Bagendon Manor Farm, Bagendon

barn conversion, country and town planning

Dairy Shed & Barn Conversions

Impact Planning Services have been working with our clients, Mr and Mrs Barefoot, since 2015, providing planning advice and expertise regarding redevelopment of land at Bagendon Farm, improving the appearance of the farm and securing the longevity of the business .

The site lies within the Cotswold Area of Outstanding Natural Beauty and is within the setting of a Grade II and a Grade I Listed Building. The building is also within close proximity to Bagendon Conservation Area – not without some constraints!

Garage and Workshop

The practice secured permission in 2015 for a modest new garage and workshop building within the farm yard complex. This was previously used for parking farm trailers and open storage in association with the farm uses and formed part of a site wide strategy by the client, to diversity the farm.

The agricultural form of the building ensured that the proposal was a visually familiar feature of the local landscape. The height and pitch of the building roof represented a similar style to the agricultural buildings within the farm complex, with vertical timber cladding to the external walls.

As a consequence the proposal would not appear incongruous or unsympathetic within the Cotswold landscape, and the application was approved and the workshop has now been constructed.

Dairy Shed Conversion

More recently, Impact Planning Services assisted our clients, in achieving a planning consent for the conversion of a Dairy Shed to form a single residential dwelling. The practice project managed this application, submitted a robust planning argument overcoming potential objections on landscape and conservation grounds, to receive a permission for the Applicant in early 2018.

The practice has previously secured consent for the conversion of the barn to form two tourist accommodation units in 2015. However, the Applicants had taken the decision to pursue an alternative business plan which did not include tourist accommodation. The Applicants proposed to down-size form their current residence at Bagendon Manor, however remain within the village and continue to run their rural business from the farm holding within the converted Dairy Shed.

The former dairy shed is located within Bagendon Farm and is a single storey 1950s utilitarian agricultural building. The conversion of the building proposed a similar external appearance to that previously approved, with timber cladding and replacement of the corrugated asbestos roofing with a dark grey corrugated steel roof including five flush roof lights. The proposals ensured that the predominant appearance will remain one of a simple unsophisticated building but with considerable visual improvement over the existing external elevations. Internally the proposals would create a 3-bedroom dwelling with further guest accommodation provided at a mezzanine level.

The emerging Cotswold District Council Local Plan was currently going through its examination phase and thus could be afforded substantial weight. Policy EC6 – Conversion of Rural Builds, provides for such conversion schemes subject to three criteria.

  • The building is structurally sound, suitable for and capable of conversion to the proposed use without substantial alteration, extension or rebuilding;
  • It would not cause conflict with existing farm operations, including severance or disruption to the holding that would prejudice its continued viable operation; and
  • The development proposals are compatible with extant uses on the site and existing and planned uses in close proximity to the site.

Impact Planning argued that the conversion proposals were entirely consistent with the criteria of the emerging policy. Policy EC6 essentially replaces the current Cotswold District Local Plan’s “saved” Policy 28. That policy was in effect rendered out-of-date as a consequence of relevant national planning policy relating to the re-use of redundant or disused buildings as expressed at paragraph 55 of the NPPF. Furthermore, there was clear public benefit to the proposals in terms of the visual enhancement of this building.

The application was approved by Cotswold District Council earlier this year and we look forward to seeing this development and conversion progressing over the coming months.

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