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Policy H21

Conversion of Buildings (Outside Settlements)

The conversion of existing buildings of permanent and substantial construction outside the development boundaries of settlements to form dwellings will only be permitted if all the following conditions are satisfied :

1.  The applicant has made every reasonable attempt to secure suitable business re-use, and the application is supported by a statement of the efforts which have been made, or the application is a subordinate part of a scheme for employment re-use; 
and

2. The building is a Listed Building, or a vernacular building which in form, bulk and general design is in keeping with the surroundings;
and

3.  In the case of non-listed buildings, they are in a sound state and capable of conversion to a dwelling without extensive alteration, rebuilding and/or extension;
and

4. The design of the proposed conversion reflects the original appearance and function of the building,
and

5. The number of dwellings created by a conversion proposal is limited to a scale of growth appropriate to the locality. Schemes will normally be restricted to single dwellings but in the case of larger ranges of buildings, up to three may be allowed,
and

6. Applications are accompanied by full plans showing that there would be no loss of the building's character,
and

7. Proposals do not preclude existing use of roof-spaces etc. by protected or endangered animal species, where such use is existing or recorded.

3.166 - The conversion of existing buildings outside settlements can create further opportunities to establish new dwellings in the rural area. However, the Government's advice in PPG7 Annex D is that Local Authorities should apply similar controls over the number of housing units created by conversion of buildings in the countryside as are applied to new dwellings in the countryside. In order to achieve this, only Listed Buildings or other buildings of historic interest would be considered suitable for conversion to dwellings.

3.167 - When designing schemes of conversion for traditional farm buildings, especially Listed Buildings, buildings in Conservation Areas and other buildings of local historic interest, the external appearance of the development should respect the original appearance and function of the building, which should still be evident after the conversion. This will ensure  that different phases in a building's development and use can be interpreted and appreciated in the future.

3.168 - In particular, schemes should utilize the building's original openings, and should avoid the introduction of unnecessary new ones. The use of prominent roof-lights or new dormer windows which disrupt the original roof line should also be avoided. Where possible, original doors and windows should be retained and repairs carried out using traditional materials and techniques. In general, schemes should avoid introducing a uniform domestic appearance to buildings which are clearly agricultural in their origin.

3.169 - Often, traditional farm buildings can be of great size, but this does not mean that conversion to form several dwellings would be acceptable in an area where the erection of new dwellings would be otherwise strongly resisted. In some exceptional cases where conservation interests are particularly important, or where the conversion proposal would form part of a cluster of existing dwellings, it may be acceptable to allow proposals for up to three dwellings.

3.170 - The Borough Council will consider with particular care applications for the conversion of buildings to dwellings in the countryside.  It will be the preference of the Council that existing buildings are maintained in appropriate employment uses, and that conversion to residential use is only considered once it has been established, to the satisfaction of the Council, that existing or alternative non-residential uses cannot be sustained.

3.171 - An appropriate professional opinion may be required to establish the structural condition of the building and the extent of rebuilding required to enable conversion.

Back To Section 4: Housing Development Outside Settlements
Back To Local Plan 1996-2006
On To Section 5: Housing Development Control Policies