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My farther-in-law (a farmer) wants to replace a small outbuilding which is about to fall down on a like-for-like basis. It's a mid 20th century, single skin concrete block shed, approx 8m x 2m (x 2m tall).
Does he need planning permission to replace it with something the same size and construction? He has one set of neighbours who'll jump on anything which is even borderline (there's long-standing "history" between them) and unhelpfully the local planning office refuse to offer informal advice, meaning that you need to submit a pre-app - with fee.
Anyone know for sure how he stands on this? Thanks!
Various other rules but the gist of permitted development is in these 3 rules. Permitted development applies in most places but not in National Parks, AONBs and conservation areas, which have their own rules. If what you are doing qualifies as permitted development then you don't need any planning permission, and your neighbours can't complain.
5. Outbuildings and other additions must not exceed 50% of the total area of land around the original house. Sheds and all other outbuildings (see intro) and extensions to the original house must be included when calculating this 50% limit.
6. To be permitted development, any new building must not itself be separate, self-contained, living accommodation and must not have a microwave antenna.
7. Outbuildings must be single storey with a maximum eaves height of 2.5 metres and maximum overall height of 4 metres with a dual pitched roof, or 3 metres in any other case.
I would have thought the pre-application route would be advisable under the circumstances even with a fee. I know it isn’t the same but we did the same for some work on our house even though we were pretty sure it wasn’t necessary but spending £100 gave us the reassurance that spending a lot of time and money was going to be worth it with no comeback. We are in an ANOB but not a conservation area
If not a National Park, AONB or Conservation area then all you need to do is read properly through permitted development rules for outbuildings and bob's your uncle. Also occasionally some properties have convenants in the deeds that don't allow normal permitted development. Our barn conversion had this (and I ignored it...).
Possibly. This the problem with the local planning office not even offering informal advice. I am submitting planning for an outbuilding even though it forfills all the permitted development criteria except the curtalige one as this is not well defined!
If he’s anything like the farmers I know , then just crack on an get it built. If it’s going to be like for like , then just get a couple of photos before and after to show this. Can he then say he just repaired what was there ?
Or does he have something a bit grander planned for replacement ?
Permitted development for farms is different to PD for houses
Have a read of this: https://www.gov.uk/planning-permissions-for-farms
There are also different rules depending on the size of farm (5 hectares is the threshold)
It'll definitely be a straight like-for-like replacement - probably even to the lack of longevity (Father in Law built the old shed and will doubtless resent paying a professional this time round)!
His inclination is definitely to crack on and build, but the neighbour is the problem. FiL has automatically objected to anything they've applied for (irrespective of how reasonable it was), and as said neighbour is an absolute nutcase, I'm convinced he'll object and make it as difficult as possible.
I'm too lazy for all that hassle and would rather cough up the £100 for him to see it through ok.
Thanks for the advice, all. Off to the planning website I go, to see what's involved in a pre-app round here.