Lavingham Planning Consultants

Planning and Development Specialists in Yorkshire and the North East

Town and Country planning act

Development Rights: A Mixed Bag for Farmers

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Recent amendments to the Town and Country Planning Act (General Permitted Development Order 2015) have brought significant changes to Class Q permitted development rights (PDRs), which allow farmers to convert agricultural buildings into residential dwellings. Planning experts have noted both positive and negative aspects of these changes. The government introduced these amendments following a consultation in 2023, and they took effect on 21 May 2024. However, transitional arrangements are in place to assist those who may be disadvantaged by the new requirements.

One of the major updates includes a new cap on floor space for converted dwellings. The changes generally offer greater flexibility but also come with some limitations. Farmers can now create up to 10 dwellings with a maximum cumulative floor space of 1,000 square metres.

However, each individual dwelling is capped at 150 square metres, roughly the size of a typical three-bedroom house. Previously, the limit was five dwellings with a cumulative floor space of 865 square metres and it was also possible to develop up to three larger dwellings with a cumulative floor space of 465 square metres.

The overall increase in total floor space is a positive step, but the 150 square metre limit restricts farmers’ options a little as not all large units will have the capacity to be divided into smaller units, for example.

Additionally, many clients seek to build homes larger than 150 square metres for their personal use. For the next year, until 20 May 2025, farmers can choose to apply under either the old rules or the new ones. So if you think this could be your next move, don’t hang around, we would love to help and support you on this journey, please do get in touch if we can assist.

 

Drop me an email at info@lavingham.com, today! Or check out our services page for more info on what we can offer.

How do I know if my barn conversion will need planning permission or not?

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We are often asked many questions about planning permission, and unfortunately a Yes or No is not always the answer. Of course we would always advise getting professional support when submitting a planning application on a range of options.

One area we often speak to our clients about is ‘what permissions are needed for barn conversions.’

Here are some of the situations where your planned barn conversion will not be permitted development and will still need planning permission:

  • if it is in an Area of Outstanding Natural Beauty (AONB)
  • if it is a listed building
  • if it isn’t on an agricultural unit (e.g. if the barn is in a garden or paddock rather than on a farm).

Outside these rules, there are numerous grey areas to find out about.  We would be able to advise you on whether your planned conversion is permitted development or not.

Interested in finding out more?

For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.

 

The planning process – What do you need to know!

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Planning applications have a ‘straightforward’ journey to approval. So they say….

For times where the path isn’t straightforward or even when it is, we like to help you to get there with the least amount of hassle, frustration, confusion etc etc etc.

Before you start on this journey, we wanted you to have a bit more background information about the planning process and how we can help.

Step 1 – Get professional plans drawn and your application completed, highlighting the positive aspects of your application. – We can help you prepare it and submit for you.

Step 2 – Once the application is submitted, the planning authority will publicise your application locally, and will notify immediate neighbours/businesses. – We can keep you in touch with developments in the application process and liaise directly with the planning team to answer any questions.

Step 3 – The public has a few weeks to comment on the application, to object or support it.- We monitor all public comments and gather additional information from the other consultees.

Step 4 – A decision is made on the application, usually within eight weeks of being submitted, on occasion it may be considered by the full planning committee on the recommendations of the planning officers. – We can attend the committee meeting with you or on your behalf, and present to the committee to answer questions.

Step 5 – Success, most planning applications are approved without issue, but if an application is refused it is important you get the right support and advice to see what your options are. If you wish to go to an appeal – We can be right by your side to provide additional information, and policy advice to get the best outcome from the Planning Inspectorate.

We can also provide our services from the other side, if you have concerns about a proposed planning application affecting you or your business?

We can help you to put across your objections in a concise way – don’t delay in getting involved.

If planning permission has already been granted, you have no right to appeal against the granting of permission, so don’t leave it too late.

We hope this helps you understand the process and how our involvement can make the process easier, positive and achieve the right result.

 For more information, please contact us at info@lavingham.com or send us a message via our social media platforms.

 

 

Need planning advice?

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Looking for planning advice? We often meet with Clients who are unsure whether they need planning permission for their next project. We understand it can be a minefield with changes to the guidance provided, but we take our time to make sure we are fully up to date with all of the legislation and do our best to make it understandable and work effectively for your project ideas. The formal line from the Government states:

Planning permission is only needed if the work being carried out meets the statutory definition of ‘development’ which is set out in section 55 of the Town and Country Planning Act 1990.

‘Development’ includes:

  • building operations (eg structural alterations, construction, rebuilding, most demolition);
  • material changes of use of land and buildings;
  • engineering operations (eg groundworks);
  • mining operations;
  • other operations normally undertaken by a person carrying on a business as a builder.
  • subdivision of a building (including any part it) used as a dwellinghouse for use as 2 or more separate dwelling houses

We can help work through these with you to make the path to your project approval as easy as possible.

If it is not necessary to make a planning application, are there any other steps required before the development goes ahead?

Even if a planning application is not needed, other consents may be required under other regimes. The following list is not exhaustive but illustrates some of the other permissions or consents that may need to be obtained before carrying out development:

  • works to protected trees
  • advertisement consent
  • listed building consent
  • hazardous substances consent
  • environmental permits/licences
  • building regulations
  • Scheduled ancient monument consent

Again we are on hand to liaise with the Local Authorities, and professional agencies to get the desired result for your project.

We are here for all of your planning needs.

Why not call us for a quick chat, contact us on info@lavingham.com Tel: 01609 617618 or 07432 789481