Rural Conversions in N. Devon & Torridge

Re-use, Not Rebuild: Inside North Devon and Torridge’s Rural Conversion Rules

Barn conversions and rural 're-use' remain a common approach in North Devon and Torridge when it comes to delivering new housing. However, planners apply a clear rule whereby reuse is welcome, provided the proposal remains a true conversion and does not cross the line into new construction.

There are 3 development management policies at the heart of this approach in North Devon and Torridge: DM25 (Re-use of Disused & Redundant Rural Buildings), DM18 (Tourism Accommodation) and DM25 (Residential Extensions & Domestic Development).

In this article, we explain what each policy means for rural building conversions, especially where proposals drift into ancillary accommodation, tourism use, or extensions that change the scale and character of a building.

DM27 - The Re-use of Disused and Redundant Rural Buildings

This policy allows the reuse of existing rural buildings, but only where that reuse doesn't undermine the wider principle of the countryside restraint. It is all about whether an existing rural building can genuinely be converted with it's character, form and rural setting still largely intact.

DM27 has 4 main components:

1) Is the building genuinely disused/redundant?

If a building is disused, it means it is no longer in use; similarly, if a building is redundant, it means it is no longer needed for it's original purpose. The building does not need to be derelict, but it must no longer have a meaningful rural function; when submitting a planning applicant that applies DM27, applicants are expected to explain why the building is no longer required. Doubts may be raised if the building has regular agricultural use, active storage, or is still an essential part of an ongoing rural enterprise.

2) Can it be converted as it stands and without substantive rebuilding?

When applying DM27 to a planning application, the building must be substantially intact and conversion must be capable through repair and limited replacement. Planning officers will look closely at details such as wall retention, foundations, roof structure and whether a new internal frame is required. Consequently, they will often ask for a structural survey.

3) No major external alteration or extension!

External changes should be minimal and respectful of the original form, and any new openings should follow the logic of the existing agricultural building; extensions needed to 'make the dwelling viable' are often seen as a red flag. To summarise, the building should still read as the rural building it once was, not a new house with 'barn styling'.

4) Does the scheme enhance the immediate setting and protect rural character?

Policy DM27 expects the immediate setting to be improved as a result of the development, and the wider rural character to be conserved. Planning officers will closely consider factors such as boundary treatments, yard surfacing & layout, parking & access, lighting, and domestic clutter.

DM27 does NOT justify new build housing in the countryside, guarantee approval just because a building exists, allow conversions simply because a site is isolated, or override other policies and concerns (such as heritage, landscape, access or highways concerns).

DM25 - Residential Extensions & Domestic Development

This policy is used to control how dwellings change over time, especially in the countryside. If DM27 decides whether a dwelling is acceptable in principle, DM25 decides how far that dwelling is allowed to grow.

DM25 exists to prevent:

disproportionate extensions which overwhelm the original dwelling
loss of local character - particularly where simple rural buildings are enlarged into complex house-like forms
'domestic creep' in rural areas - this is where gradual additions suburbanise the countryside

Planning officers using DM25 are not just judging the size, they are judging the change over time. The main tests that they apply include:

- Is the extension subordinate to the original dwelling?

The extension must be clearly smaller than the host dwelling, and visually secondary in mass, height and roof form, for it to be viable. It should read as an addition, not a reworking of the original dwelling. Red flags to the officers may include extensions that double the original footprint or multi-phase/2-storey extensions that blur the form of the original dwelling.

- Is the design restrained & coherent?

Matching materials alone is not enough under planning policy DM25; officers will be looking at plan simplicity, roof hierarchy, window proportions, and whether the extension follows the logic of the original building. In rural areas, simple layouts & plans usually outperform 'architectural showpieces'. Common failure points include overly complex roofscapes and domestic detailing that erodes an agricultural/rural character.

- Does it protect the character of the countryside or settlement?

The development should consider visual prominence from public viewpoints, as well as the effect it will have on landscape character. Officers will also look at whether there will be a significant enlargement of domestic curtilage or an introduction of suburban features.

- What is the cumulative impact of the development?

Officers will assess any previous extensions, outbuildings, garages, studios, annexes, or whether any other gradual additions have already pushed the limits. For example, a modest new extension may be refused if the dwelling has already grown significantly over time, or if the proposal tips the balance from a modest rural dwelling to a dominant countryside presence.

Typical outcomes under DM25 include: