Luxton Architects

Planning Permission and Listed Building Consent Obtained for Conversion of Barns Despite Complex Planning History and Heavily Constrained Site

22 October 2018

This was a particularly complex case due to the site’s extensive planning constraints and detailed planning history. The site is located within the settlement boundary for Marshfield, (South Gloucestershire) however is also in the AONB and conservation area, partially within the Green Belt and involved the conversion of curtilage listed buildings. The barns were the subject of a planning refusal in 2006 for their conversion which was upheld at appeal on the grounds of visual amenity, impact on Green Belt and conservation area and harm to residential amenities.

The planning team at Ridge, who led the project, carried out extensive pre-consultation meetings with the parish council, local planning authority and the neighbours. The team at Ridge assessed the proposals against relevant Development Plan policies and other material considerations including the NPPF and NPPG and demonstrated that there were no adverse impacts sufficient to outweigh the number of benefits that the proposal’s advance. Furthermore, Ridge were able to demonstrate that the scheme would enable the sympathetic conversion of existing, redundant buildings located in a sustainable location within the defined settlement boundary for Marshfield.

Ridge were able to demonstrate, in tandem with accompanying technical reports, that the scheme would preserve the rural character and natural beauty of the AONB through the sensitive re-use of existing, redundant agricultural buildings. The LPA accepted that the scheme would avoid an overtly domestic appearance and the design rationale for the proposals took its lead from the local vernacular and the existing built form. The objections raised during the Inspector’s consideration of the previous scheme were all addressed.

The LPA agreed with the findings of Ridge that overall, the use of the development comprises an appropriate form of development in the green belt and the scheme would not materially affect the character and appearance of the Conservation Area or the curtilage listed buildings. Additionally, the LPA accepted that there would be no landscape harm.