RE-USE AND ADAPTATION OF RURAL BUILDINGS

Introduction

7.91 The re-use and adaptation of existing rural buildings is an important planning consideration. It can play an important role in meeting the needs for commercial and industrial development, as well as tourism, sport and recreation. It can also reduce the demand for new buildings in the countryside, provide jobs, and help to secure the future of buildings, which may otherwise become vacant or derelict.

7.92 PPG7, in paragraphs 3.14 - 3.17 and Annex G, sets out the government's policy framework for the re-use of rural buildings. Further strategic policies are included in the Conservation of Town and Country, and Development Chapters of the adopted Worcestershire County Structure Plan1996-2011. In principle, there is no objection to the re-use of buildings in rural areas, subject to detailed policy considerations.

7.93 With the changing structure of the rural economy and changing patterns in agriculture, many agricultural and other rural buildings are becoming surplus to modern day requirements. In many cases the buildings are structurally sound substantial buildings built of traditional local materials which with the passage of time have mellowed into the rural scene. Some of the older historic farm buildings are Listed as being of architectural or historic interest. Most are not, yet may nevertheless be worthy of retention, and some may require a new use to ensure their long-term upkeep.

7.94 In utilising these rural buildings, it is important to ensure that their architectural characteristics are not destroyed through conversion and in many instances industrial or commercial uses provide a more sympathetic use for such buildings than the much sought after residential use. When considering proposals for industrial or commercial conversions, wider environmental and sustainability considerations such as the economic, social, ecological and visual impact, the need to maintain the openness of the Green Belt, the need to safeguard the amenity of residential property, and the need to ensure that access and traffic can be safely accommodated must be taken into account. Where the openness of the Green Belt or the landscape character of the surrounding countryside, or the setting, architectural qualities or conservation value of the buildings is considered vulnerable to future development that may have a material adverse impact, the Council will consider removing permitted development rights by imposing a condition on any planning permission.

Traditional and Non-Traditional Buildings

7.95 Agricultural and other rural buildings take a variety of forms, e.g. barns, cart sheds, granaries, stables, dovecotes, mills, milking parlours, and livestock units. Broadly speaking, they can be divided into three types:

Traditional agricultural:

These are normally vernacular buildings, typically with stone or brick walls, timber roof supports and roofs clad with plain tiles or slates. Some older examples may be timber framed. They have high amenity, architectural, historic or cultural value, and outstanding examples may enjoy the protection of Listed Building status.

Non-traditional agricultural:

These are normally prefabricated permanent buildings erected for agricultural purposes. Typically they have concrete, metal, asbestos and wooden boarded components. They have little or no amenity, architectural, historic or cultural value but are of value to the agricultural industry. Therefore, any proposals for re-use should reflect their intended function. None of these would normally be Listed Buildings.

Other rural:

These are other buildings of permanent construction, not erected for the purposes of agriculture. Examples include storage facilities or community buildings.

Re-use and Adaptation of Rural Buildings - Conversion Criteria

Policy RB.1 Within rural areas, agricultural and other rural buildings will be acceptable for conversion to other uses, provided that: i) the building(s) are of permanent and substantial construction, of a form, bulk and general design in keeping with their surroundings; ii) they are of a size suitable for re-use without extensions or extensive alterations, or the addition of new buildings within the curtilage; iii) they are structurally sound, and in a condition capable of re-use without significant building works or complete reconstruction and in the case of residential proposals, the buildings are of an appropriate form for the intended use; iv) the conversion works would have no significant detrimental effect on the fabric, character or setting of the building; v) satisfactory access arrangements can be made; vi) the proposal does not lead to the dispersal of an activity, which would have an avoidable adverse impact on the local economy, or prejudice the vitality of nearby towns or villages; vii) they do not involve the conversion of domestic outbuildings The District Council will consider the removal of permitted development rights for such buildings by the imposition of a condition on any planning permission.

 

7.96 The Design chapter of the plan contains further details regarding general design principles and considerations.

Appropriate Uses

7.97 There is significant pressure for the conversion of rural buildings for residential use, However, such conversions create little or no benefit to the rural economy or community, and may be difficult to integrate into a building without changing its character. PPG7 states that the conversion of rural buildings for industrial or commercial uses often generate the widest benefit to the community, and that the conversion of buildings in those uses to residential use may have an adverse impact on the local economy. Consequently, local planning authorities should consider the needs of their areas for both business and residential conversions. In the light of this guidance, it is the District Council's view that wherever possible, priority consideration should be given to business and commercial uses in preference to residential use. There are, however, some buildings which may only be suitable for conversion to residential use. Sustainability considerations apply to the consideration of the suitability of any proposals. The considerations set out in paragraph 3.14 of PPG7 apply to any proposals for the re-use and adaptation of rural buildings. Proposals involving the conversion of non-traditional and other rural buildings, must include evidence that the property has been actively and reasonably marketed for business or other commercial uses for a period of no less than 6 months.

Re-use and Adaptation of Rural Buildings - Appropriate Uses

Policy RB.2 Proposals for the re-use and adaptation of rural buildings must be accompanied by justification that a reasonable effort has been made to secure a suitable business or commercial use, or that this is not practical, before residential use is considered. The marketing of non traditional buildings will be subject to particular scrutiny.

 

Impact of Existing Uses

7.98 There is significant potential for existing land uses to cause environmental nuisances and disturbance, which may affect the occupants of converted agricultural buildings. Farming and other rural activities can create potential problems such as odours, noise, slurry run-off and flies. It is therefore important to consider the potential impact of nearby existing land uses to ensure that the occupants of converted buildings are not subjected to unacceptable hazards.

Re-use and Adaptation of Rural Buildings - Impact of Existing Uses

Policy RB.3 Proposals for the re-use and adaptation of rural buildings will only be permitted where it can be shown that future occupants will not be subject to unacceptable environmental nuisances and disturbance from nearby agricultural operations or other incompatible uses.

 

Operational and Amenity Space

7.99 All converted agricultural and other rural buildings require external operational space in order to gain access and provide private amenity space. If such space cannot be separated from other operations and activities in the vicinity, there may be conflicts between land uses. Minor alterations to allow access may be acceptable, but in general major operations should be avoided. Any alterations should not harm the environment, including the setting of the building to be converted.

Re-use and Adaptation of Rural Buildings - Operational Space

Policy RB.4 The creation of a residential curtilage or other operational space around the building must not have a detrimental impact on the quality or character of the countryside, or the setting of the building(s). The external operational space of re-used rural buildings should be kept separate from that of nearby incompatible activities, but should not require construction of extensive new access roads or servicing areas.

 

7.100 The setting of agricultural and other rural buildings, particularly traditional buildings, forms an important part of their character. In certain instances, a clear division between a building and the landscape might be a desirable quality to maintain, particularly for the conversion of isolated buildings, e.g. field barns. Where outdoor space is to be provided in association with a conversion, its extent and positioning might have to be regulated so as not to impair the setting, for example, with agricultural buildings are centred around a courtyard, it may be possible to locate amenity space on the inner edge of the development leaving the character and appearance of the outer elevations relatively unchanged.

Extensions

7.101 The re-use of rural buildings is subject to the criteria set out in Policy RB.1 above. The granting of any planning consent is regarded as exceptional circumstances, particularly in the Green Belt, by virtue of the fact that the building already exists. Any proposal for the extension of a dwelling created through conversion would result in conflict with criteria ii) of Policy RB.1, which states that the building must be suitable for re-use without extension. The subsequent extension of such buildings is therefore inappropriate.

Re-use and Adaptation of Rural Buildings - Extensions and Curtilage Buildings

Policy RB.5 Proposals for the erection of new curtilage buildings, or extensions to dwellings created through the re-use and adaptation of rural buildings will not be permitted. Such proposals are contrary to criteria ii) of Policy RB.1.

 

Nature Conservation

7.102 Many rural buildings, particularly traditional types, provide a habitat for wildlife. In some cases, the buildings may have been designed so as to actively encourage such habitation, e.g. by barn owls; but habitation by other species is also common, e.g. by bats. In many instances, such species enjoy statutory protection. It is therefore important to preserve, and where possible enhance traditional habitats.

Provision for Protected Species

Policy RB.6 Conversions of agricultural and other rural buildings should retain, and where appropriate, make new provision for habitation by nesting owls, or statutorily protected species. In the case of buildings where protected species are present, Policy NC.4 will apply.

Listed Buildings

Policy RB.7 Proposals for the re-use and adaptation of Listed rural buildings, which would result in the special architectural or historic interest of that building being adversely affected, will not be permitted.