Rural Development Archives - Planning Design Ltd

Fallback approval secured in Derbyshire Dales

17th April 2024 by Gary Stringer

Planning & Design Practice is delighted to announce that Full planning permission has been secured for the change of use and reconstruction of agricultural buildings to form a single house near Kniveton, Derbyshire (Derbyshire Dales District Council), utilising the clients fallback position.

The approval relates to a range of former agricultural buildings. The ‘Green Barn’ is the smaller of the two steel portal framed agricultural buildings on site. This building is enclosed on three and a half sides, with the half open side facing the other barn.

Fallback — **Figure 1:** Photograph of the Green Barn

The ‘Black Barn’ is the larger of the two steel portal framed agricultural buildings which is physically linked to a traditional stone and tile barn. The buildings are fully enclosed. The modern addition is finished in corrugated sheets above a concrete panel plinth.

***Figure 2:*** *Photograph of the Black Barn*

The traditional stone building would be converted, and the larger steel portal farmed buildings would be rebuilt and linked by a structural two storey glazed link forming a generous 4 bedroom house.

The dwelling would comprise an open plan kitchen/dining area, living room, cinema/bar, dog room, utility room, entrance hall, glazed link, swimming pool, gym, store and plant room on the ground floor and a master bedroom with dressing room and ensuite, mezzanine study, and 3 bedrooms each with ensuites across the first floor.

The conversion of the traditional stone building and the rebuild of the steel portal framed buildings would allow the use of much more modern building techniques which will ultimately encourage a more energy efficient building, towards Passive House standards. A solar PV array would provide the majority of the electricity for the house.

Full planning permission was sought as the proposed works fell out outside of the scope of Class Q legislation. It was successfully argued that the application should be assessed in the context of a realistic fallback position where, in planning terms, the existing building can be converted to a residential use following a previous Class Q approval.

Fallback schemes are something Planning & Design Practice Ltd are well versed in.

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

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.

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

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.

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

Success for new agricultural building

16th April 2024 by Gary Stringer

Planning & Design Practice are delighted to announce that prior approval has been obtained for a new agricultural building off Rectory Lane, Breadsall. Our client has owned a large amount of grazing land for the past 20 years, that has now been sandwiched between new residential developments and space is required for the storage of farming equipment.

Part 6 Class A of the GPDO (General Permitted Development Order) grants permitted development rights for the erection of an agricultural building as long as certain criterion are met. As a company we have a vast experience working in rural areas for farmers and landowners, so we have real expertise in achieving this kind of permission.

The development is set within a rural area, in close proximity to a public right of way. In line with the Client’s brief, the building was designed to have a modern agricultural style, with vertical timber cladding and short block work, to ensure that the barn is set well within the surrounding area.

To further allow the building to integrate into the landscape the barn is to be situated alongside the tree line and existing hedgerow, as instructed by the Design Supplementary Planning Document. This ensures that the building is nestled close to the boundary of the field and does not sit isolated in the field.

The barn is also located near the field’s access track, providing easy access to Rectory Lane.

Our expertise and experience with this type of development is shown again by prior approval for this site which was made more complicated by the flood risk and existing residential properties surrounding the site. 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.

Permission secured for Peak District barn

24th October 2023 by Gary Stringer

Planning & Design Practice are pleased to announce that planning permission has been secured for the erection of an agricultural building in the Peak District National Park. The building will allow our client to store their tractor securely, complimenting the existing rural business.

In line with our clients brief our Architectural Team, in collaboration with our team of RTPI accredited Town Planners, prepared a scheme that would sit comfortably within the Peak District landscape whilst also considering the rural surroundings of the site. The scheme took into consideration the potential impact on the character of the area and the beauty that the national park offers. These considerations informed the final scheme and the siting of the barn.

The proposed building will be steel framed, with concrete blocks infilling the steel and externally covered in timber. The timber cladding will be vertical and stained dark brown. The roof will include clear panels to allow natural light into the barn. The location of the barn was chosen as it will be sited adjacent to an existing tree line, helping to integrate it into the landscape.

The agricultural building will store a tractor and other agricultural machinery. A tractor and associated equipment (eg mowers, baler, trailer) are needed for hay making, topping and practices relating to the sheep. The tractor is also a vital tool in general maintenance on the farm for example hedging, fencing and wall repairs.

Planning in the Peak District National park

Due to the natural beauty that the Peak District offers, gaining planning permission can be difficult if certain factors are not considered and given sufficient attention during the design phase. Within the National Park, factors such as the proposed design, materials and location within the landscape should always consider what the potential impact could be. These initial details should always be discussed with Clients early on, so any potential hurdles that could occur have been thoroughly considered and subsequently avoided or mitigated.”

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.

Shaun Hyde, Planner, Planning & Design Practice Ltd

Fighting with the Green Belt

21st June 202320th June 2023 by Gary Stringer

Always an emotive topic and one that our main political parties are using to fight the housing crisis and win over the electorate, our Heritage Consultant Ruth Gray looks at the history, purpose and future of the Green Belt.

The Green Belt is an emotive topic and one that our main political parties are using to fight the housing crisis and win over the electorate. Back in 2020 The Heritage Alliance stated:

‘Government data shows that there has been a 62% increase in the loss of greenfield Green Belt land since 2013, with 315 hectares lost in 2016/17 alone. The National Government should develop clear guidance for local authorities on housing requirements to protect designated land, support the creation of new Green Belts where local authorities have established a clear need for them and ensure departments work together to direct economic and housing growth towards areas with capacity for redevelopment on brownfield sites. This will protect a significant proportion of our nature reserves and our valuable natural heritage.’ ¹

The nineteenth-century precedents for the greenbelt, (also at the time called ‘the agricultural belt’) include the 1837 plan for Adelaide attributed to William Light, and James Silk Buckingham’s scheme for a model town. The agricultural belt was promoted by the early Garden City movement. The agricultural belt was intended to give a precise edge to the town, provide fresh air, act as a buffer from surrounding communities, and be used for the production of food. Economically, it was a way of limiting the growth of the town, of controlling land speculation on the edges of the town, and of stabilizing the value of land in the surrounding agricultural area.²

From the concept of the agricultural belt arose a whole host of new green models that have that informed twentieth-century urban design: greenbelts, green wedges, greenwebs, green corridors, and greenways. But it is the greenbelt that receives the most attention and is integral to many political debates. The Metropolitan Green Belt around London was first proposed by the Greater London Regional Planning Committee in 1935. The Town and Country Planning Act 1947 then allowed local authorities to include green belt proposals in their development plans. In 1955, Minister of Housing Duncan Sandys encouraged local authorities around the country to consider protecting land around their towns and cities by the formal designation of clearly defined green belts. The Green Belt we know today has remained largely unreviewed throughout the post-war era. ³

Today the Green Belt has become a bit of a political football between the two main parties and a recent government survey found that there is considerable misunderstanding about the purpose and function of green belt, including that people often conflated Green Belt and green fields, and overlook its original purpose having been to keep urban areas apart. ⁴ Recent proposals to change the planning system within the ‘Levelling Up and Regeneration Bill’, have some commentators arguing that the need for housing will only be met if development takes place on the Green Belt. As things stand, local councils decide their own housing requirements while considering local needs and whether building on the green belt is necessary. The Governments Research Briefing released on 7 February 2023 states:

‘The Government has proposed amending the NPPF to make clear that local planning authorities “are not required to review and alter Green Belt boundaries if this would be the only way of meeting [housing] need in full”. It has also suggested that National Development Management Policies, which the Bill would introduce, might include protections for Green Belt land.’ ⁵

Sir Keir Starmer has said Labour would give English councils more powers to build on green belt land to boost housing. However, he said construction would only take place where it does not “affect the beauty of our countryside”.⁶ Housing targets will come back under Labour but expect to be relaxed under the Conservatives. The current Conservative government are under pressure from their backbenchers to protect Green Belt from further development whilst Labour plan to increase powers to build. More power to local authorities and residents over development are being promised by both main parties. Either way the green belt is set to be the focus of much debate in the run up to the general election.

It is no doubt a complex process to consider development within the Green Belt however, Planning & Design are experts in assisting property and landowners with planning enquiries so please do get in touch on 01332 347371.

Ruth Gray, Heritage Consultant, Planning & Design Practice Ltd

Paragraph 80 Planning Explained: Development in the Countryside

17th March 202324th January 2023 by Gary Stringer

Paragraph 80 of the National Planning Policy Framework (The Framework) allows development in the countryside in certain circumstances. It is route for obtaining planning permission in isolated locations and is popular with self-builders.

The framework as its name suggests provides a national framework for planning policies. Planning applications should be determined in accordance with the development plan unless material circumstances indicate otherwise.

The Development Plan in most cases ins the Local Plan or Local Development Framework. There will be other plans including Neighbourhood Plans, Action Area Statements and Supplementary Planning Documents and thy all make up the development plan. However, the Development plan must be in conformity with the Framework and that is why the framework is important.

Along side Paragraph 80 is permitted development under Schedule 2, Part 3 Class Q or Class MA which allow the conversion of rural or commercial buildings into dwellings and there are Local Plan policies that allow for the conversion and extension of traditional farm buildings.

Replacement dwellings are a useful source of new builds in the open countryside but most Local Planning Authorities (LPAs) limit the size of the replacement to the size of the existing building or buildings. Some LPAs do not, so it is worth checking.

Paragraph 80 states:

Planning policies and decisions should avoid the development of isolated homes in the countryside unless one or more of the following circumstances apply:

a) there is an essential need for a rural worker, including those taking majority control of a farm business, to live permanently at or near their place of work in the countryside;
b) the development would represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure the future of heritage assets;
c) the development would re-use redundant or disused buildings and enhance its immediate setting;
d) the development would involve the subdivision of an existing residential building; or
e) the design is of exceptional quality, in that it: – is truly outstanding, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas; and – would significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area.

Firstly, it should be noted that paragraph 80 applies only to ISOLATED dwellings in the countryside. If you are looking to build a new house on farmland next to a village or town or even a hamlet the Council may consider the development not to be isolated so that paragraph 80 would not apply.

With regards to rural workers, the availability of buildings that can be converted normally means that agricultural workers dwellings will only be built if there are no existing buildings available for conversion.

Under (b) traditional buildings not necessarily farm buildings in the countryside may be classed as heritage assets, either non-designated or designated. The protection of that asset may be best achieved through residential use, or it may be a means to build new houses to enable the renovation and repair of the heritage asset. Please be aware that enabling development requires an open book approach to finance and the profits made through the enabling development must go towards the renovation.

Under (c) this allows non-agricultural buildings in the countryside that are redundant or disused to be re-used as housing, but the setting must be enhanced. Buildings that have no use through the passage of time can be re-used but it should be noted that any building can be used for agricultural purposes without planning permission, and this can leave the way open for disused buildings to be converted through Class Q.

Under (d) sub-division can be especially useful. Most planning policies allow existing dwellings in the countryside to be extended. Once the extensions have been completed an application can be made to sub-divide into two or more dwellings. This can be useful for family or friends or as an income stream through a holiday or permanent let.

Paragraph 80 (e) -the design is of exceptional quality; this is the part of Paragraph 80 that those who want a new house in the open countryside look at. It is not an easy route, and it is not cheap. The conversion, replacement and re-use approach offers greater certainty and is easier to obtain.

The paragraph 80(e) house is attractive to those who want a bespoke property. The starting point must be the site, if the site is for example an old quarry, enhancing the immediate setting will be straightforward. If it is in an open prominent location in an Area of Outstanding Beauty, the challenge will be that much greater.

The new building or buildings must reflect the highest standards in architecture, it must help to raise standards of design in rural areas and be sensitive to the defining characteristics of the local area. The defining characteristics will be local materials, and the local vernacular. A beautiful building should raise standards of design but to reflect the highest standards of architecture the design has to go through peer review.

A client will need an exceptionally good architect with a good or developing reputation. Apart from setting a budget and giving the architect a brief, they must be willing to let their architect design the house as the architect sees it. To get a property approved though Paragraph 80(e) the draft design has to go in front of the Regional Design Panel who will review he proposal against the requirements of Paragraph 80(e). The architect will need to justify the design and his/her approach to it. Clearly if the client employs a star architect the job is easier, but the cost can be extremely high indeed. A client has to pay for the Regional Design panel to meet to discuss the proposal and there may be a series of meetings as the design panel collaborates with the architect firm up the proposals. Because the design must be sensitive to the defining characteristics of the local area a large house is often more difficult to get approved than a smaller property.

A design with the endorsement of the Regional Design Panel has a good chance of being approved at planning committee or at appeal. The next challenge will be the build both the build cost and delivering the project. If a client decides to ditch the architect in favour of a cheaper technician and a builder real problem, can arise in delivering the build. In any bespoke project there can be significant cost over runs and it will never be a fixed price option unless the build involves a large element of off-site prefabrication.

Planning & Design Practice offer a comprehensive range of services, specialising in planning, architecture, heritage, urban design, and rural development.

We provide our clients with expert advice on a range of architectural and planning issues encompassing small scale developments through to large schemes. For more information on our services, or a no obligation consultation to discuss your project please get in touch on 01332 347371 or email enquiries@planningdesign.co.uk

Barn conversion -Class Q explained

22nd November 20227th November 2022 by Gary Stringer

In the world of planning there are two ways to obtain permission to convert a barn to a house. One is through the submission of a full planning application to your Local Planning Authority. The second is through exercising permitted development rights which involves submitting a Prior Approval application to your Local Planning Authority. In both instances an application is required but they are assessed against different criteria depending upon which route you take. Chartered Town Planner, Michael Bamford guides you through both options.

Class Q – the permitted development right to covert your barn to a dwelling

The Permitted development rights (which is commonly referred to as Class Q) is the right to convert agricultural buildings into homes as a matter of principle has been with us since 2014.

Permitted development (PD) is the right of an owner to develop his or her 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 and simple changes of use for example changing a pub to a restaurant or a bank to a shop.

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.

To use these rights an application has to be made to the Local Planning authority to confirm that the development proposed fits within the limits set out in the General Permitted Development Order. This requires an application, a set of drawings and either a supporting letter or report.

Converting an enclosed modern shed in the middle of the countryside to up to 5 dwellings generally does not accord with Local Plan policies and as such is met with opposition by many councils. As such, in most cases an application is carefully scrutinised to make sure it fits the criteria.

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. The two key one’s address ‘what amounts to conversion’ and ‘establishing a fallback position’.

The question of whether a development is conversion or not was considered at length. The high court judge held that there is a conceptual difference between a “rebuild” and a “conversion” and that the concept of “conversion” introduces a discrete threshold. His reasons include the fact that the concept of conversion is found in the overarching provisions of Class Q. In this case the judge considered it inappropriate to look to the dictionary when seeking to define the distinction as the permitted development rights were drafted for a professional audience and the distinction should be understood in a planning context.

The result of the appeal is a test of whether or not the building operations amount to conversion or ‘fresh build’. Unfortunately, this is considered on a case-by-case basis and there is no set rule on how to define ‘fresh build’. Whilst this has introduced an additional consideration for many authorities (who weren’t previously giving the question too much attention) it does in some ways clear up where the line is.

The other notable appeal decision has underlined the ability of Class Q to represent a ‘fallback position’. This simply means that where a site can be developed through the exercise of Class Q permitted development rights then the planning authority must take this into consideration when dealing with an application for full planning permission. Whilst this seems logical it has not always been the case and in reality, means that applicants are no longer entirely bound by the stringent rules that surround Class Q development (such as works that extend the external envelope not being permitted).

If a Class Q prior notification application is approved the applicant has three years to complete the conversion. With a planning permission the applicant has 3 years in which to start the conversion and once started can take as long as it takes to complete it. A full planning application would assist overcoming this strict and very tight build schedule.

Converting your barn through a Full Planning Application

The other option is to submit a full planning application. When your building is located within a Conservations Areas, Area of Outstanding Natural Beauty (AONB) or National Park Class Q cannot be used, as it is not allowed in these locations.

The majority of Local Planning Authorities have polices in place which support the conversion of former agricultural buildings to houses but are generally caveated to only allow traditional buildings such as stone or brick as they are considered to have a valued architectural style and be worthy of protection within the landscape.

Many of these buildings have the potential to provide habitat for protected species such as bats and as such, it is advisable to seek the advice of an ecology consultant early in the design process and certainly before applying for planning permission. There is a limited time of year where surveys can be carried out for bats (May – September) and as such in the worst case scenario you can be left waiting over 6 months before you can get a survey.

These types of building can provide stunning homes and in many instances, people want to work with the existing character and simply provide some glazing (usually in the former barn door area) and a few new windows. Other than that, the style of the building remains largely intact. This is something that many local plan policies are supportive of, and it is best to bear this in mind when considering the design. It is possible to extend an existing, traditional barn but this can be difficult and, in my opinion, the best place to start is with the existing building and work with the spaces that this allows for rather than attempting to remould your barn into a different layout.

In both cases (Full planning and Class Q) the structure of the building is key. If the building is largely derelict then you will have a very difficult time in obtaining any kind of consent to convert it into a home.

Barn Conversion have been with us for many years and have gained in popularity since the 1990’s. There are now many examples of these unique, homes up and down the country. Each with its own character. Working with either a ‘modern’ or traditional barn can both yield spectacular results when approached in the right way. The key is to work with the building and its context to produce something that is unique to that particular site.

We have vast experience of working on barn conversions both via full planning and/or prior approval (Class Q) application routes. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371.

Michael Bamford, BA (Hons) MPlan MRTPI, Director – Chartered Town Planner, Planning & Design Practice Ltd

Class Q success delivers double dwellings

28th November 202221st June 2022 by Gary Stringer

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

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

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

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

Figure 2: Approved elevations of the Green Barn

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

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

Figure 4: Approved elevations of the Black Barn

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

Class Q Barn Conversions are something Planning & Design Practice are well versed in, having helped lots of clients imagine and realise their dream homes. The permitted development right legislation is a notoriously complicated and complex issue with many Planning Authorities. Since the permitted development right legislation was introduced, there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority.

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

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

Another Class Q Barn Conversion Approval in Derbyshire Dales

28th November 202227th April 2022 by Gary Stringer

PDP_barn Conversion Derbyshire, Derbyshire Barn Conversion

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

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

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

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

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

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

We have vast experience of working on barn conversions, both via full planning and/or prior approval (Class Q) application routes. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

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

Main Image: Photograph of the Dutch barn to be converted

Planning Success: Boost for rural tourism within Derbyshire Dales

28th November 202222nd March 2022 by Gary Stringer

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

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

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

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

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

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

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

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

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

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

Class Q success in Staffordshire

28th November 202219th January 2022 by Gary Stringer

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

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

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

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

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

Class Q’s are something Planning & Design Practice Ltd are well versed in, having helped lots of home owners imagine and realise their dream homes. The permitted development right is a notoriously complicated and thorny issue with many Planning Authorities. Since the permitted development right was introduced, there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority. You can read more about this here.

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

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