I've got a paddock, barn or large garden – does it have development potential?

If you own a paddock, agricultural building, large garden or other piece of land, you may have wondered whether it could have development potential.

Sometimes the answer is relatively straightforward. More often, it depends on a combination of the location of the land, its planning history, current national and local planning policy and the particular characteristics of the site.

Land which looks like an obvious building plot may have constraints which make development difficult. Equally, a site which might previously have been discounted can sometimes have a planning route which isn't immediately obvious.

That is why it is usually worth establishing the planning position before spending significant sums on architectural drawings or other technical work.

Where is the land?

Location is one of the first things we consider.

Land within a town or village may offer opportunities for infill or other small-scale residential development. Land on the edge of a settlement can be more complicated, but being outside a defined settlement boundary does not necessarily mean that development is impossible.

Other designations may also be important. The site might be within the Green Belt, a National Landscape or Conservation Area, or close to a listed building. None of these necessarily provides a simple yes or no answer, but they can substantially affect the type of development which may be acceptable and the planning case required to support it.

Is there a building on the land?

Existing buildings can create different opportunities.

Agricultural buildings may, in some circumstances, benefit from permitted development rights allowing their conversion to residential use under Class Q. Where Class Q does not apply, conversion through a planning application may still be worth exploring.

Other existing buildings, including former agricultural, commercial or equestrian buildings, can also be relevant. Their lawful use, condition, planning history and relationship with the surrounding land can all influence the options available.

The fact that a building cannot be converted under permitted development does not necessarily mean that there is no alternative planning route.

What has happened on the site before?

Planning history can be extremely important.

Previous permissions, refusals, withdrawn applications and appeal decisions can tell us a great deal about how a site has previously been considered and whether circumstances or planning policy have changed since then.

We also look beyond the site itself. Decisions on nearby land and relevant appeal decisions elsewhere can sometimes provide useful evidence when assessing the prospects of a proposal.

A refusal several years ago does not necessarily mean that the answer will still be the same today.

Could the land accommodate development successfully?

Establishing that there may be support for development in principle is only part of the assessment.

We also need to consider whether development can actually be accommodated without causing unacceptable impacts.

This might include access and highway safety, the relationship with neighbouring properties, landscape impact, trees, ecology, drainage and flood risk, heritage considerations and the character of the surrounding area.

These constraints can affect not only whether development is achievable, but also how much development a site could realistically accommodate.

A large site does not automatically mean that a large development will be appropriate.

What type of planning application might be appropriate?

There isn't a single planning route which suits every site.

Depending on the circumstances, the best approach might be a full or outline planning application, Permission in Principle, an application for prior approval under permitted development rights, or seeking pre-application advice before deciding whether to proceed.

In some cases, it may be sensible to establish the principle of development before investing in detailed design and technical reports.

Choosing the right strategy at the outset can therefore be just as important as the eventual design.

Has planning policy changed?

Planning policy does not stand still.

Changes to national planning policy, emerging Local Plans, housing land supply and new appeal decisions can all affect the way in which development proposals are considered.

This means that land which was previously considered unlikely to obtain permission can sometimes be worth looking at again.

This is particularly relevant following recent changes to national planning policy, including the approach to development around settlements and within the Green Belt. We will look at some of these changes in more detail in separate guides.

Where should you start?

If you think your paddock, barn, garden or other land may have development potential, you don't necessarily need to start by commissioning architectural drawings.

An initial planning feasibility assessment can establish the planning context first and identify the opportunities, constraints and most appropriate strategy for the site.

At Tadman Planning Consultants, our feasibility assessments consider the site and its surroundings, relevant planning history, current national and local planning policy and any obvious planning constraints. We can then advise on whether there appears to be a realistic opportunity for development and, where appropriate, the next steps to take.
If you own land or buildings and would like to understand their potential before committing to more detailed work, please get in touch.