long-term future and prevent further deterioration, on the basis that it is likely easier to rent out due to there being a greater demand for flats than for a large property with no garden.
The National Planning Policy Framework (NPPF) sets out what considerations should be taken when a proposals effect a heritage asset. Paragraph 208 states that when proposals will lead to less than substantial harm, this harm should be weighed against the public benefits of the proposal. As the proposals would result in little harm to the conservation area, it was considered to be acceptable and planning permission was granted.
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.
Planning & Design Practice are pleased to announce the approval of an outline application for the demolition of outbuildings including an old barn allowing the erection of a new home within the Derbyshire Green Belt.
The site is located in Heage, a village in the parish of Ripley in the Borough of Amber Valley. Although located on the outer edge of the settlement, the site also has a Green Belt designation. However, the site itself consisted of a previously developed piece of land with hard standing and a number of outbuildings, which had previously been used for chicken farming, stabling, storage and workshops in the last 50 years.
In the Green Belt, development is restricted in the National Planning Policy Framework, with exceptions including:
The replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces;
Limited infilling in villages;
Limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would:
Not have a greater impact on the openness of the Green Belt than the existing development; or
Not cause substantial harm to the openness of the Green Belt, where the development would re-use previously developed land and contribute to meeting an identified affordable housing need within the area of the local planning authority.
More specifically, Amber Valley Borough Council’s Local Plan includes a policy in which the replacement of existing dwellings is allowed in Green Belt, providing that it would not result in a disproportionate increase over the size of the original dwelling.
On behalf of our client, we applied for a bungalow which had the same floor area as the combined total of the outbuildings which were proposed to be demolished, sited in the same location as the largest outbuilding. The main arguments set forward were:
There would not be a material increase in the footprint of the building on the site;
It would be the limited infilling of a village; and
It would also be the redevelopment of previously developed land.
The Council were accepting of the proposed development in principle, and with some minor design tweaks, were happy to approve the outline application.
Other considerations for the proposed development included access from the highway, impact on the character of the area, and the impact on neighbouring amenity.
Securing Green Belt development
We have lots of experience as a practice in successful applications and appeals for Green Belt development, often providing both the planning and architecture services. For more information on the team, and our services, or to arrange for a no obligation consultation to discuss your project please contact us on 01332 347371 or enquiries@planningdesign.co.uk.
Our Director Jon Millhouse, both a Chartered Town Planner and a Full Member of the Institute of Historic Building Conservation, brings us his winter 2024 Heritage Update on several of the interesting heritage and conservation projects that are happening in Derbyshire and those that we are currently working on.
This past year has seen the heritage team go from strength to strength securing some positive outcomes for clients working on complex heritage projects. We are fortunate to work in areas which contain a wide variety of historic buildings and landscapes. Our Derby office is situated within a well-preserved Georgian area of the city, that forms part of the Friargate Conservation Area, and within the grounds of the former Derbyshire County Jail.
Designed by Francis Goodwin, the Derby County Jail at Vernon Street opened in 1827 and was claimed as being “one of the most complete prisons in England”. It cost £66,227 to build, an enormous sum in the day, equivalent to around £7 million today. The building remained in use as a jail for around 100 years with executions regularly taking place, until the last public hanging in 1909.
Falling out of use as a prison following the First World War, in 1929 it was demolished, with only the imposing façade and boundary walls remaining. There then followed a 55 year period of use by the Preston Greyhound Racing Association Ltd, a regular part of the entertainment scene for the people of Derby.
At the other end of the spectrum, our Sheffield office is situated within the iconic Park Hill complex, one of the country’s best examples of 20th century Brutalist architecture and the largest listed building in Europe. Built between 1957 and 1961, following a period of decline, the estate is being renovated by developers Urban Splash. The renovation was one of the six short-listed projects for the 2013 RIBA Stirling Prize. The archetypal architecture of the site means it has featured in the films, This is England ‘90, a recent series of Doctor Who, lyrics by Sheffield band Pulp and in the award winning musical “Standing at the Sky’s Edge”, featuring songs by Sheffield’s Richard Hawley.
Park Hill, Sheffield
Cromford Mills, where Planning & Design also have an office, is one of the world’s foremost sites of industrial heritage. Built in the 18th Century by Sir Richard Arkwright the works were the first water-powered cotton-spinning mills in the world, and were at the spearhead of the Industrial Revolution. They now form part of the Derwent Valley Mills UNESCO World Heritage Site.
The Arkwright Society who manage the site has recently secured £379,000 from funders including the Rural Community Energy Fund, The Wolfson Foundation, Severn Trent Community Fund and Derbyshire County Council, to help bring waterpower back to the site.
The historic site, which played a pivotal role in shaping the Industrial Revolution as the first successful water powered cotton spinning mill in the world, has embarked on a project to install a new water wheel, hydro turbine and water source heating system. By utilizing the original water course, this system is expected to generate approximately 20 to 25% of on-site electricity.
In September Hydro power was on the agenda for the Peak District Business networking event held at Masson Mill Matlock Bath around the corner from Cromford where our heritage team learned about Derwent Hydroelectric Power Limited (DHPL) investment in the site which has long been powered by its own hydroelectric turbines, with any surplus fed into the National Grid the new owners spoke about their plans to capitalise on that position with proposals to improve its generating capacity and create new visitor facilities.
Further down the Derwent regeneration specialists Wavensmere homes are also harnessing Hydro power at their development on an old factory site at Milford Mills, which is situated on the A6 between Duffield and Belper. The 4.7 acres industrial heritage landmark will be transformed into 69 properties comprising one and two bedroom apartments and two, three and four bedroom homes. It is great to see that lessons from the past can be utilised for powering homes of the future.
Working for our client, Clowes Developments, we were pleased to secure planning permission allowing the refurbishment of the Royal Exchange Buildings in Derby city centre.
A Grade II Listed property, the Royal Exchange Buildings, are located in a Conservation Area on Victoria Street in Derby’s city centre and have played a significant part of the city’s history. Clowes Developments are embarking on a project to refurbish the existing offices on the third floor, which has led to the submission of a Listed Building application. The upcoming refurbishment, guided by careful planning and conservation efforts, aims to preserve this historic gem while ensuring its relevance in the modern era. By balancing the needs of the present with the importance of the past, the Royal Exchange Buildings will continue to be a cherished part of Derby’s heritage for generations to come.
The Royal Exchange Buildings, Derby City Centre
This past year has seen the team tackling more complex projects which have to abide by the International Council on Monuments and Sites (ICOMOS) guidelines. This is because these projects lie within the DVMWHS and require a higher level of Heritage Impact Assessments.
One such project was with Chevin Homes and their plans to convert and refurbish St Matthews House a Grade II* former school in Darley Abbey. The building is an architectural gem with an imposing classical façade containing a John Whitehurst clock. It was an early example of a purpose built school provided by the Evans family for their mill workers children A highly sensitive and important building it was crucial that changes proposed, so that the building can remain in use, are able to happen yet still enhance and reveal its heritage significance. We work closely with the councils conservation teams and Historic England to ensure that a good outcome can be found.
St. Matthew’s House, Darley Abbey
Having gained planning permission for Meadowview Homes to build 64 homes on the site of the former Glapwell Estate and hall, we have continued to work with our client on reintroducing a formal garden setting as part of the development which will contain public art, unique garden features, and a children’s play area for residents to enjoy and to link up the site to surrounding parts of the village. The public art element will be in three separate areas across the site, with a distinct design theme running through them to bring cohesion to the pieces. Meadowview Homes chose an award-winning dry stone waller Andrew Loudon who uses local materials and themes that reflect the community. He is working in collaboration with CB Arts Chris Brammall one of the leading metalworkers in the UK and responsible for the sculpture on the Chesterfield roundabout. The project was recently the subject of a feature in Derbyshire Life magazine.
Public art is also featuring at another Meadowview homes site in Stretton North Derbyshire where permission to install a bench with heritage interpretation of the nearby Roman road ‘Rykenield Street’ as part of its design is being sought.
Public art at the former Glapwell Estate. Image: JSO Architectural Visualisation
The heritage team at PDP helped to inform development proposals at Middleton by Wirksworth for our client Woodhall homes ensuring sensitive designs, reflective of their historic context which was key to securing planning permission. Middleton is a delightful old lead mining village nestled in the Derbyshire Dales hills. We worked closely with Woodhall Homes and their architects to devise a bespoke design befitting of the location; one of the largest housing developments to be approved in the Dales in recent years.
Planning permission was secured for a barn conversion in Ible located within the Peak District National Park which comprised of a number of historic buildings including traditional stone and brick farmhouses, converted barns and more modern agricultural buildings. 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 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.
Barn conversion, Ible in the Peak District National Park
Appeal triumph when planning permission was granted for a new access with entrance fencing and field gate and associated landscaping and hedge planting at Sherbourne Mill Turnditch, the old access was over a bridge that was subject to flooding. The main issues were the effect the new access had on the setting of the Grade II Listed Buildings known as Sherbourne Mill and Sherbourne Mill House; and the effect of the development on the landscape character of the area.We argued that there were considerable benefits that together outweigh the less than substantial harm to the designated heritage assets of which the planning inspector agreed.
Our heritage team also assisted with the successful outline planning application for the erection of up to 25 houses on Belper Road Ashbourne. The main issues were landscape impact and impact upon the character and appearance of the area and the impact on the Grade II Gate Farm, and 18th century farmhouse and attached farm buildings. With our in-house architectural team we devised a sensitive design approach which aims to assimilate with the local context.
We also enjoyed success at appeal when tasked with writing a Statement of Heritage Significance for owners of The Toll Gate House on the outskirts of Ashbourne to aid with planning permission for a home to be built on land they own adjacent to the property. You can read more about that project HERE.
This year has also seen the heritage team expand their geographical coverage. We worked further afield on projects in Staffordshire, rural Barnsley and at the Cannon Hall Estate in South Yorkshire and in the Victorian seaside town of Filey.
Jowett House Farm, Cannon Hall Estate
For updates on these projects and more information on all things planning and architecture related, as well as expert advice and opinion, sign up to receive our free Monthly Newsletter.
To discuss how we can assist with your own heritage project, please don’t hesitate to contact us on 01332 347371 or email enquiries@planningdesign.co.uk.
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).
Figure 1: Approved Site Layout
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
Each year the Royal Institute of British Architects (RIBA) holds their prestigious RIBA House of the Year awards, to search for the best architect designed home in the UK, focusing on innovation and quality. Our Senior Architect David Symons discusses the 2023 shortlist and the winner, Green House by Hayhurst and Co.
The RIBA House of the Year prize is always a great place to look for cutting edge design approaches including innovative uses of materials, clever use of space and bold design concepts. We regularly discuss new and innovative projects at our Architectural and Planning Team meetings to make sure we can offer the best advice and insight to our clients about what is possible.
As with the RIBA Stirling Prize earlier in the year, we met as a group last month and I presented the 6 shortlisted homes to our planners, architects, and heritage consultants as the starting point for a discussion about the projects.
Whilst there is less of a focus on London within the RIBA House of the Year awards, the projects are still predominantly located in the South of the country, and it was disappointing to not see more of the midlands and north of the country represented. However, it is great to see this year some projects in more rural areas in the southwest which feel of a similar context to our own areas of work in Derbyshire and the Peak District.
The only project north of London on the shortlist is Hundred Acre Wood by Denizen Works. The house was the winner of RIBA and RIAS national awards and is a Brutalist box of a structure that like the Stirling Prize nominated ‘A House for Artists’ failed to find favour with the team here.
Figure 1 – Hundred Acre Wood by Denizen Works – another brutalist structure that didn’t find favour with the office – Hundred Acre Wood – Gilber McCarragher
Two of the more interesting projects for us as a team were Cowshed by David Kohn Architects and Made of Sand by Studio Weave, both in rural locations in the Southwest of England.
Cowshed is a striking barn conversion within a farm setting that uses an honest and industrial approach to materials with visible timber roof trusses, profiled metal roofing and exposed blockwork for the internal and external wall finishes. The project split opinion in the office with several of the team feeling the cold and industrial interiors lacked the warmth and coziness they would want to see in a private home. However, we all agreed that national recognition for a converted barn dwelling was a great step in the right direction for unlocking the potential of Class Q barn conversions.
Made of Sand is a unique two storey side extension to a traditional stone cottage in Devon. Clad in timber with expressed verticals and diagonals reflecting the structural build-up of the walls. Timber is also exposed within the interior and accentuated with a warm materials palette of brass, cob, handmade terracotta tiles and lime plaster. The extension is an interesting example of a clearly contemporary addition to a heritage building that sets out its own proportions. The extension stands taller than the existing eaves line and projects forward of the principal elevation. These traits defy traditional planning constraints applied to extensions to buildings of this type and character. However, the project demonstrates how this can be achieved whilst still remaining sensitive to the host building.
The clear winner of our team vote was Middle Avenue by rural Office. The design is a contemporary interpretation of the local arts and crafts vernacular style of the site in Farnham, Surrey. The building features smooth white render external walls with carefully positioned windows and timber clad detailing. The roof is tall and steeply pitched with accentuated hips clad in red clay tiles. The scale of the design allows for stacked flat roof zinc dormers giving a contemporary finish to the roof scape. The interiors use a combination of white plaster, clay brickwork and warm timber detailing to the staircase and walls to create a calm and contemporary atmosphere. The design preferences and values of the team are always becoming clearer the more we get together. Key priorities are; warmth, light and the clever and authentic use of materials in often more traditional forms.
The actual winner of the RIBA House of the Year award as voted for by the RIBA judging panel was Green House by Hayhurst and Co. The project is an innovative example of what a house can be, with a combination of sustainable features that create a unique external appearance and internal environment. The focal point of the building is a rear façade constructed with polycarbonate sheets and galvanised steel cladding. Balconies contain planters of fast-growing bamboo plants to create a living wall at all floor levels. The foliage of the plants will change throughout the year allowing for shade in the summer when needed. The building is constructed using a cross-laminate timber structure with high U-values for the external walls, an air source heat pump and rooftop solar panels – all contributing to the sustainability credentials of the building.
Whilst the project didn’t stand out to us initially due to the somewhat industrial appearance, we can all see why the judges chose the scheme when we delved into the detail of how the building works for its occupants and the quality of the internal spaces it creates. Sustainability and innovation are the overriding principles of the award winner, critically whilst staying within the constraints of a tight budget.
This is a common tension that we come across on many projects where clients have sustainable ambitions but often come up against budget constraints when trying to achieve the results they are looking for.For us, the key to realising a sustainable design is thinking about sustainability as early as possible to set out a sensible construction method and create a highly insulated external envelope from the outset. We use environmental modelling software to calculate the U-values of external wall build ups early in the design process to make sure that the best construction solutions can be applied whilst allowing as much time as possible for us to come up with economical details that will be affordable to build. Thinking about renewable energy technologies that are most appropriate for the site is also key and we find that conversations with energy suppliers can be one of the best ways to unlock grants and funding to help realise these features.
A key theme we have noticed in all awards winning projects is a fantastic relationship between architects and open-minded and ambitious clients. Looking back on 2023 we feel lucky to have worked with a huge array of such great clients. Looking forward to 2024 we are hopeful to build even more strong and positive relationships to deliver fantastic projects for our clients this year.
David Symons, Senior Architect, Planning & Design Practice Ltd
