BARN CONVERSION

WYMONDHAM, NORFOLK

Planning Consultancy:

Barn Conversions.

Changes to Permitted Development (PD) Rights introduced in early April 2014 have transformed the landscape for anyone wishing to undertake barn conversions in England (not applicable to the rest of the United Kingdom as it currently stands). Further amendments took effect on 6 April 2018, including the allowance of up to five new homes to be created from existing agricultural buildings rather than the previous maximum of three.

What has Changed?

As a result of the amendment, it will now be possible to convert existing agricultural buildings – barns for example – into homes without needing to expressly apply for planning permission, as had previously been the case. Permitted Development Rights allow homeowners to carry out building work to their homes without needing to apply for planning permission from their local authority and have traditionally been used to enable minor extensions, loft conversions and the creation of outbuildings to be carried out without the need for notification.

What are the Details?

The Barn Conversion clause comes about as part of a new Class Q of the Second Schedule of the General Permitted Development Order. This new class authorises change of use of a building and any land within its curtilage from use as an agricultural building to a use falling within Class C3 – dwellings. It also authorises building operations ‘reasonably’ necessary to convert the building to residential use.

The site must have been used solely for agricultural use.
The barn must have existed on by 20th March 2013 (no building new barns!). New barns can be built and converted into homes but must exist as solely agricultural buildings for at least 10 years.
The total floorspace of your barn to be converted must be no more than 465m² – if the barn is bigger, you’ll only be able to convert to a maximum of 465m²*.
The 465m² can be divided into five* separate dwellings.
If the site is subject to an agricultural tenancy, landowners must have the express consent of their tenants.

*effective from 6 April 2018. Find out more about these changes to PD rules for agricultural buildings.

How Much Can You Rebuild?

Class Q permits reasonable building operations to convert a barn into a house, but only within the envelope of the existing structure. It permits partial demolition and rebuilding of the barn, but the extent of this allowance will probably be decided by case law. Most experts believe it unlikely that flimsy Dutch barns or glasshouses could be simply knocked down and replaced with a new house (even if it were to mimic the appearance of the existing) although this is something that will be established as homeowners and local authorities dispute the detail. However, significant improvement to the existing fabric, including new windows, even new walls as required, will be permitted under Q.

Are There any Exclusions?

Class Q – the barn conversion clause – doesn’t apply on any site within so-called Article 1(5) land, i.e. National Parks, Conservation Areas, etc.)

What do I Need to do Before I Convert my Barn?

As is increasingly the case with the more controversial elements of Permitted Development, Class MB is subject to what’s known as a Prior Notification procedure.

As you can see, this does give the local authority power to veto the development (although their decision must comply with the policies in the National Planning Policy Framework. In many ways, this makes the Prior Notification process within Permitted Development a planning application by another name.

It is still too early to gauge the impact of the Prior Notification clause; however, as barns are often in isolated rural areas, one can imagine the issues of sustainability being raised as a potential objection by local authorities.

Likewise, Prior Notification is also required for the local authority to decide whether they need to have prior approval on the design and external appearance of the building. Again, any decision must be met within the context of the NPPF, but it’s not too difficult to conclude that this is just another form of planning application. Under the Prior Notification procedure, the local authority does have the right to impose conditions on the development.

Case Sudy: Ground floor and two storey extensions to existing dwelling, demolition of existing triple garage and erection of new detached swimming pool enclosure - Wad Barn Berkswell Road Meriden Solihull CV7 7LB. Ref. No: PL/2021/02988/MINFHO | Status: Approved

En-Plan were approached by the owners of Wad Barn to extend and modernise the eixsting unit to allow for abtter appointed family home. As can be seen by the below the property has an extensive planning history:

Porch extension. Ref. No: PL/2015/50846/MINFHO | Status: Approved
Discharge condition No. 3 on planning application PL/2015/50846/MINFHO. Ref. No: PL/2015/51857/DIS | Status: Approved
Ground floor garden room extension. Ref. No: PL/2016/01620/MINFHO | Status: Withdrawn
Garden room extension and additional windows and increased door width to kitchen. Ref . No: PL/2017/01475/MINFHO | Status: Approved
Non-material amendment for window alterations on planning approval PL/2017/01475/MINFHO. Ref. No: PL/2018/01404/NONMC | Status: Approved

En-Plan first looked at the context of the barn and its eixsting vernacular as most barns were constructed during the 18th century and the beginning of the 19th century, as farms within the Solihull Borough enjoyed a peak of prosperity brought about by the Enclosure Acts, the Industrial Revolution and the Napoleonic Wars. Consequently, many brick farmhouses, barns and other out buildings date from this era. The buildings were either newly built or were replacements for earlier timber-framed buildings, In some cases, the replacement buildings incorporated some of the timber framing components from the original house or barn.

Many farmhouses in Solihull are statutorily listed buildings - that is, they are included on a list prepared by the Secretary of State for Culture, the Media and Sport, which records those buildings throughout the country that have special architectural or historic interest. Their out buildings, by virtue of being within the curtilage or attached physically to the main building, are often effectively listed, too. Some individual out buildings or barns are listed in their own right. It is an offence to undertake any works to listed buildings, including their conversion, without first obtaining the consent of the local planning authority (Solihull Council).

Conversions to residential use will be considered carefully, although that may not be the most appropriate use, as with other proposed uses (conversion to offices or workshop units, for example). Each proposal for the conversion of a rural building will be assessed on its individual merits but there can be no guarantee of a planning consent for a conversion. There are critical planning considerations, in particular the extremely sensitive nature of the Green Belt, where many of these buildings are situated.

It is necessary to ensure that the original building keeps as much as possible of its original character after conversion. The form of the building springs from its original use in agriculture and is normally expressed in large expanses of uninterrupted tiled roof pitches and timber framing, or mass brickwork that has mellowed over time. These elements give such buildings their character and should be retained where possible and in this case that exactkly what wedid withthe synmpathetic extensions proposed.

The Council would look to the relevant criteria set out in Solihull Planning Policy Guidance Note no.2 on Green Belts on the general suitability of schemes within the Green Belt. Planning Policy Guidance (PPG), Note no.2 relate to Green Belts. Approximately 70% of Solihull's area lies within the confirmed Green Belt and this is also the location of the vast majority of its out buildings that might be candidates for conversion. PPG 2 states that the reuse of buildings inside a Green Belt is not inappropriate providing it does not have a material effect on the openness of the Green Belt.

The merits of this particular extension to an existing barn conversion and the addition of a new detached swimming pool and gymansium in the grounds were all seen to follow both national and local planing policy and as such Planning approval was granted.

Post planning apporval we have assited with building regulations plans to assist with the build and helped vary the original permission to allow for changes to the orginal apporval as requested by the owners.

Further Information

Please call me 07931 541 804 for a free no obligation consultation or email me on simon@en-plan.co.uk. I look forward to talking through any proposals you may have, and how our Planning Consultancy and Architectural Services can work in harmony to deliver your project.