Contents1. Introduction

2. National and Local Policy

New buildings in the open countryside

3. Adaptation and Re-use of rural buildings forresidential use

Design Principles for the Conversion, Re-Use and Adaptation of Rural Buildings

Setting ScaleMaterials and DesignWallsWindows and DoorsRoofsHeating and VentilationWaste TreatmentLandscapingParking and AccessEnergy EfficiencyNatural Heritage

4. Rural Enterprise Dwellings

5. One Planet Development

1.1 Carmarthenshire County Council (CCC)adopted its Local Development Plan on the 10thDecember 2014, and its aim is to make theDevelopment Plan system more relevant, inclusiveand engaging to local communities.

1.2 This Supplementary Planning Guidance (SPG)was prepared within the context of the adoptedLocal Development Plan (LDP) to give clearpractical guidance on how policies and proposalsrelating to rural enterprises and buildings in thecountryside will be implemented. The LDP and SPGare material considerations in the determination ofplanning applications and appeals.

1.3 This SPG will also provide clear guidance on theinterpretation and implementation on LDP policy H5- Adaptation and Re-use of rural buildings forresidential use, and will on adoption supersede thecontent of the current adopted SPG - Adaptationand Re-Use of Rural Buildings for Residential Use.

1.4 This SPG will also provide clear guidance on theinterpretation and implementation of LDP planningpolicies and the provisions of TAN6 on:

• Design Principles for the Conversion, Re-Useand Adaptation of Rural Buildings

• Rural Enterprise Dwellings• One Planet Development

1.5 In considering and preparing proposals,applicants and developers are strongly advised tocontact the LPA at an early stage to establish thecore requirements in relation to their proposals.

Introduction 1

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2.1 Planning Policy Wales (PPW, Edition7:2014) and Technical Advice Note (TAN) 6:Planning for Sustainable Rural Communitiesset out national planning provisions.

2.2 PPW and TAN6 recognises the value of therural economy as a way to provide localemployment opportunities, increase localeconomic prosperity, minimise the need totravel for employment and facilitatediversification of the rural economy byaccommodating the needs of both traditionalrural industries and new enterprises (para 3.1.2– (TAN) 6:2010). In this regard, PPW andTAN6 provide for appropriate new developmentto be undertaken in the open countryside, suchas buildings associated with agriculture orforestry, the conversion and re-use of ruralbuildings, in addition to replacement orabandoned dwellings.

2.3 In the main however, national policy seeksto strictly control new residential developmentin the open countryside by reflecting theprinciples of sustainability and to promoteclimate resilience and protect the naturalenvironment. This is then reflected within localplanning policy through the LDP which seeks

to provide a settlement framework and thedelineation of development limits to preventinappropriate development in rural areas.

2.4 The LDP allows the consideration fordevelopment in the countryside through anumber of policies. These include;Replacement Dwellings (Policy H4), Adaptationand Re-Use of Rural Buildings for ResidentialUse (Policy H5), Renovation of Derelict orAbandoned Dwellings (Policy H8), FarmDiversification (Policy EMP4). It is not thepurpose of this SPG to repeat the content ofthe policies and their supporting paragraphs inits entirety, but to assist in their interpretationand their implementation.

New buildings in the open countryside

2.5 For the purposes of interpreting the policiesof the LDP the term ‘buildings in rural areas’relate to structures in areas that are locatedoutside the Development Limits of a settlementdefined within Policy SP3: SustainableDistribution – Settlement Framework of theLDP. Such areas are within the context of theLDP termed as open countryside as defined

within the Glossary of Terms of the LDP. In thisregard proposals for new residentialdevelopments in the open countryside will inaccordance with the provisions of nationalpolicy be strictly controlled.

National and Local Policy 2

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Adaptation and Re-use of Rural Buildings for Residential Use

33.1 The LDP highlights a number of policieswhich would be considered in relation toproposals within the open countryside.Reference is drawn to Policy H5 of the LDPwhich considers proposals for the adaptationand Re-use of Rural Buildings for ResidentialUse. An SPG for the conversion of ruralbuildings to residential dwellings was adoptedconcurrent with the LDP, however it isconsidered that its content would be betterreflected within this SPG. As a consequence,this SPG supersedes the content of the‘Adaptation and Re-use of Rural Buildingsfor residential Use’ SPG.

3.2 The supporting paragraphs for Policy H5provides sufficient guidance to indicate therequirements and criteria set within the policy,and applications should be considered on themerits of these principles.

3.3 With respect to the conversion of buildings,and criterion (d) the local authority will includeconditions as part of any planning permissionstating that the planning permission onlyrelates to the refurbishment and rebuildingworks detailed in the approved plans and theMethod Statement, and does not extend to therebuilding of the buildings in the event ofcollapse. Where any additional problems areidentified as conversion work begins, anadditional method statement must besubmitted for approval in writing from the LocalPlanning Authority.

3.4 It is important to re-emphasise that the re-use and adaptation (including conversion) ofan industrial, commercial, agricultural or otherbuildings in the open countryside to aresidential use will only be permitted where itcan be demonstrated that every reasonableeffort has been made to continue or establisha business/commercial use or communityactivity, as set out in criterion a).

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H5 - Adaptation and Re-Use of Rural Buildings for Residential Use

Proposals for the conversion and re-use ofbuildings in rural areas outside theDevelopment Limits of a definedsettlement (Policy SP3) for residentialpurposes will only be permitted where:

a) The authority is satisfied that everyreasonable endeavour has been made tosecure an alternative business use and theapplication is supported by a statement ofevidence to the Council’s satisfaction ofappropriate efforts that have beenundertaken to achieve this;

b) Any residential use would be asubordinate element associated with awider scheme for business re-use; or

c) The residential use contributes to theprovision of affordable housing to meet agenuine identified local need (as definedwithin the Glossary of Terms) andprovided that:i) The benefits of the initial affordability

will be retained for all subsequentoccupants;

ii) It is of a scale compatible with anaffordable dwelling and would beavailable to low or moderate incomegroups.

Proposals will also be required todemonstrate that the following criteria canbe met:

d) The building is structurally sound,substantially intact and is of sufficient sizeto accommodate the proposed use withoutextensive alteration, extension or re-construction;

e) The building demonstrates and retainssufficient quality of architectural featuresand traditional materials with nosignificant loss of the character andintegrity of the original structure.

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Design Principles for the Conversion,Re-Use and Adaptation of RuralBuildings

3.5 In achieving good design for buildings inthe countryside, there are some fundamentaldesign principles which apply in relation toconversion, re-use and adaptation of ruralbuildings for residential use.

Setting

• Where an existing building has a clearlydefined curtilage boundary (the areaimmediately surrounding a building anddirectly related to it), the curtilage used forfuture development should normally reflectthe original boundary line, unless anextension to the curtilage is necessary toaccommodate an acceptable rural businessuse.

• Where the existing building does not have areadily defined curtilage, the amount of landincluded as part of a curtilage should be keptto a minimum.

• Boundary treatments should be appropriatefor the context of the area. Gates, walls or

hedges which already form part of thetraditional character of the countrysidelocation, these should be incorporated intoany scheme.

• Suitable new boundary treatments are likelyto include native species hedges, dry stonewalls and post and wire fencing. Boundarytreatments more common to an urban areasuch as close board fencing, brick walls orconcrete will not be appropriate within a ruralsetting.

Relationship between the converted buildingand its boundary treatment.

• It is recognised that some rural businessesmay require security fencing due to thenature of the business, but this should be ofa type that has a minimal visual impact.Natural screening measures should be usedto mitigate against the visual impact ofsecurity fencing. Palisade fencing orconcrete post and panel fencing should beavoided.

• Where a building in the countryside is inresidential use, the development of ancillarystructures such as garden sheds,summerhouses, outbuildings orgreenhouses may result in the domesticationor urbanisation of the setting and willtherefore be strictly controlled. The Councilmay remove permitted development rights

(the right to carry out limited forms ofdevelopment without the need for planningpermission) through planning conditionswhere appropriate, as a means of ensuringthat the setting is not adversely affected byuncontrolled development in the countryside.Only those structures that are ancillary to theresidential use and can be accommodatedwithout harm to the setting of the area will bepermitted.

• If a proposal is for rural diversification, whilstthe availability of public transport does notrepresent a prerequisite for diversificationprojects, it should be taken into accountwhen considering the nature and scale of theproposal. Furthermore , the considerationsof proposals will need to have regard to theirlocation in a spatial context and should notwholly represent an isolated development.

• The type of use proposed should be suitablein amenity terms and should not adverselyaffect the character of the area by virtue ofan unacceptable impact on visual amenity oran increase in pollution (for example noise,smell, light or traffic).

Scale

• Where an extension to a building isproposed it should be subordinate to theexisting building. Extensions should haveregard to the scale, form and character of theexisting building. If a building has alreadybeen extended, the impact of furtherextensions on the character and context ofthe area will need to be carefully considered.

Materials and Design

• Many existing buildings in the countrysidehave characteristics that are worthy ofprotection and it is important thatconversions, extensions and replacementsrespect the local context, both in terms ofmaterials and design.

• The key approach for any proposal involvingthe re-use of buildings is that there shouldbe the least amount of change possible tothe external appearance. Where possible inconversion schemes, internal features ofinterest should also be retained.

Walls

• Extensions should be constructed from thesame materials as the original building orwhere appropriate, a sympathetic alternativematerial may be acceptable.

• Where lime mortar has originally been usedas part of the building construction any re-pointing or repair should use this materialrather than cement.

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• The re-use of salvaged material forextensions and replacements is encouragedwhere possible.

• If new buildings are proposed, they shouldbe constructed from materials that reflectother buildings on the site and in the locality.

Windows and Doors

• New or replacement windows and doorsshould have regard to original fenestration,and where appropriate, match the originaldesign and materials

• In conversion schemes original openingsshould be retained and opportunities to re-open windows or doors that have beenblocked up should be explored.

• If it is necessary to close an original opening,it will be appropriate to use a recessed panelto indicate where the original opening waslocated.

Roofs

• Original roofs should be retained andrepaired with original materials whereverpossible, unless an alternative roofingmaterial would be better suited to thecharacter of the building and its local context.

• Extensions should use the same roofingmaterials as the original building.

• For conversions, any alteration to the roofheight or pitch should be avoided where thiswould adversely affect the skyline or thecharacter of the building itself.

• Conversion schemes should not includedormer windows where these do not formpart of the original building. If it is necessaryfor windows to be introduced in the roof, theyshould be limited in number and should bein the form of roof lights, preferably on therear of the building and/or on the least visibleelevation.

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Heating and Ventilation

• The design of any necessary heating orventilation systems should respect thecharacter of the existing building.

• Chimneystacks should only be includedwhere there is an original internalchimneystack within the building.

• Any heating system flues and extractorsshould be designed to ensure that they arerespectful to the original structure.

• Where vent tiles are used they shouldrespect existing roof materials.

• Oil/gas tanks may be necessary to servesome properties in rural areas. These shouldbe discreetly located so that the visualimpact of any tanks is minimised.

Waste Treatment

• The disposal of waste water and seweragemay pose a challenge in rural areas, butenvironmentally acceptable methods shouldbe utilised wherever possible.

• If installations such as septic tanks orcesspits are necessary, these should belocated where they have minimal visualimpact through undergrounding orappropriate screening. It may be necessaryin certain circumstances for such equipmentor plant to be sited within existing buildingsin order to reduce the visual impact.

Landscaping

• It will not be appropriate for large areas ofhard surfaces to be introduced where thesedid not exist previously. Any new hardsurfaced areas, where they are consideredto be acceptable, should be constructed inmaterials that are traditional for the area.

Parking and Access

• The original access serving the buildingsshould be utilised unless this would not beappropriate in the interests of highwaysafety. New accesses or improvements toexisting access will only be permitted wherethere is no detrimental impact on thecharacter or biodiversity value of the area.

• The upgrading of access roads/tracks mayhave a detrimental impact on the landscapeand therefore, if improvements to existingaccess roads are necessary, appropriatematerials should be used that minimise thevisual impact.

• Where access is from a country lane,entrance gates should be set back from themain road to ensure that entrances can beused as passing places where necessary.

• Garage parking should be accommodatedwithin other existing buildings within thecurtilage wherever possible.

• A new garage will only be acceptable if thereare no suitable buildings within the curtilagethat can be converted and where the visualimpact of a new garage building can beminimised.

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• Any new garage building should be singlestorey and at an appropriate scale forparking use. It should be constructed usingmaterials that are appropriate to the localcontext.

Energy Efficiency

• Where low and zero carbon energytechnologies are proposed, considerationshould be given to whether these can beincorporated in a manner that is suitable forthe setting of the area.

• Where PV or solar thermal collection panelsare used they should be located in discreetlocations wherever possible and should

avoid principal elevations. Evolvingtechnologies, such as PV cladding thatreplicates the appearance of natural slate,means that the impact of any panels can besignificantly reduced and will therefore beencouraged.

• It may be preferable for any micro-generation equipment to be sited on existingoutbuildings or as freestanding units withinthe curtilage of the existing building.

Natural Heritage

• Many buildings in the countryside provide asuitable habitat for a number of speciesincluding bats, barn owls and nesting birds.It will therefore be necessary for an

ecological survey, including a protectedspecies survey, to be undertaken prior to thesubmission of an application for theconversion or replacement of a building inthe countryside. The submission of batand/or barn owl surveys are required prior todetermination of a planning application. Ifthese surveys are required by the localplanning authority and are not submitted, theapplication may be refused. Bat surveysshould be carried out by a suitably qualified,licensed professional between the months ofMay and September. Further details can beobtained from the Council’s ecologists.Reference should be made to the content ofthe Biodiversity SPG.

• Trees and hedgerows should be retainedwhere possible as part of any development.

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Rural Enterprise Dwellings4

4.1 In line with Paragraph 4.3 of TAN6, one ofthe few circumstances in which new isolatedresidential development in the opencountryside may be justified is whenaccommodation is required to enable ruralenterprise workers to live at, or close to, theirplace of work.

4.2 In setting out policy on Rural Enterprisedwellings, TAN 6 identifies the following:

1. A new dwelling on an established ruralenterprise. – They should only be allowedwhere;

• There is a clearly established existingfunctional need;

• The need relates to a full time worker;

• The enterprise concerned has beenestablished for at least three years, profitablefor at least one of them and both theenterprise and the business need for the job,is currently financially sound, and has a clearprospect of remaining so;

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• The functional need could not be fulfilled byanother dwelling or by converting an existingsuitable building already on the land holdingcomprising the enterprise, or any otherexisting accommodation in the locality whichis suitable and available for occupation bythe worker concerned;

• Other normal planning requirements, forexample siting and access, are satisfied;

2. A second dwelling on an establishedfarm which satisfies the criteria above;

3. New dwellings on new enterprises. Theyshould only be allowed where;

• Clear evidence of a firm intention and abilityto develop the rural enterprise concerned(significant investment in new buildings andequipment is often a good indication ofintentions);

• Clear evidence that the new enterpriseneeds to be established at the proposedlocation and that it cannot be accommodatedat another suitable site where a dwelling islikely to be available;

• Clear evidence that the proposed enterprisehas been planned on a sound financialbasis;

• There is a clearly established functionalneed and that need relates to a full-timeworker, and does not relate to a part-timerequirement;

• The functional need could not be fulfilled byanother dwelling or by converting an existingsuitable building on the enterprise, or anyother existing accommodation in the localitywhich is suitable and available foroccupation by the workers concerned; and

• Other normal planning requirements, forexample siting and access, are satisfied.

4.3 In considering the requirements for a newrural enterprise dwelling, applicants mustprovide sufficient evidence to show that itaccords with the criteria of TAN6 as highlightedabove. Should the principle of a rural enterprisedwelling be established, consideration shouldbe given to other material planningconsiderations. The impact of a new building in

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the countryside is more prominent, and so it isimportant to ensure a suitable location and adesign that is in keeping with the character ofthe area.

4.4 The design, scale and future affordability ofa development for a rural enterprise dwellingshould consider its purpose as accommodationfor essential workers and as such, applicationsshould have regard to the following:

4.5 Location - It is important that ruraldevelopments do not result in thedomestication or urbanisation of its countrysidesetting. In order to ensure that this does notoccur, the following should be considered:

• Avoid open and/or isolated locations - It willnot normally be acceptable for isolated newstructures to be developed away from otherbuildings, as they are likely to be visuallyintrusive. Proposals should whereverpossible have regard to the existing buildingsand other units associated with theenterprise;

• Use the topography of the site to minimise itsvisual impact and screen it from publicplaces;

• Use existing access roads to reduce theimpact of concrete constructions in thecountryside.

Design

• Consider the characteristics of adjacentbuildings;

• Large developments of an urban charactershould be avoided;

• Materials should be chosen to reflect ruralcharacter and its locational context;

• The building should be integrated with thelandscape, the road scheme and naturalvegetation;

• Hedges and trees on the site should beretained where possible and newlandscaping introduced using native plants;

• Hard landscaping materials which are usedshould be appropriate to its countrysidesetting and the character of the buildings inthe area.

Affordability

• Priority should be given to the enterprise’sneeds, rather than the aspirations of theindividuals concerned;

• With every new building, energy efficiencyaspects should be considered carefully andmaterials that are already on the site shouldbe re-used.

Affordable Housing Commuted Sumsfor Rural Enterprise Dwellings.

4.6 In line with Policy AH1 of the LDP and thecontent of the Affordable Housing SPG, therewill be no charge for any contribution towardsaffordable housing proposals from new ruralenterprise dwellings. Any new dwelling isconsidered to represent an ‘affordable’ unit.This reflects the content of Paragraph 4.13 ofTAN 6.

One Planet Development5

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5.1 Paragraph 4.15 of TAN6 provides sufficientinformation relating to One PlanetDevelopments, which look at providing LowImpact Development in a Welsh Context.Given the rural nature of the majority of thecounty, it is more likely that all One PlanetDevelopment would develop in opencountryside locations, and outside thedevelopment limits of any settlements identifiedwithin the LDP.

5.2 In appraising a One Planet Development,applicants should consider the designprinciples for its development. It is imperativethat the design of one dwelling, or a group ofdwellings within a co-operative should integrateinto the landscape and reflect the ruralcharacter. Proposals will be expected to utilisematerials which are reflective of its rural andlocational context alongside the otherrequirements of the One Planet objectives.

Affordable Housing Commuted Sumsfor One Planet Developments

5.3 In line with Policy AH1 of the LDP and thecontent of the Affordable HousingSupplementary Planning Guidance, there willbe no charge for any contribution towardsaffordable housing proposals from One PlanetWales Development, as any new dwelling isconsidered to be of an ‘affordable’ status, andto bring in line with the content of Paragraph4.13 of TAN 6.