Five homes planned for barn conversion near Knaresborough

Plans have been submitted to turn an agricultural building in Coneythorpe into five two-bedroom homes.

The proposals for Spring Bank Farm on Shortsill Lane would include creating a “physical buffer” between the barn and the surrounding agricultural land and buildings.

The barn, currently used for storage, is made from a steel frame and block work. The application said the conversion would have vertical cedar wood cladding and aluminium window frames.

The external block work base would be retained, the application said, “ensuring the building retains its utilitarian, agricultural aesthetic as constructed and does not introduce alien or inappropriate elements to its rural surroundings”.

The barn would be converted to a terrace of five homes. Each would have an open plan living, dining and kitchen space on the ground floor, along with a bedroom and bathroom.

Each first floor would include a bedroom with en suite and dressing area, as well as a mezzanine overlooking the living area below.

The application said:

“The site benefits from an established [public right of way] which crosses the farm before connecting to Coneythorpe, approximately [500 metres] to the north of the subject building.

“The footway provides future residents with pedestrian access to the local public transport network with connections from Coneythorpe to Knaresborough, Harrogate, Boroughbridge and the surrounding villages and smaller towns.”

The plans have been submitted to Harrogate Borough Council, but will be decided by North Yorkshire Council after it comes into effect next Saturday.

To view or comment on the application, visit the planning pages of the Harrogate Borough Council website and use reference 23/00859/PBR.

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Flurry of Yorkshire Dales barn conversions raises call to close planning loophole

Developers are exploiting a planning loophole that allows them to convert traditional stone barns in the Yorkshire Dales, a meeting has heard.

Members of the Yorkshire Dales National Park Authority’s audit committee called for the loophole to be closed to ease the national park’s housing crisis.

A policy was introduced six years ago to conserve the area’s historic agricultural buildings. It allows owners to choose whether the barns become homes for locals or holiday lets.

But although the dual policy has brought some barns back into use, the overwhelming majority of permitted conversions have been holiday lets, which could be sold for about £500,000, the meeting heard.

Of the 198 planning consents granted, only 28 per cent have had local occupancy or rural worker restrictions placed on them.

Previous policies had required local occupancy of most barn conversions, the only exception being where it was linked to farm diversification, in which case holiday letting was also permitted.

The meeting heard many locals were being priced out of buying barns, as even derelict ones with planning permission to be converted were now being marketed at between £150,000 and £200,000.

Officers added at £1,500 per square metre, the costs of converting barns were usually higher than new-builds.

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They said barn conversions should be of wider socio-economic benefit to the national park, where there are several ongoing initiatives aiming at attracting younger residents.

Too many holiday lets

The meeting comes ahead of the creation of a new Local Plan for development.

David Ireton, the North Yorkshire County councillor for Upper Craven said he had been a supporter of the dual policy, but had changed his mind.

He said the authority was set to examine whether a principle place of residence requirement should be brought in on the barns, “which would then allow new blood to come into the Dales with children”.

Mr Ireton said:

“It’s disappointing that so many of these have gone for holiday lets. We’re trying to encourage people to come and live in the Dales, which has got to be good for keeping schools and businesses open.”

Swaledale councillor Richard Good said giving approval to a barn conversion that enabled a Swaledale farming family to remain in the Dales had done much good for the authority’s image.

He added:

“Every time there is one that’s to be a holiday cottage there’s load of muttering, but what can we do about it? Not a great deal.”

The authority’s longest-serving member Robert Heseltine said the barns remained an opportunity to “give that indigenous population a chance to have a permanent home”:

“This is something this authority has to address. There’s been an explosion of tourist accommodation, particularly at the lower end with yurts such like, but tourism isn’t the be-all-and-end-all of the economy in any rural area. The need to bring young blood into communities is something that should never be ignored.”