PPA | The Barn, Commonmead Lane, Old Sodbury, BS37 6FF

PPA | The Barn, Commonmead Lane, Old Sodbury, BS37 6FF

professional planning appraisal PPA

PROPERTY APPRAISED

The Barn, Commonmead Lane, Old Sodbury, BS37 6FF

DATE OF APPRAISAL

Feb 2020

hollismorgan

| auctions

residential sales

residential sales | auctions | the property cycle

THE PROPERTY CYCLE BUY AT AUCTION , BUILD OR REFURBISH . SELL WITH OUR RESIDENTIAL SALES TEAM . REPEAT THE CYCLE .

BUY

BUILD

REPEAT

SELL

“ …our aim is to be the number one new homes agent in the city for small/medium size developments… CALUM MELHUISH

the property cycle | residential sales | auctions

we want your

renovated property…

Be a part of the hollis morgan property cycle… Many of our successful auction clients instruct the Hollis Morgan Residential Team to sell their renovated and new build properties. If you instruct our residential sales

team to sell your renovated property, we will refund your buyers’ premium*.

Your property is only new to the market once... get it right first time with Hollis Morgan

turn the page to see some successful examples …

* Based on a 12 week sole agency agreement with a commission rate of 1.5% + VAT.

The Barn & Equestrian Facilities, Commonmead Lane, Old Sodbury PROFESSIONAL PLANNING APPRAISAL

1. WHAT IS A PPA?

1.1 A PPA is a detailed appraisal of the development potential of a site by qualified

Chartered Planners. It is based on a desk-top review of the site; the relevant

planning policy; and planning history.

1.2 A planning appraisal is one of the most important and often under-rated planning

services provided to clients.

1.3 A well-researched and prepared appraisal will set out in an easy-to-read format,

the relevant opportunities and constraints applicable to a potential development

opportunity.

1.4 This planning appraisal covers all the relevant issues, with the core services as

follows:

i) Identifying planning policies relevant to a site and/or proposal;

ii) Review of planning history;

iii) Site assessment to identify planning opportunities and constraints;

iv) Advice on development potential and principles taking into account the

constraints, opportunities, site characteristics and policy context;

v) Potential site layouts.

1.5 The PPA report is paid for by the purchaser of the site upon completion (£700 + VAT

is added to the contract) – they then have a £700 credit to spend on planning with

the planning team if they pursue development.

2 | P a g e

The Barn & Equestrian Facilities, Commonmead Lane, Old Sodbury PROFESSIONAL PLANNING APPRAISAL

2. INTRODUCTION

2.1 This site comprises a former stone-built barn, its immediate surrounds, an equestrian

paddock complete with stable building, and a central section of what is still likely

to be classified as agricultural land.

2.2 The site is located in open countryside, outside, but in proximity to, the defined

settlement boundary of Old Sodbury. The site is outside of the Green Belt but just

within the western edge of the Cotswolds Area of Outstanding Natural Beauty

(AONB).

3. OPPORTUNITIES

3.1 The section of the site containing the barn has an extent planning permission (ref.

PK14/2581/F) for the conversion to a single dwelling with associated access, parking

and garden. This was granted in November 2014 and allowed the barn to be

refurbished (including a new roof) and converted into a one-bedroom house with

parking and private garden space.

3.2 This barn conversion permission (ref. PK14/2581/F) has been lawfully implemented

and now remains extant in perpetuity provided the site is not abandoned. Critically,

Lawful Development Certificate, ref. PK18/2774/CLP was issued by the Council in

September 2018 to ratify this position.

3.3 The original permission for the conversion was granted under the Council’s previous

set of planning policies, which were replaced in 2017. The more recent adopted

policy relevant to conversions of buildings in the countryside are more positive and

allow for modest enlargements, which means there is a good prospect of securing

a modest extension to the barn to gain additional floorspace.

3.4 Adopted Policy PSP40 - Residential Development in the Countryside notes now that

“any extension as part of the conversion or subsequently [should not be]

3 | P a g e

The Barn & Equestrian Facilities, Commonmead Lane, Old Sodbury PROFESSIONAL PLANNING APPRAISAL

disproportionate to the original building” and that the character of the countryside

is not harmed.

3.5 Within PSP40 there is no definition of what is ‘disproportionate’, however, elsewhere

within the Local Plan, in relation to extensions to buildings in the Green Belt; policy

PSP7 notes that “as a general guide, an addition resulting in a volume increase up

to 30% of the original building would be likely to be proportionate.” Additions to

buildings (within the Green Belt in this instance) beyond a 30% increase in volume

would be less likely to gain planning permission.

3.6 The barn is not within the Green Belt, but is within the Cotswolds AONB, another form

of protected landscape, therefore, a similar approach would be taken. The existing

Barn is approximately 192 cubic metres in volume, therefore an increase of 30%

would take this volume to closer 250 cubic metres. Assuming a single-storey flat-

roofed construction up to 2.5m in height (external); this would allow for around 24

square metres of extra floorspace to extend the accommodation.

3.7 With careful consideration to the design and use of a mezzanine level with the

central barn structure; it would be possible to create space, as part of the

conversion, for 2/3 bedrooms, in total, as well as open-plan living space.

3.8 The equestrian paddock and facilities are part of the wider site, and planning

permissions ref. PK07/2143/F, granted in September 2007, provides the necessary

consent for the equine use of the land and for the timber stable building. This

permission covers the northern half of the site.

3.9 The southern half of the site (excluding the barn and its permitted residential

curtilage) does not benefit from the same equine permission and is therefore likely

to be still classified as agricultural land, like the equestrian paddock was prior to

2007.

3.10 However, with specific regard to the northern half; the presence of the existing

timber stables within the equine paddock does present some limited potential to

explore the possibility of a conversion to a rural business use/office or a holiday

4 | P a g e

The Barn & Equestrian Facilities, Commonmead Lane, Old Sodbury PROFESSIONAL PLANNING APPRAISAL

let/cabin for tourism purposes. This be subject to the caveats contained in the

Council’s policy PSP28 – Rural Economy, including the requirement that “the

building is of permanent construction.” This ensures that conversion is possible

without the need for significant reconstruction.

Please note that the building’s

structure was not inspected for the purposes of this PPA.

3.11 The relevant elements of policy PSP28 note that:

“Sustainable new development which promotes a strong rural economy will be

acceptable in rural areas. Proposal(s) for business development outside the defined

urban areas and settlement boundaries will be acceptable:

1) In the case of new buildings or uses, where:

(a) for buildings, there are no existing suitable underused buildings reasonably

available and capable of conversion without major or complete reconstruction;

and

(b) the proposed building is reasonably necessary for the purposes of the use and

is clearly designed for that purpose; and

(c) the development relates well to settlements or existing groups of buildings; and

(d) the development makes efficient use of the land in relation to its location, layout,

accessibility and surroundings; and

(e) the volume and nature of any goods sold would not have a significant adverse

effect on shopping facilities available in nearby settlements; and

(f) the proposal(s) is of a scale which is consistent with its function, use and rural

location.

2) In the case of the conversion or re-use of existing buildings, where:

(a) the building is of permanent construction; and

(b) the buildings are in keeping with their surroundings in terms of character, form,

bulk and overall design; and

5 | P a g e

The Barn & Equestrian Facilities, Commonmead Lane, Old Sodbury PROFESSIONAL PLANNING APPRAISAL

(c) the proposal(s) is of a scale which is consistent with its function, use and rural

location.”

3.12 The explanatory text to the policy is also helpful in relation to holiday lets, where it

notes that: -

“With respect to the conversion of existing rural buildings, where it can be

demonstrated that a business use of some description, including other tourism

related activities, cannot be achieved, conversion for holiday accommodation

would be preferable to a permanent residence in more remote locations, where

this would take pressure off other housing in rural areas for holiday accommodation.

Where buildings are to be used for holiday accommodation only, the Council will

impose conditions restricting occupancy.”

3.13 There is also some limited potential to look at the erection of new buildings for

business, including tourism such as additional holiday lets, within the equestrian

paddock. This area of development is governed, once again, by policy PSP28 –

Rural Economy. In this location (outside of the Green Belt), the key considerations

are listed above in the quoted policy, but summarised as (i) how connected the site

is to existing settlements, (ii) the scale, design and character of the proposed

buildings, and (ii) the impact of any new development on the AONB landscape. In

terms of the latter, please see Constraints section, below.

3.14 Finally, as the site is within open countryside, but is not isolated or remote from a

settlement i.e. the site is