Ant3000

The permission only allows for a replacement of a timber frame building, like for like.

The building wasn’t structurally sound and not feasible to improve upon (no floor, breezeblock and wooden sleeper foundations). It was actually intended to be a cricket pavilion but not put into use and given to my Dad who made use of it as an agricultural building). Without Class Q as an option the only feasible route to development was Class R (agri to commercial) and then demolish and rebuild. I appreciate it’s completely convoluted but then so is the planning system! I’m hoping the LPA will ‘eventually’ be convinced to allow residential but I’ll need to establish a feasible structure. There are lots of use cases for a timber frame business unit in the open countryside

Thanks - I’m going to email them in the morning 👍🏻

After years of trying I’ve finally received planning approval (with conditions!) It’s been a long journey and, as it’s open-countryside I’m not sure I ever fully believed it might be possible and so now it’s a reality I’m feeling a bit like a rabbit in a headlight. In hindsight I’ve probably achieved planning a bit ham-fisted in that I managed it all myself through pure determination and constant research (ADHD and hyper focus) plus I did my all own building design and drawings (I’m a graphic designer by trade) To give a very brief overview, I inherited some agricultural land with a derelict timber frame barn, asked for a house and was refused, tried for Class R permitted Development (with associated operational development for an office) - approved, applied for a ‘live/work’ - refused, finally applied to demolish the barn and develop and new office (Class E) - Approved (with an ongoing condition that it can’t be used for residential) The plan going forward is to develop a small ‘rural co-working space’ (essentially a business hub for rural business and hybrid workers) and then after a few years ‘when the dust settles’ ask for a change of use to residential. With this in mind, while I feel the investment in the land is worthwhile, I have to keep in mind that this is a commercial project (not my home) and as such I have to be sensible with my budget ( sub £200,000 savings and inheritance) My approval is for an approx 20m x 6m Timber Frame building with a ridge height of approx 4.8m. I’m currently exploring timber frame manufacturers (inc lodge type homes). I have spec’d screw pile foundations (but I figure I might be able to change this as a non-material amendment?) The timber lodge route seems to be the most viable route in terms of budget - plinth foundations / caravan act compliant (no building regs) etc (I’m told they can be designed to meet building regs though!) but I’m concerned that this route might not carry the right warranties or certificates (or if I need them? I’m not looking to sell within 10 years and I’m hoping not to need finance) The other route is a Timber frame manufacturer (looking at approaching Kingspan Timber Solutions / Solo Timber Frame etc) but I fear this might be outside my budget? I’m not adverse to a bit of labour so I’m currently looking at weathertight solutions with the view of doing as much as I can and then getting in trades for the bits I can’t! I’m also mindful that I need to consider… Building regs Surface Drainage / Sewer Treatment Plant Air source heat pump Mains water connection Electric grid connection (or off-grid solution?) I’m beginning to feel like I’m in a bit of a unique situation in that I don’t fit in the ‘self builder building my dream home category’ but it’s too small a project to be considered ‘a commercial build’ I’m keeping myself busy reading about building regulations, pipe gradient drops, percolation and discharge, table loadings for sewerage treatment etc etc and so any advice anybody is willing to share would be gratefully appreciated.

I inherited some land which sits about 1.8km outside of the main built up area of the closest village (i.e. open countryside) however there are a number of properties that extend along the highway that leads to my land. There is a dilapidated barn sited on the land which I recently achieved a Class R change of use (under 150m2) for flexible business use (i.e class E - Office ) along with associated operational development for the barn including an access roadway and parking for 6 vehicles. It had been my intention to develop the barn as offices in the hope of ultimately achieving permitted development to residential using Class MA by taking advantage the current 2 year rolling period however, in the interim I figured I’d take a punt on an application for a live / work development which was in essence the same as the approved Class R in terms construction but with minor amends to the internal layout to accommodate a 86% to 14% live work split (this ratio has previously been approved by the LPA), however this has since been refused primarily based on a local policy restricting development in the open countryside’ - The policy does continue to state that ‘in such instances’ development will be supported for “rural diversification projects” and “conversion of buildings” provided they are in “sound structural condition” and “suitable for conversion without substantial alteration” NOTE: I should also mention that previous to my Class R approval I had applied for permission in principle for a self build residential development which was refused on appeal under the same ‘open countryside’ policy citing unsustainable location With this in mind I’m now considering next steps and was hoping the group might be willing to offer some advice with the following - If I were to pursue the Class MA permitted development 1. When does the Class R material change of use occur? The notification of change of use states Aug 2021 however as the barn remains undeveloped does the change of use not occur until the barn is developed and being used as offices? 2. I understand that Class R to flexible business use is ‘Sui generis’ which includes Class E. If I were to develop the barn as offices (Class E) would permitted development under Class MA apply based on 2 year rolling period or does ‘Sui generis’ remain indefinitely (which would in turn require a full planning application and scupper any permitted development) If I were to appeal the live / work refusal… 1. The live / work refusal uses local plan policy to restrict development however hasn’t the Class R and associated operational works already established development? Surely whether or not the resulting use meets an ‘essential need’ is no longer relevant? 2. The policy supports ‘rural diversification’ and conversion of buildings’ and, whist I appreciate the building hasn’t yet been developed, does the associated operation works not provide for a fallback position as a development is a ‘real prospect’ - ‘Mansell v Tonbridge and Malling Borough Council’ NOTE; Whist the live / work contains a residential aspect it is in fact considered in planning terms as “Sui Generis” Many thanks in advance for your time