Fuller Long have been granted Prior Approval Consent for a property located within the Green Belt in Surrey. Our client wished to convert one of his existing barns into a dwelling house (Class C3) under the Town and Country Planning (General Permitted Development) Order 2015 Schedule 2, Part 3, Class Q.

Our consultant prepared a Prior Notification application on behalf of the client, which was supported by a Planning Support Statement to address all relevant criteria pertaining to the Town and Country Planning (General Permitted Development) Order 2015.

We were able to prove that the building in question was originally erected for horticultural uses and that there had been no change of use since its erection, meaning that development is able to be permitted.

We were also able to show that the footprint of the building would remain the same throughout its conversion, and that the main structure of the barn would also remain with repair work being carried out where necessary.

Through providing a Phase 1 Contamination survey, advice about the structural integrity of the structure and a full set of plans, Fuller Long was successful in gaining prior approval on behalf of our client thus adding value to the site.  

Recent changes to the Prior Notification process

On the 6th April 2018, the government made it significantly easier for people living in rural areas to convert agricultural buildings into buildings for domestic use, in particular into new homes through the prior notification process.

Since the introduction of the prior notification process in 2015, the rules have been broadened to allow more time, as well as being extended to include other property types, including office to residential (B1-C3), home extensions and from existing agricultural buildings to residential homes.

The most recent addition to the planning rules allows people in rural areas to submit an application under the prior notification process for the conversion of up to five new dwellings without the requirement of formal planning permission, rather than the maximum of three that the previous system allowed.

The rules now allow for up to three large homes with a maximum of 465 square metres or up to five smaller homes each no larger than 100 square metres, or a mix of both with a total of no more than five homes, of which no more than three may be larger homes. Additionally, the size limit for newly constructed agricultural buildings has been increased from 465 square metres to 1,000 square metres.

Housing Minister Dominic Raab announced these changes at a time when it is clear that rural areas are lacking affordable homes to rent and buy. The conversion of farm buildings contributed only 0.15% of the overall total of new housing in the United Kingdom in 2017, with 330 new homes being built in this manner.

These regulations support the Ministry of Housing, Communities and Local Government’s focus on making the most effective use of land or buildings in the draft revisions to the National Planning Policy Framework, which were also announced recently.

Speaking about the announced changes, Mr Raab stated he believes they are “part of our comprehensive reform programme to build the homes Britain needs.” He also believes that the new planning rules will help to increase the amount of flexibility on how best to use existing buildings and adhere to the need for additional creativity in order to meet the housing needs of rural communities. The hope is this will all take place whilst still remaining loyal to the character of the area and safeguarding people’s privacy.

The Country Land and Business Association (CLA) an organisation which represents landowners, farmers and rural businesses, welcomed the announcement of these changes. Regarding the issue, CLA president Tim Breitmeyer stated that the changes will be able to “unlock investment potential and provide a boost to rural businesses and communities” through the increased ability to convert existing farm buildings into dwellings.

However Mr Breitmeyer also believes that problems remain, with significant local authority resistance to the use of permitted development rights, despite the clear policy direction.

If you are a rural landowner seeking advice on the development of agricultural buildings under these new changes, Fuller Long can be of assistance. To contact us and find out more about our services, please do not hesitate to call 0808 164 1288 or email us at hello@fullerlong.com.

 

Image source: https://www.pexels.com/photo/agriculture-countryside-cropland-dawn-83499/