Conversions practice guide (PDF - Lake District National Park

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Practice guidance: Conversions
How do we approach planning applications for conversion in the open countryside?
www.lakedistrict.gov.uk
January 2013

Practice guidance: The conversion of buildings in the open countryside
What is practice guidance?
This guidance sets out our practice approach to proposals for the conversion of buildings in the open
countryside. It is one of a series of guidance notes that respond to customer feedback. It is not planning
policy, which can be found elsewhere on our website.
This practice guidance sets out:
• our policies
• national policies
• our approach to making decisions
What is the policy context?
The Vision for the Lake District National Park is that it will be an inspirational example of sustainable
development in action.
Our planning policies were adopted as part of our Local Development Framework (LDF) Core Strategy in
October 2010.
Government published the National Planning Policy Framework (NPPF) in March 2012.
What do our LDF policies say?
Achieving vibrant and sustainable settlements
LDF Policy CS02: achieving vibrant and sustainable settlements, states that development should be of a scale
and nature appropriate to the character and function of the location in which it is proposed, meeting needs
or bringing benefits to the local community or delivering sustainable tourism.
Policy CS02 identifies rural service centres, villages, cluster communities and open countryside. Policy
supports conversions in rural service centres, villages and clusters, in principle.
Policy CS02 states exceptionally, we will only support development in the open countryside where it
demonstrates an appropriate reuse, redevelopment or extension of an existing building.
The policy and the explanatory text do not advise on what amounts to the appropriate reuse or
redevelopment of an existing building. Site specific considerations and Policy CS11 have been used to inform
our approach.
Sustainable development principles
Policy CS11: sustainable development principles, states that we want all development to be designed and
carried out in a way that avoids adverse effects on the special qualities of the National Park and applies the
principles of sustainable development. This policy sets out nine requirements including reducing people’s
need to travel, by demonstrating that the development is accessible by cycling, walking or public transport.
These are aims for sustainable development and as they apply to all types of development a flexible approach
is required.
What does the National Planning Policy Framework say?
Since the Government published the NPPF in March 2012 it constitutes a material consideration in
determining applications.

NPPF: Sustainable development and the need to travel
At the heart of the NPPF is a presumption in favour of sustainable development, recognising the economic,
social and environmental role of the planning system. Paragraphs 18 to 219, taken as whole, constitute the
Government’s view of what sustainable development means in practice for the planning system.
In promoting sustainable transport Government recognises that different policies and measures will be
required in different communities and opportunities to maximise sustainable transport solutions will vary
from urban to rural areas (paragraph 29).
In preparing Local Plans, local planning authorities should support a pattern of development which, where
reasonable to do so, facilitates the use of sustainable modes of transport (paragraph 30).
The NPPF requires us to ensure that developments which generate significant movement are located where
the need to travel will be minimised and the use of sustainable transport modes can be maximised. It goes
on to say this needs to take account of policies set out elsewhere in the NPPF, particularly in rural areas
(paragraph 34).
NPPF: Housing in rural areas – conversions in the countryside
The NPPF states that to promote sustainable development in rural areas, housing should be located where
it will enhance or maintain the vitality of rural communities. The NPPF also confirms that Local Planning
Authorities should avoid new isolated homes in the countryside unless there are special circumstances. One
of these special circumstances is where the development ‘would re-use redundant or disused buildings and
lead to an enhancement to the immediate setting’. Another circumstance is where ‘such development would
represent the optimal viable use of a heritage asset or would be appropriate enabling development to secure
the future of heritage assets’ (paragraph 55).
Home on the Farm
Since October 2010 Home on the Farm is Government policy. This encourages the conversion of buildings in
the countryside to affordable homes for local people.
What is our approach to making decisions?
The NPPF (paragraph 55) supports the re-use of redundant or disused buildings in the countryside as homes
where this would lead to an enhancement to the immediate setting. This policy is part of the Government’s
view on what sustainable development means and is consistent with those paragraphs of the NPPF that
cover sustainable transport in rural areas. We use the NPPF alongside our policies and other material planning
considerations to decide on the appropriateness of a proposed conversion.
To enable a consistent approach to the implementation of Policy CS02 of the LDF Core Strategy in respect of
the conversion of buildings in the open countryside we recognise the terms in which the NPPF supports the
re-use of redundant or disused buildings in the countryside as homes and take the following approach:

What questions will we ask when we assess a conversion proposal?
The key question we will ask when we assess applications for the conversion of buildings is
“Does the proposal represent an appropriate reuse which would contribute towards achieving
sustainable development?”
In order to answer this question we will consider a number of factors which, amongst other things, may
include:
• How well related is the site to identified settlements, services and sustainable transport connections?
• Would the proposal lead to an enhancement of the immediate setting of the building?
• Would the development secure the future of a heritage asset?
• Is the building structurally sound?
• Would the development require major extensions or alterations?
• Is the design appropriate?
• Would the development affect protected species?
• Would the development affect trees?
• Are access arrangements acceptable?
• Would the amenity of other properties be affected?
Frequently asked questions...
What factors might we consider when deciding whether the development is well related to settlements,
services and sustainable transport connections?
We consider this by taking account of our policies and material planning considerations.
Our policies that are likely to be relevant include:
• Policy CS02 achieving vibrant and sustainable settlements
• Policy CS11 sustainable development principles
• Policy CS14 sustainable transport
Material planning considerations may include:
• how far is the building from settlements, services and sustainable transport connections?
• could the development be meaningfully and safely accessed by non-car travel?
We will:
• look less favourably on proposals which are isolated or remote from settlements, services and sustainable
transport connections (compared to proposals in highly accessible locations).
Why must the building be structurally sound?
Policy CS02 and the National Planning Policy Framework strictly control new build housing development in
the open countryside. Conversions are only permitted on the basis that the building is capable of conversion
without rebuilding. In cases where a building is not structurally sound and capable of conversion without
rebuilding, we will not normally support a scheme. If there is doubt about the structural condition of the
building, we may require a structural survey to be provided.
What factors might we consider when deciding whether the building makes a positive contribution to the

landscape and whether the development would lead to an enhancement of the immediate setting?
We consider this by taking account of our policies and material planning considerations.
Our policies that are likely to be relevant include:
• Policy CS10 achieving design excellence
• Policy CS25 protecting the spectacular landscape
• Policy CS27 the acclaimed historic environment
• Policy BE13 alterations and extensions to listed buildings
• Policy C7 requirements for all conversions (Saved Local Plan policy)
Material planning considerations may include:
• how does the building relates to it’s landscape setting and what changes would result from conversion?
• what is the landscape character – tranquillity, remoteness and wildness are more relevant than simply
distance from settlements
• is the proposal of a scale and nature appropriate to the character of the location?
• what is the size, appearance, character, condition, and heritage of the building and how would the
proposal affect these?
• would the development secure the future of a building which makes a positive contribution to the
landscape?
• how does the building relate to other buildings and landscape features?
We will:
• take account of the high quality of the landscape and its sensitivity to change
• base our assessment on the resulting enhancement and not simply the quality of the existing building
• ensure proposals are well related to settlement pattern, existing houses and buildings, and are not truly
isolated or remote
• take particular interest in the circumstances if the building has only recently been constructed for another
purpose
Is there anything else to be aware of?
Housing: The LDF Core Strategy has a priority for local needs and local affordable needs housing. All
permissions will be in line with Policy CS18 housing provision and our Supplementary Planning Document –
occupancy controls will be used.
Employment: Buildings may be suitable for conversion to employment uses in accordance with Policy CS22
employment.
Holiday letting: We will only permit holiday letting in accordance with Policy CS22a reuse of buildings for
holiday letting accommodation. The circumstances in which a building may be not suitable for permanent
accommodation will usually be site specific, for example lack of amenity or within a holiday complex.

Contact us
Lake District National Park Authority
Murley Moss Business Park
Oxenholme Road
Kendal
LA9 7RL
Telephone: 01539 724555
Fax: 01539 740822
Minicom: 01539 792690
Email: planning@lakedistrict.gov.uk
www.lakedistrict.gov.uk
A duty planning officer is available Monday
to Friday between 9.30am and 12.30pm
to talk to either by phone or in person at
our Kendal offices. We also run planning
surgeries in Keswick, Glenridding and
Gosforth where you can meet an officer in
person. Please see our website or call us for
details of surgery times and locations.
We will update our Practice Guidance on
the basis of experience. If you have any
views on our guidance please let us know
at planning@lakedistrict.gov.uk