Fallback Approval for Combined Barn Conversions.

Sugwells is a unique site that comprised of 3 separate barn structures. These were divided into one larger barn conversion that was approved along with a second smaller barn that utilised the third barn as an ancillary building. We were engaged by the client to firstly gain permission for a new build dwelling based on the already approved barn conversion scheme. We developed a design that better broke down the bulky mass and had a more contextual response with regards to framing views and creating connections to the wider landscape.

Following the planning success the clients then engaged us to review the planning approval for the adjacent site that had permission to convert an old cow shed into a 2 bed dwelling with an adjacent metal shed to be converted into ancillary accommodation. This was a unique prospect for us as the fallback proposal combined the two approvals into one scheme which made better use of the site to allow for a 3 bed dwelling with additional snug and open plan living space.

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The fallback premise requires that there needs to be a clear betterment on the approved to justify the new proposal. In this instance this betterment was achieved across multiple aspects from, massing, scale, visual appearance, landscaping, ecology, and environmental. The previous approval proposed substantial structural alterations to the existing barn that lowered the floor level to allow room for a heavily constrained upper floor. The proposed plan was pushed to the full extent of the existing building which occupied too much of the site, leaving little space for meaningful amenity.

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The heavy constraints of the site combined with the need to respect the existing layout led us to a courtyard typology with two main volumes linked by a lightweight entrance and connection. The living spaces occupied one form with the bedrooms occupying the other. By pushing the buildings to the outside of the plan it maximised the space for the private internal courtyard. This courtyard is bound on 3 sides by built form allowing for long distance views to the East.

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The proposed fall back scheme respects the existing cow shed but improves the layout of the buildings across the wider site creating a more coherent development that respects its agricultural past but has a strong relationship between the various elements. This will help the building sit comfortably in the landscape as a collection of related buildings that respects its former agricultural typology. The fallback reduced elements of sensitive glazing on a key boundary and provides the  opportunity for the building to perform to a higher standard in regards to its thermal performance and energy consumption across its life span.

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Fallback applications are a detailed planning application based on planning precedent and case law instead of being written into the NPPF or the Local Plan. They are assessed on a case by case basis but offer the opportunity to greatly improve a site where planning has already been achieved for an agricultural to residential barn conversion.

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