Planning:

Rural Building Conversions.

Guide to Rural Building Conversions

Introduction

The information provided in this Supplementary Planning Guidance is intended to supplement the Council’s policies as detailed in the Berwick-upon-Tweed Borough Local Plan 1999, specifically:

• Policies S5 (Conversions of Buildings in the Countryside)
• Policy S12 (Conversions of Buildings in the Coastal Zone)
• Policy W4 (New Workspace in Existing Buildings).

There are many rural buildings that contribute to the Borough’s landscape and built heritage. Generally due to the changes in agricultural practices and economic production mechanisms, these buildings are under used or have ceased to be used for their intended purpose and have become redundant or are in disrepair. The Council is willing to consider sympathetic alter-native uses for rural buildings as a means of retaining important traditional buildings for future generations.

It is important to establish that the building is no longer suitable for its intended use and to consider all the possible alternative uses. It may be possible with minor repairs and amendments to utilise the building for modern agricultural, commercial or community purposes. Rural buildings have an important economic role to play in providing valuable workspace for rural businesses; or may provide the opportunity for diversification into self-contained holiday accommodation thus reducing the demand for new buildings in the countryside. All conversion schemes should assess their potential impact on the rural environment, taking into account traffic generating activities, noise and air pollution, access for people with disabilities, and sustainable transport initiatives e.g., access to public transport, provision for cycle parking.

Uses for Rural Buildings
There are many uses to which rural buildings may be converted; the following are a few suggestions;

Agriculture

• Storage of machinery and stock
• Office/Workshop
• Farm shop

Commercial

• Offices/Teleworking Centre
• Self contained holiday accommodation
• Camping Barns
• Light Industry/Workshops
• Craft industries

Community

• Village Hall/Meeting room
• Sports Facilities

Residential
A further use might be the conversion of a rural building to permanent residential accommodation, but careful consideration should be given to whether the building is structurally sound, and readily capable of conversion without the need for substantial rebuilding or alterations. Details such as the retention of traditional features, the positioning of windows and doors, the accommodation of garage space and vehicular parking, and the provision of domestic gardens are important features.

CAPABLE OF CONVERSION?
A rural building must be structurally sound, and of a suitable form to be considered capable of being converted to an alternative use. For example the conversion of a modern agricultural building of steel sheet construction to a residential use, would not be considered appropriate. Regard should be given to avoiding conversion proposals which may conflict with existing uses of adjacent buildings for example residential uses and certain agricultural activities. Any conversion proposals should not require substantial alteration demolition or rebuilding work. Buildings that would require an ew principal elevation and/or roof may be considered beyond repair. In these instances the buildings should be demolished and the land restored to its natural state. A full structural survey of the building to assess the level of work needed to enable the conversion may be requested as part of the planning application.

Adequate services, i.e. sewage disposal facilities, land drainage, electricity and/or gas supply and water supply should be available or capable of provision without the need for undue public expenditure, or without detriment to amenity or public safety.

ELEMENTS OF CONVERSION
It is accepted that to convert a rural building to a modern use, a certain amount of alteration work will be necessary. However this must be balanced with the need to retain those important features which give the building its traditional identity.

Materials
Materials are of the utmost importance when considering conversion and alteration proposes. The majority of rural buildings in the Borough are constructed of stone in random rubble with natural slate roofs, occasionally some elevations are constructed in old brick and some roofs use pantiles.

Traditional materials which match the existing should be used. Certain types of artificial slate may be acceptable if not listed or within a Conservation Area. An example of a suitable pantile is the Sandtoft Goxhill Old English. Existing timber and stone lintels, quoins and other features should be retained and reused wherever possible. Where new mortar is to be used, careful colour matching to the existing should be under-taken, usually incorporating a good proportion of lime.

Use of Recycled Materials
Recycled materials are usually weathered and can often be integrated into conversion work more sympathetically than new materials. In addition the use of recycled materials is encouraged in the interests of sustainability.

The Roof
The roof is one of the most important features of a rural building. It often dominates the building and is visible in long range views. Dormer windows are not usually found on agricultural buildings and will be resisted. Additional light may be created where necessary, by forming an opening in a gable end, or in some instances by the insertion of flush fitting roof lights on the least prominent elevation and preferably at a low level. Cosmetic features such as dovecotes, clock towers and weather vanes will also be resisted. The introduction of chimneystacks can also be intrusive on a roofline and are not characteristic of traditional farm buildings; a small metal flue is more acceptable and should be located on the least prominent elevation. Television aerials, vents and flues should be placed at low levels or preferably within the structure itself. Satellite dishes require even more care in siting and may require planning permission.

Doors and Windows
Rural buildings are characterised by few and often small, window and door openings. Where possible all existing openings should be retained. Careful design of the internal layout of the building should enable modern requirements to be accommodated within the traditional form of the building. The traditional design of the building should be respected with any new openings kept to a minimum. Where new window or door openings are essential they should be of the same proportions as any existing openings and located on the least prominent elevation.

All materials and colours should match the existing and preferably be softwood or temperate hardwood. Large door openings are often a feature of agricultural buildings. In most instances they can be retained as a feature, providing a source of natural light when used as a window, or utilised as a door. Alternatively if the opening is not required functionally, it can still be retained as a feature, by filling the opening with appropriate materials such as vertical timber boarding. This should be recessed from the outer wall to help emphasise the original design and scale of the opening.

Rainwater Goods
Traditionally many rural buildings did not have a rainwater drainage system. Therefore, new downpipes should be discretely located where possible on the least visible elevation, and be bracket mounted as opposed to being on new fascia boards. Material should preferably be painted metal in a traditional design.

Extensions
Rural buildings tend to be of a simple form. Changes to the roof slopes, amendments to the eaves line and the addition of porches can result in a loss of the building character. Essentially the building should be capable of conversion for the intended purpose without the need for new extensions.

Vehicular Access and Parking
Proposals for converted rural buildings should where practical utilise existing accesses and be suitable for the intended scale of use i.e. if required by heavy vehicles. These will need to be assessed by the Highway Authority to ensure they are suitable to meet modern requirements of visibility and emergency vehicular access. If a new access is required it should where possible follow natural boundaries or topography. Accommodation for the storage and parking of vehicles should be integral to the conversion. Existing structures should be used for garage accommodation where possible. If hard standing is the only option, visual intrusion can be minimised if the parking area is well screened by either a stone or brick wall, or planting and timber fencing. The use of modern ground coverings such as tarmac or concrete should be avoided. Crushed local stone, paving, gravel or cobbles are more appropriate alternatives.

Gardens
If a conversion involves residential accommodation, provision should be made for access to private amenity space. This space should be integral to and of a scale commensurate with, the building. To avoid visually intrusive development in a rural setting, all or most of the property’s permitted development rights may be removed by way of a planning condition attached to any approval. This may, for instance, restrict the erection of garden sheds or greenhouses or children’s play equipment. The curtilage of any private amenity space should be defined by the use of a low hedgerow and timber post and rail fence, or stone, or where appropriate brick wall. A landscaping scheme may be requested as part of a planning application; this will be expected to contain indigenous trees and hedgerow species.
An oil or liquid petroleum gas tank may need to be sited within the garden or adjacent to the building. This should preferably be to the rear of a building or in the least visible part of the garden. Access for servicing the tank should be considered.

Siting the tank underground or screening may help alleviate the visual intrusion. Natural stone walls, close boarded timber fencing or hedgerows and shrubs may be appropriate. The siting, fitting and screening of the tank should comply with the Health and Safety Executive Standards.

Nature Conservation
Birds and other mammals often use old rural buildings for nesting or. roosting. Barn owls and bats are two species protected by the Wildlife and Countryside Act 1981. English Nature should be contacted for advice on any building used by these species. Work to the building may have to be delayed until after the breeding and nesting seasons or in some instances until alternative accommodation for the affected species can be arranged.

LISTED BUILDINGS
The Department of Culture, Media and Sport lists some buildings as being of Special Architectural or Historical Importance, either individually or as a group. Special controls are exercised including alteration to internal features for these buildings and buildings in Conservation Areas where higher standards are normally required in conversion work.