This project sought full planning permission for the conversion of 1x agricultural building into a 2x bed dwelling with associated works, including the erection of boundary fencing, various biodiversity improvements, a cycle store and EV charging point.
It was an interesting project, with the site located in open countryside, outside the settlement boundary and with access via an unclassified road. Furthermore, the planning history on the site showed previous refusals at both application stage and appeal, for conversion of the unit via Class Q.
Engaging the tilted balance in planning
On the face of it, a challenging project. And one in a local authority area that currently does not have a 5 year housing land supply. As such, the tilted balance was engaged. But this certainly wasn’t a cure-all given the complex nature of the site.
Having reviewed the proposals, it was clear this was a thoughtful conversion, providing quality living and amenity space with necessary parking and would benefit housing supply in the area. Our role was to evidence that despite the challenges, this was a viable scheme and that there were no adverse impacts of the proposed development, which would outweigh the fact that the Council currently has a lack of housing supply.
Planning strategy – helping great planning projects on challenging sites find a way through
A review of the planning history on site revealed that the previous refused application and appeal for conversion via Class Q did not meet the necessary requirements, not least because the proposed changes would materially enlarge the unit and there was not sufficient evidence that the site had been in continual agricultural use. However, the feedback from the determination process showed that the principle of a conversion to a residential building in this location could be deemed appropriate and no objections had been raised by any of the statutory consultees on this point. Furthermore, as part of our initial research, we identified several similar approved applications in the local area.
Bolstered by this, we collated a strong project team and successfully evidenced that:
- the building was structurally sound and capable of conversion;
- the proposed development would not result in an unacceptable adverse impact on the character and appearance of the area or the living conditions of nearby residents;
- the proposal would provide a suitable means of access and sufficient off-road parking;
- the proposed conversion would see the repurposing of a rural building, which would otherwise fall into disrepair. The sensitive design sought to reuse the existing structure and would provide an incremental contribution, fitting for its rural setting, to housing supply in the area;
- furthermore, national planning policies support the principle of converting redundant or disused buildings into dwelling units, even in remote locations.
The LPA approved the application without delay and we are so glad we could help our client turn this project around and realise their ambitions for the site.
If you are seeking to undertake a rural planning project and need informed, pragmatic and strategic planning guidance then don’t hesitate to contact us. We are experienced in farm diversification, including: glamping, wedding venues, barn conversions, business hubs, farm shops, Class Q, rural workers’ dwellings, equestrian projects, LDC’s and new farm buildings. We look forward to helping you.
About us
We are Plainview Planning – a solutions orientated, experienced and knowledgeable team of planning consultants. If you need professional and informed planning support with your development project, then contact our team via enquiries@plainview.co.uk, to see how we can best assist you, providing the site address and a brief overview of your project. We value your privacy and any information which you provide will not be shared outside of our company and will only be used in relation to your enquiry.