Conversion of Farm Buildings: Planning Applications

The conversion of farm buildings offers an exciting opportunity to repurpose rural structures into functional spaces while preserving their historical and architectural value. However, these projects often require planning permission to ensure the changes align with local planning policies and environmental considerations.

The process of obtaining planning permission is complex and has a significant impact on land value. Successfully securing planning permission depends on various factors that must be carefully considered before making major decisions.

Understanding the planning process and potential challenges is crucial for ensuring a positive project. At Collington Winter, our consultants can assist you in meeting planning permission requirements in order to ensure that your project is successful.

Is planning permission required for the conversion of farm buildings?

Whether you need planning permission for the conversion of farm buildings depends on several factors. This includes the building’s location, proposed use, and structural condition. Here’s an overview of when planning permission may or may not be required:

When planning permission may not be required

Some farm building conversions can proceed under permitted development rights (PDR). These rights are set out in Class Q of the Town and Country Planning (General Permitted Development) Order 2015. Key points include:

• Eligible conversions: Class Q permits the change of use of agricultural units to residential dwellings. The number of dwellings permitted is up to five homes, subject to certain conditions. It also allows associated building operations necessary to make the building usable.
• Limitations: To qualify for Class Q, the building must:
• Have been used solely for agricultural purposes on or before 20th March 2013.
• Not be in certain restricted areas, such as National Parks, Areas of Outstanding Natural Beauty (AONBs), conservation areas, or listed buildings.
• Be structurally capable of conversion without requiring substantial rebuilding.
• Comply with size limits (e.g., a maximum floorspace of 465 square metres for all proposed dwellings created).

If your project meets these criteria, you can apply for prior approval from the local planning authority (LPA) rather than full planning permission. This involves assessing aspects like transport impacts, design, and flood risk.

When planning permission is required

You will need full planning permission if:

• The building is not eligible under Class Q (e.g., it is located in a restricted area or requires significant structural alterations).
• The proposed use is not covered by permitted development rights (e.g., flexible commercial or industrial use).
• You want to make external changes beyond what is allowed under PDR, such as significant extensions or alterations.

Potential ecological constraints for the conversion of farm buildings

Ecological constraints play a significant role in the UK’s planning process. Local planning authorities carefully evaluate how proposed developments may affect the natural environment and legally protected species.

The presence of species such as bats, nesting birds, reptiles, amphibians, or great crested newts can influence whether planning permission is granted on farmland. If your project could disturb habitats or species safeguarded by law, ecological surveys may be required. These surveys help identify the presence of protected species and recommend mitigation strategies to minimise potential harm.

Development proposals must also address their impact on habitats and biodiversity. This includes considering areas of ecological importance, such as heritage landscapes, Sites of Special Scientific Interest (SSSIs), designated nature reserves, and Areas of Outstanding Natural Beauty (AONBs).

For large-scale or environmentally sensitive projects, an Environmental Impact Assessment (EIA) may be necessary. An EIA evaluates potential ecological effects on habitats, protected species, and the wider environment. The findings guide planning decisions and may mandate mitigation measures or alternative site options.

Projects near watercourses or areas at risk of flooding must account for their effects on water quality, hydrology, and flood risks. Local authorities often require specific assessments and mitigation strategies to protect ecosystems and reduce negative impacts on habitats and wildlife.

How can Collington Winter assist?

Our team at Collington Winter are able to assist clients to secure planning permission for the conversion of farm buildings. We can carry out any of the necessary ecological surveys or assessments that may be needed.

We provide a range of ecological services to help our clients to identify whether there may be any ecological issues with their proposal plans when applying for planning permission. These include:

• preliminary ecological appraisals
• protected species surveys
• tree surveys
• ecological clerk of works

We can comment on converting agricultural buildings and identify any mitigation measures that may need to be taken if any environmental constraints are identified.

Don’t hesitate to get in touch with our environmental consultancy today for more information at info@collingtonwinter.co.uk or call the team on 01204 939 608.