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PLANNING

PLANNING. RE-USE OF FARM BUILDINGS GEOFF LYON (Senior Planning Officer) North Norfolk District Council. The Big Question…. What can I do with my redundant farm buildings?. The Big Question 2…. Can I diversify to support my farming business/enterprise?. Policy Basis.

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PLANNING

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  1. PLANNING RE-USE OF FARM BUILDINGS GEOFF LYON (Senior Planning Officer) North Norfolk District Council

  2. The Big Question…. • What can I do with my redundant farm buildings?

  3. The Big Question 2…. • Can I diversify to support my farming business/enterprise?

  4. Policy Basis • Varies between District Councils – Adopted Local Plans establish the basis for decision making. • Advice From Central Government (PPS7) – Sustainable Development in Rural Areas “Sustainability” is the key word • New Local Development Frameworks (LDF) being drafted and put to pubic consultation.

  5. Factors to Consider • Other factors that may influence use include:- • Highway Safety; • Flood Risk (Environment Agency); • Contaminated Land - Environmental Health; • Conservation/Design/Landscape Issues; • Listed Building Legislation; • Protected Species (Bats and Barns Owls)

  6. Possible Uses • Can I Convert my redundant building into a Residential Dwelling? - a very frequent question - Depends on location but usually in North Norfolk it will be unlikely under the current Local Plan unless the buildings are adjacent to the boundary of a town or village.

  7. Farm Diversification • Proposals for farm diversification will be permitted where: • They would not prejudice the future agricultural operation of the farm and; • They are in accordance with other policies of the Local Plan

  8. Possible Uses • Commercial / Business Use? - Can be in a variety of forms but the end use is often determined by:- • Supply/Demand Economics; • Location; • The size of the building; • The cost of converting the building; • Likely rental income. Etc……

  9. Possible Uses • B1 (Office) – Includes light industry • B2 (General Industrial) • B8 (Storage & Distribution) • A1 (Retail) - Farm Shop (Local Produce) - Real Ale Shop - Local Crafts

  10. Possible Uses • Holiday Accommodation? • Becoming quite a frequent proposal, particularly given the popularity of North Norfolk as a tourist destination and a rise in the number of people wishing to take short-breaks within the UK. • Often more for second home use than as a holiday business. • Holiday use would be acceptable in principle subject to certain criteria. • These may change under the LDF.

  11. Complexity of conversion • Varies depending upon the chosen end use and the construction of the building -Modern (Steel portal frame) -Traditional (Brick and Flint etc) • B2 or B8 use may not require significant financial outlay if using a steel portal frame requiring little modification. • Holiday or Office use may require more expense to bring it to the market due to required higher finished standards, particularly for traditional buildings

  12. Starting point • What’s the current condition of the redundant building that I would like to re-use? • Is it soundly built and suitable for the proposed use without complete or substantial rebuilding and/or extension? • If in doubt - Get advice from a Structural Engineer

  13. Capable of Conversion? • If the answer is yes, then the hard work begins. • It is advisable to employ a good architect who is competent and understands the complexity and sensitivity required to achieve a successful barn conversion scheme. Particularly important in relation to traditional buildings.

  14. Useful Advice • North Norfolk Design Guide • Available from the Council’s Website: http://www.northnorfolk.org/downloadfiles/DesignGuide_complete.pdf

  15. Useful Advice • Available in two parts from:- http://www.english-heritage.org.uk/upload/pdf/Traditional-Farm1.pdf and http://www.english-heritage.org.uk/upload/pdf/Traditional-Farm2.pdf Tel: 0870 3331181 for a copy

  16. Sustainable Construction • Advise consideration of Green Technology • Whilst there is a capital cost involved in including such technology, revenue costs can be significantly reduced; • Particularly useful in off-grid locations

  17. Where Can I get Help & Advice? • In North Norfolk – • Planning Dept, Council Offices, Holt Road, Cromer, NR27 9EN • Website: www.northnorfolk.org • Telephone:- 01263 516150 (General Enquiries) • Appointment with Planning Officers

  18. How long does it take? Usually a planning application takes 6-8 weeks to determine depending on the complexity of the proposal. Recommend early discussion with Planning Department prior to submission of an application to “iron-out” any potential problems.

  19. How to Contact Me Direct • Geoff Lyon (Senior Planning Officer) • Telephone: 01263 516226 • Email: Geoff.Lyon@north-norfolk.gov.uk

  20. Thank You

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