Traditional buildings - what are my options?

Most farms have a traditional brick and slate barn (usually full of rubbish) which is currently of little agricultural use and therefore obsolete for modern day farming purposes, writes Julie Liddle, of H&H Bowe.

In some cases this building is also in a poor or deteriorating condition even to the point of becoming dangerous. However, it has always been there and was in that condition (falling down) when dad farmed!

Anyone in this position should recognise this situation and should now be prepared to consider their options carefully.

Planning laws, as everyone knows, are fairly restrictive. Do not be under the impression that you can leave a building until it is falling down and then 'get a grant' to do something with it. You cannot. There are currently no grants available, and taking the decision to re-use is not as straightforward as you might think.

Option 1 - Let the building fall down
Without the rose coloured spectacles, how bad is the condition of the building? If it is falling down you will eventually lose all re-usable materials. You would be able to 'make good' a building which is in need of structural repair, but the warning is that, if time takes its toll and the building falls down, you may not receive permission to re-build what is effectively a ruin. This is a loss of capital value to your farm.

Option 2 - Take the building down and re-use the materials
This would remove a Health and Safety risk but this is no justification for your actions in the eyes of the planning authority. You cannot claim you needed the stone elsewhere and then apply to re-build the barn. The authority will deem your actions, either by letting the building fall down or direct removal even for reasons of safety, as meaning there is no requirement for the building and thus a capital loss to the holding.

Option 3 - Retain the building but make safe
Basically it means what it says, retain and stabilise the building for now. This means although it may be expensive, it will retain the potential for future uses thereby maintaining the capital value to your holding.

Option 4 - Develop the building
This is no easy ride. Development in the countryside is difficult and it is likely that when the new Local Development Framework (LDF) is finalised, to be equally as difficult.

Is it therefore worth looking at the potential of your building. Does it sit in a suitable location for 'other uses?' These other uses are probably not agricultural and therefore from a conversion point of view, there are many things to consider.

For example, if the building in question is in the middle of your yard, how could third parties, either by was of letting or re-using it yourself, gain access? Where do people park? How do you split the services? Think of the affects of noise and smell on non-agricultural occupants. Do you actually have the time, funding and know how to project manage such a development?

Admittedly, conversion is looked upon more favourably than new build. Conversion may be possible by pursuing for example, holiday accommodation. You will need to build a case, for example, stating the project is a diversification enterprise to the farm which effectively 'spreads the risk' associated with the precarious financial state of farming today. Aligning your proposal with the current Local Plan and emerging Local Development Framework in order to assess the initiatives for tourism within your local planning authority, is a pre requisite.

As you can see some thought needs to be given to future uses for traditional buildings. Matters such as planning policy, development proposals, project management and taxation could affect such decisions and professional advice should always be sought.

If you require any assistance please contact Julie Liddle, H & H Bowe Limited on 01228 640920.

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