Re-use of Buildings in the Countryside

5.13 The re-use and conversion of existing rural buildings has an important part to play in meeting the needs of local businesses and tourism, contributing to the overall aim of achieving sustainable economic development. The re-use of rural buildings can also make a valuable contribution in providing community or recreational facilities as well as affordable housing to meet the needs of the local community. The Plan will help achieve this by encouraging the re-use and conversion of rural buildings wherever appropriate. The use and conversion of existing buildings reduces the need for new buildings in the countryside.

5.14 Whilst the policies for rural business conversions raise issues regarding the need to travel, the Borough Council recognises the need to assist the rural economy and to reduce long distance commuting. Nonetheless, proposals for conversion to new uses which could generate a significant number of jobs should be well related to towns or villages.

5.15 The conversion of rural buildings can also make a contribution to housing provision where the building is suitable for conversion and its location is sustainable and environmentally acceptable. However, re-use for employment proposals, tourism accommodation, recreation uses, community uses and affordable housing will be regarded as favourable over re-use for market housing. Proposals for conversion to market housing must include appropriate evidence of the efforts which the applicant has made to secure the preferred alternative re-uses over a 12- month period. Given the emphasis in PPS7 to support the rural economy and encourage community services and facilities, this requirement applies equally to those rural buildings that are currently in employment use and which are the subject of a planning application for change of use to residential use. If it can be demonstrated that none of the preferred alternative re-uses can reasonably be accommodated then re-use for market housing may be permitted. Where the conversion to market housing is a subordinate part of a scheme for any of the preferred uses including employment, tourist accommodation, recreational uses, community facilities, affordable housing and key worker housing, a condition will be imposed requiring the works necessary for the establishment of the enterprise to be undertaken before the dwelling is occupied. In appropriate cases, the Borough Council will seek to tie occupation of the dwelling to the operation of the main use, by means of a condition or a planning obligation, in order to prevent it being let or sold separately.

5.16 It should be recognised that not all buildings in the countryside are suitable for conversion or adaptation to new uses. Some existing rural buildings are often badly designed and sited or poorly constructed, having been erected before planning controls existed or by using agricultural permitted development rights. If converted to an alternative use, such buildings would be permanently retained as intrusive features in the landscape, in obvious conflict with policies seeking to conserve and enhance the rural environment.ve features in the landscape, in obvious conflict with policies seeking to conserve and enhance the rural environment.

POLICY RU4: RE-USE OF RURAL BUILDINGS IN THE COUNTRYSIDE

The re-use, conversion and subsequent alteration or extension of rural buildings for the following uses will be considered favourably:

• Employment (defined as light industrial and office uses and, where
  appropriate, limited small scale storage)

• Tourist accommodation

• Recreational uses including riding stables, livery, and
  sports pavilions

• Community facilities

If it can be demonstrated that none of the above preferred uses can reasonably be accommodated, then the re-use of a rural building for market housing may be appropriate.

In addition to other policies in the Plan, proposals for the re-use of rural buildings must satisfy the following criteria:

• i) the building is structurally sound and capable of conversion without the need for extension or significant alteration or reconstruction
  ii) Any proposed alterations to the building, its associated operational area, provision of services, amenity space and outbuildings would not harm its appearance as a rural building or adversely affect the rural setting of the building in the locality
  iii) The nature and intensity of the proposed use would be compatible with its rural location
• iv) Proposals which would be likely to create a significant number of jobs should be well located in relation to towns and villages or be readily accessible by public transport.
  v) In case of residential use, the creation of a residential curtilage and associated domestic paraphernalia would not have a harmful effect on the character of the site or the surrounding area

A Supplementary Planning Document will be prepared to give further guidance on the re-use of rural buildings.