Landowners seeking to convert agricultural buildings into residential accommodation under Permitted Development Rights (PDR) are accustomed to having the odds stacked against them – but, according to Bruton Knowles, this could be about to change.
Planning consultant Paul Barton (pictured above) from Bruton Knowles Gloucester office believes that a combination of factors have led to more than 50 per cent of applications to transform surplus farm buildings into housing being thrown out by local authority planners.
He says; “Permitted Development Rights came into force just over 12 months ago to enable landowners or farmers to convert agricultural buildings to flexible, educational or residential use, but fewer than half of the applicants have been given permission to press ahead with their schemes.
“It would appear the greater proportion of applicants are failing to take into account the small print relating to just what they can and cannot do, and this, combined with a resistance by some local planning authorities, has resulted in many refused applications.”
Mr Barton believes that fresh clarifications issued earlier this year by the government should help to tackle the major issues standing in the way of development.
“The new guidance has provided positive clarification of some issues which have proved difficult,” he said.
However, he is careful to point out that landowners should familiarise themselves with the legislation before submitting a proposal.
This will help save on the inconvenience should the site be deemed unsuitable for conversion – for example, PDRs are not applicable if the building is located in a site of special scientific interest, in a safety hazard area, in a military explosives storage area or if the property is a scheduled monument or listed building.
Furthermore, applicants can expect their proposals to be turned down if the site in question was brought into use after the 20th of March 2013, as it must be used solely for agricultural purposes for 10 years before any development can begin. As with all residential conversions, applicants will also need to take issues such as noise, transport and highways into account.
The main point in the new guidelines states that up to 450 square metres of floor space within any established agricultural unit can be used to create up to three dwellings, excluding any existing residential properties on the unit unless they were already subject to a PDR application. They also clarify the issue of works “reasonably required” to convert the building into a habitable space, such as partial demolition to install doors, gas services or drainage.
Mr Barton concludes; “Structural changes are not permitted, but the permitted development rights should not restrict the conversions to those buildings ordinarily considered ‘traditional’.
“Overall, the guidance should help clarify many of the issues which have arisen from those applications which have already been submitted, over half of which have been refused.”
Meanwhile, Bruton Knowles Bristol office is advising landowners that, due to development requirements in the area, now is a good time to sell.
According to partner Richard Brogden (pictured below), the high volume of recent large scale housing developments has significantly eaten into the existing supply of land, meaning development firms will soon be looking to build up their strategic land portfolios.
Mr Brogden says; “Landowners need to be looking beyond the developments at Filton Airfield and Emersons Green – which are already active – and consider where developers will be looking next.
“Land in likely locations adjoining big cities like Bristol will realise far in excess of the £10,000 per acre average we are now seeing in many parts of the region, and this is why this is such a good time to move on a parcel of land.
“Landowners who might be thinking of selling should move now to take advantage of the large amounts of investment cash out there, along with historically low interest rates.”
Mr Brogden concludes by saying that the northern fringe is likely to see further residential development and landowners should be moving to market now if they are to take full advantage of current market conditions.
