We recently took on a Change of Use application for a client who had an existing annexe building attached to their property, which they wanted to convert to a separate residential dwelling. The property was located within the South Downs National Park and outside the settlement boundary.
Councils generally resist new dwellings in the countryside, whether new builds or conversions, and for Planning purposes the proposed dwelling was considered to be in an ‘unsustainable location.’ However, national guidance simply states that isolated homes should be avoided. We therefore based our application on the fact that the site location was amongst other dwellings and only a short distance from the settlement boundary.
Submitting the Planning Application
We submitted a planning application for a change of use from ancillary accommodation to a C3 residential dwelling. The existing “annexe building” was a former outbuilding which had been converted to provide 2 bedrooms, a kitchen, loft room and a living room or games room. A new access was proposed for the existing dwelling while the proposed dwelling utilised the existing access. Due to room sizes and the overall internal floorspace of the building, our application proposed a one bedroom dwelling with a loft room. The proposed dwelling would have a good sized garden and sufficient on site parking.
Whilst the Council were wary of the proposed site’s location outside the settlement boundary, they took our additional factors into account. That the dwelling was close to the settlement boundary and not an isolated dwelling. It was decided that the proposal was a sustainable form of development. The dwelling was deemed to provide an appropriate sized accommodation with sufficient parking. The proposed new access was also accepted, because it provided good visibility when leaving the existing dwelling.
Planning Approval Given
The local council approved the planning application and my client was able to create an additional dwelling on the site. Making very effective use of their existing annexe building.
This case demonstrates that whilst councils are keen to keep rural development within the settlement areas, there are some opportunities for alternative developments. If a site is outside the settlement boundary planning permission will not automatically be refused. There may be ways for a development to meet planning criteria.
Can we help?
WPS Planning can help you establish if any special criteria apply in your case. In the Change of Use application we can set out the relevant material considerations in support of development outside the settlement boundary. We can also ensure that correct weight is given to the key issues in the decision making process.
If you are considering a Change of Use or Planning Application for a development outside the Settlement Boundary get in touch for a free initial consultation.