Transforming Farmland into Residential Spaces:

A Comprehensive Guide to Farm Masterplanning

Introduction

At Planning & Design Practice Ltd, we understand the unique challenges and opportunities that come with transforming farmland into residential spaces. Farm masterplanning for residential purposes is a meticulous process that requires strategic design, thorough planning, and adherence to various regulations. This guide will walk you through the essential steps and considerations for a successful farm masterplanning project.

Understanding Farm Masterplanning

Farm masterplanning involves designing and organizing land use on a farm to optimize its potential. When converting farmland to residential use, the aim is to create a seamless blend of agricultural heritage and modern living spaces. This process includes assessing the land’s capabilities, planning infrastructure, and ensuring compliance with local regulations.

Key Steps in the Application Process

1. Initial Assessment and Feasibility Study
   a. Land Evaluation: Assess the soil quality, topography, and climate to determine the suitability for residential development.
   b. Feasibility Study: Conduct a comprehensive study to evaluate the economic viability, environmental impact, and potential challenges of the project.
2. Planning and Design
   a. Masterplan Development: Create a detailed masterplan that outlines the layout, infrastructure, and design elements of the residential area.
   b. Sustainable Practices: Incorporate sustainable practices such as water management, energy-efficient buildings, and green spaces to enhance the quality of life and minimize environmental impact.
3. Navigating Regulations
   a. Planning Permission: Apply for planning permission from the local planning department. This involves submitting a detailed site plan, proposal plans, and an ecological appraisal.
   b. Compliance with Policies: Ensure the development aligns with local zoning regulations and planning policies. This may include considerations for preserving green spaces and minimizing disruption to existing agricultural activities.
4. Community Engagement
   a. Stakeholder Consultation: Engage with local communities, stakeholders, and authorities to gather feedback and address concerns. This helps build support for the project and ensures it meets the needs of future residents.
5. Implementation and Development
   a. Infrastructure Setup: Develop essential infrastructure such as roads, utilities, and drainage systems. This is crucial for creating a functional and livable residential area.
   b. Construction: Begin the construction of residential buildings, ensuring adherence to the masterplan and sustainable practices.

Combining Class Q and Class R Permitted Development Rights

When utilizing both Class Q and Class R permitted development rights, you can achieve a significant transformation of agricultural buildings into residential and commercial spaces. Here’s what you need to know:

1. Class Q Permitted Development Rights
   a. Residential Dwellings: Class Q allows for the conversion of agricultural buildings into up to 10 residential dwellings with a maximum cumulative floor space of 1,000 square meters[1]. Each dwelling is limited to a maximum floor space of 150 square meters[2].
2. Class R Permitted Development Rights
   a. Commercial Spaces: Class R permits the conversion of agricultural buildings into various commercial uses, including shops, offices, and storage facilities. The maximum cumulative floor space allowed for commercial use under Class R is 1,000 square meters[3].

By combining these rights, you can create a mixed-use development that includes both residential and commercial spaces, maximizing the potential of your farmland.

Applying for Planning Permission

Applying for planning permission is a critical step in farm masterplanning for residential development. Here’s a detailed outline of the process:

1. Pre-Application Advice
   a. Consultation: Engage with the local planning authority to discuss your proposal and get initial feedback. This can help identify potential issues early on.
2. Submission of Application
   a. Documentation: Prepare and submit a comprehensive application that includes a site plan, design and access statement, ecological appraisal, and any other required documents.
   b. Application Fee: Pay the necessary application fee, which varies depending on the scale and nature of the development.
3. Review and Decision
   a. Public Consultation: The local planning authority will conduct a public consultation, allowing residents and stakeholders to provide feedback.
   b. Decision: After reviewing the application and considering feedback, the planning authority will make a decision. This can result in approval, conditional approval, or refusal.

Applying for Prior Approval Using Class Q

Class Q of the General Permitted Development Order (GPDO) allows for the conversion of agricultural buildings to residential use without the need for full planning permission. Here’s how to apply for prior approval under Class Q:

1. Eligibility Check
   a. Building Criteria: Ensure the building meets Class Q criteria, such as being structurally sound and having been used solely for agricultural purposes.
   b. Location Restrictions: Verify that the building is not in a protected area like an Area of Outstanding Natural Beauty or a National Park.
2. Preparation of Application
   a. Documentation: Prepare a prior approval application that includes details on transport and highways impact, noise impact, contamination risk, flood risk, location and siting, design and external appearance, and provision of natural light in habitable rooms.
   b. Submission: Submit the application to the local planning authority.
3. Review and Decision
   a. Consultation: The planning authority will review the application and may consult with relevant bodies to assess the impacts.
   b. Decision: The authority will either grant or refuse prior approval based on the assessment.

Combining Class Q and Class R Permitted Development Rights

When utilizing both Class Q and Class R permitted development rights, you can achieve a significant transformation of agricultural buildings into residential and commercial spaces. Here’s what you need to know:

1. Class Q Permitted Development Rights
   a. Residential Dwellings: Class Q allows for the conversion of agricultural buildings into up to 10 residential dwellings with a maximum cumulative floor space of 1,000 square meters
   b. Each dwelling is limited to a maximum floor space of 150 square meters
2. Class R Permitted Development Rights
   a. Commercial Spaces: Class R permits the conversion of agricultural buildings into various commercial uses, including shops, offices, and storage facilities. The maximum cumulative floor space allowed for commercial use under Class R is 1,000 square meters
   b. By combining these rights, you can create a mixed-use development that includes both residential and commercial spaces, maximizing the potential of your farmland

Conclusion

Farm masterplanning for residential purposes is a transformative process that requires careful planning, strategic design, and adherence to regulations. By following these steps and understanding the permitted development rights under Class Q and Class R, you can successfully transition farmland into a vibrant residential and commercial community that preserves its agricultural heritage while offering modern amenities. Whether you’re a developer, investor, or planner, understanding the intricacies of farm masterplanning is essential for creating sustainable and thriving spaces.

Are you considering a farm masterplanning project? Feel free to share your thoughts or ask any questions! Contact us on 01332 347371 or email enquiries@planningdesign.co.uk

Michael Bamford, Director, Chartered Town Planer, Planning & Design Practice Ltd

References

1. Guide to changes to Permitted Development Rights (May 2024)
2. Changes to class Q and R permitted development rights – Agricultural …
3. New opportunities via enhanced permitted development rights – HCR Law
4. Class Q Permitted Development – Miller & Miller
5. Permitted Development Rights (Applicable until May 2025)
6. Class Q Permitted Development Rights – A Summary – Mark Doodes Planning …
7. Class R – Permitted Development – BONDSTONES
8. Class Q Permitted Development Rights – CPW Daniell
9. Barn Conversions: A Guide to Class Q Permitted Development (updated)
10. Changes to the Class Q permitted development right
11. Class Q and Class R – Changes to Permitted Development Rights
12. Permitted Development Rights – Acorus Rural Property Services Ltd
13. In The Know Changes to Permitted Development Rights – Strutt and Parker