Re-use, Not Rebuild: Inside North Devon and Torridge’s Rural Conversion Rules
Barn conversions and rural 'reuse' 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:
- DM27 (Re-use of Disused & Redundant Rural Buildings)
- DM25 (Residential Extensions & Domestic Development)
- DM18 (Tourism Accommodation)
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 its character, form and rural setting still largely intact.
DM27 supports the conversion of redundant or disused rural buildings where:
a) the conversion would not harm the intrinsic qualities or historic interest of the building;
b) the proposal would have a positive impact on the immediate setting and protect the wider rural character;
c) development can be achieved without significant external alterations, extension or substantial rebuilding;
d) suitable highway access can be provided and the surrounding highway network can accommodate the proposed use
e) any nature conservation interest within the building or wider site is retained
These core principles ensure that the conversion and reuse will improve the visual impact on the setting and the quality of the site, while respecting the qualities of the existing building.
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 application 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).
(Sketch of a site plan for one of our projects at WSCA which involves a DM27 application to convert 4 barns to dwellings)
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:
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disproportionate extensions which overwhelm the original dwelling
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loss of local character - particularly where simple rural buildings are enlarged into complex house-like forms
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'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 criteria used in their assessment 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 obscure 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.
- Does it protect the character of the countryside or settlement?
The development should consider how visible it is from public viewpoints, as well as the effects it may 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 presence in the countryside.
Typical outcomes that are either likely or unlikely to be supported under DM25 include:
Likely to be supported-
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small, 1-storey extensions
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clearly subordinate extensions
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modest rear/side additions
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replacing poor quality later additions with better designed ones
Not likely to be supported-
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multiple additions on different elevations
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annexes that could function as separate dwellings
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extensive outbuildings
To conclude, DM25 enables change, but establishes a clear boundary where it would harm rural character.
DM18 - Tourism Accommodation
It is important to have an understanding of this policy, alongside DM27, if you are considering a conversion that will be aimed towards holiday lets, short-stay units or other visitor accommodation.
In rural areas (outside of the main centres and local towns), the development of new, and the expansion of existing, tourism accommodation will be supported where it:
a) is related directly to and compatible in scale with an existing tourism, visitor or leisure attraction;
b) re-uses or converts existing buildings
c) improved facilities for, or diversifies the range, or improved the quality, of existing tourism accommodation
In simpler terms, DM18 makes one thing clear: tourism development is mostly acceptable when it involves converting existing buildings. This means that conversions of all types of building forms into holiday accommodation is generally supported in principle. Building entirely new, standalone holiday units in rural areas is much harder to justify and consequently, less likely to be supported.
To ensure the development remains in keeping with its rural setting and scale, DM18 requires the scheme to:
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be appropriate in scale to its surroundings
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keep in character with the surrounding area, by fitting in with the existing settlement or landscape
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have safe and suitable road access
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protect the landscape character and avoid harming protected locations such as an Area of Outstanding Natural Beauty
DM18 supports rural conversions for tourism accommodation, but only where they are genuine re-used or converted existing buildings, modest in scale, and respectful of the surrounding area and landscape.
How Do All 3 Development Management Policies Work Together?
Taken together, the 3 Development Management Policies set our a clear approach to rural development in North Devon and Torridge. They actively support the reuse of existing buildings, but draw a line around how far the reuse can go.
At the centre of this approach is DM27, which establishes if a proposal is truly a conversion rather than a rebuild. DM18 builds on that foundation by encouraging tourism development in rural areas where the proposal is reuse-led and sensitive to the surrounding area. Meanwhile, DM25 helps to ensure that any extensions, annexes or other domestic features remain in keeping with their surroundings, preventing any overdevelopment.
If you are considering the possibility of converting a disused rural building, professional advice can be invaluable when navigating these development management policies. Contact us today to discuss the potential of your project and the steps needed to move it forward.
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Woodward Smith Chartered Architects
6 Tuly Street
Barnstaple
Devon
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