Rural development opportunity Archives

Planning Success: Boost for rural tourism within Derbyshire Dales

28th November 202222nd March 2022 by Gary Stringer

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

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

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

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

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

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

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

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

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions (both via a planning application and Class Q), farm diversification schemes and tourist accommodation. We can provide you with expert advice on issues to be taken into account prior to submission of your application through to receiving the decision. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

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

Class Q success for Derbyshire barn conversion

29th November 202218th August 2021 by Gary Stringer

Planning & Design Practice Ltd were delighted to secure another Derbyshire barn conversion under Class Q permitted development rights. The modern, steel portal framed building sits in the corner of a large grassy paddock, immediately surrounded by undeveloped agricultural fields in the heart of the Derbyshire countryside. The proposed conversion will benefit from the stunning south-facing aspect of the rolling landscape, combined with comfortably modern open-plan living inside.

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 attractive home which celebrate the changing nature of our countryside and 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 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.

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.

Call for sites – Derbyshire Dales

29th November 202221st June 2021 by Gary Stringer

Roll up roll up, here is your opportunity to put your land forward for development and see a massive increase in land value! Well possibly. Joking aside, this is a good opportunity for those landowners who have land within and on the edges of the towns and villages in the Derbyshire Dales (excluding Bakewell and the Peak District National Park) to realise their development potential as the District Council issue a call for sites.

Every 5 years the council needs to either write a new Local Plan or update an existing Local Plan. A local plan determines where development, that is housing or commercial / industrial sites will be built. Each council has a housing target and must maintain a 5-year supply of housing land. It must also identify enough land to accommodate new employment proposals.

Where does that land come from? It comes from landowners who are prepared to see their land developed. Many people and certain types of landowner, say the National Trust will not want their land developed and some land has covenants that prevent development.

The council need to be sure that if they put a site in the Local Plan that there is a very good chance that it will be developed. This means that the land must be developable and that the landowners of chosen sites are willing to develop their own land or sell the land to developers and house builders within just a few years.

Getting development to happen is not easy. The site must be accessible and safe for vehicles and people to get to and from, there must be access to mains services -water, electricity, and drainage, it must not be liable to flooding or be a site of importance for nature. If it is contaminated it must be able to be remediated and the topography of the site must not be too difficult.

The Council will always look for land within town and villages first and then look at sites on the edges of those towns and villages. The land must be able to accommodate at least 5 dwellings and be a minimum 0.1 of a ha in area.

If you think this could be your land, please contact us. We can submit your land to the council and explain why in planning terms the site is suitable. If we do not think your site is suitable, we will tell you straightaway.

The site will be submitted to a list called the Strategic Housing and Employment Land Availability Assessment (SHELAA). The council will make their own assessment of all the sites they receive, and they will ask the County Highway Authority, the Environment Agency, Derbyshire Wildlife Trust, and others for comments.

Once these comments have been received the SHELAA will be published and will be used to identify those sites that can go forward into the emerging Local Plan. A local plan normally takes two to three years to be approved but if your land is in the adopted Local Plan, you effectively have a planning permission in principle, and we have found that with most developable sites in Derbyshire Dales there has always been strong demand for the land.

The Head of Planning Policy has confirmed that the council is looking to allocate land for both housing and employment in the new local plan.

It should also be noted that if the land is suitable for development without going through a Local Plan, we will also tell you. At the moment the council does not have a 5-year housing supply and there is a presumption in favour of new sites coming forward for development in certain circumstances. You have nothing to lose by contacting us today. There is the possibility that your land can provide much needed housing or employment land. You will be helping your community to meet its future needs while also seeing a significant financial gain.

Time is short, the deadline for an application to be made is July 7th 2021. Sometimes we can an extension of time, but you will need to act quickly. We can provide an initial view on the suitability of the land without charge, and we only take forward those sites which can meet the council criteria as being suitable for development. We can enhance your chances of the land being chosen and we can support you through the Local Plan Process.

A great turn out – planning success supports existing equestrian business

29th November 202218th May 2021 by Gary Stringer

Planning and Design Practice Ltd recently gained planning permission for the construction of a 50m x 30m all-weather horse turn out area to support a successful equestrian centre. The proposed facility is to be used in conjunction with our client’s existing stables facilities.

The site is located to the west of a complex of barn conversion dwellings, off Park Lane approximately 1 mile to the south of Rodsley village in open countryside. The site is currently occupied by a large agricultural building which contains 10 stables and an indoor manège. Planning permission has however been granted in 2020 for the removal of this building and its replacement with a new stable building and outdoor manège. This application relates to a parcel of paddock land opposite the existing building.

The requirement for a turn out area has been driven by a successful business which now needs the turn out area because of adverse winter weather conditions, the extreme wet and cold have led to very muddy or frozen paddocks which are not able to cope with a minimum levels of horse grazing and frozen conditions can lead to slips or falls. The immediate field next to the indoor school and stables is currently in a very poor condition. This is an annual problem for the applicant, which results in the horses remaining in the stables for longer periods of time than they should be. The proposed all weather turn out area would prevent the field from becoming overused whilst still allowing the horses sufficient exercise time which in turn would improve their welfare.

It was considered that the proposed turning out area would be associated with an existing established equestrian use on site. Following permission being granted in 2020 for the replacement of the existing indoor stable and ménage with a new stable building and outdoor manege the character of the site is likely to change significantly however it remains that all development would be contained to the northern side of the access road and public footpath. In this regard, there were initial concerns as the proposed development would expand the development associated with the equestrian use onto the southern side of Longford public footpath 50 which runs through the site. This may result in a visual intrusion into the open countryside. In this case however the proposed turning out area would be set within a parcel of land, defined by existing hedgerows which is currently used as a paddock area. It appears as a visually separate parcel of land to the agricultural fields beyond and instead appears closely related to the equestrian use on site. It is proposed to strengthen the existing hedgerows around to the southern and eastern boundaries of this parcel and also introduce a new hedgerow along the western boundary.

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 30 minute consultation to discuss your building, project or land.

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.

Securing stable improvements – Planning permission for new equestrian school

5th December 202211th May 2020 by Gary Stringer

Planning & Design Practice recently gained planning permission for the demolition of a modern agricultural building and the construction of a menage/ outdoor equestrian school with associated stable facilities.

The site is located to the west of a complex of barn conversion dwellings, off Park Lane approximately 1 mile to the south of Rodsley village in open countryside. The operations on site were confined within the building, as a number of stables and a menage were inside it. The purpose of the proposals was to open up the views to the south from the dwelling house which is currently blocked by the modern agricultural building.

The removal of the large, modern ‘agricultural’ building was considered a significant improvement to the character and appearance of the area as this would enhance views of the site from areas overlooking the site and for the applicants views looking out. The application proposed to retain and extend the menage, and to facilitate for the keeping of horses, it was proposed to erect a new stable building to the west of the menage on an area which is currently hardstanding. The stable building for the new equestrian school will be roughly formed in two L-shaped sections linked with a roof.

The Council approved the application, considering that the proposed new stable block, that is of similar design and materials to the building being removed, will not have any negative impact on the context of the grouping and layout of the farm buildings to the east of the application site.

Obtaining planning permission can provide you with the dream home or business in the countryside, or the way of life you have always dreamt of. It can also bring about significant gains and help to maximise the value of your rural property. However, development in the countryside is subject to strict planning controls which can make obtaining planning permission very difficult.

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 change of use on 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.

Planning Success: Boost for rural tourism within Derbyshire Dales

Class Q success for Derbyshire barn conversion

Modern barn conversion – complete

Call for sites – Derbyshire Dales

A great turn out – planning success supports existing equestrian business

A stable success

Securing stable improvements – Planning permission for new equestrian school

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