Aylesbury Vale Area Design Supplementary Planning Document

Principle DES64: Conversion of traditional agricultural buildings

The primary objective of all conversions of traditional agricultural buildings must be to retain the character and appearance of the original building.

Consideration and a careful design response should also be given to the relationship of the building with the surrounding landscape and in particular trees which may make a positive relationship to the buildings setting or impact on the local environment through casting shade.

Where conversion to residential use is proposed this may require compromises in terms of the residential layout and the provision of natural light into all habitable rooms.

The simplicity of traditional farm buildings should be retained in any conversion. It is desirable not to disturb roofs in any way at all and conversions should re-use existing door and window openings and avoid introducing new window and door openings especially on the public facing side. Any new openings should be appropriately proportioned to respond to the original building.

Building materials and the wider public realm design should be sympathetic with the character of the building.

Rebuilding should be avoided whenever possible and, if required, conversions should re-use existing materials and avoid modern replicas.

The introduction of conspicuous domestic features such as chimneys, satellite dishes, aerials, porches and conservatories tend to be out of character with the original building and, wherever possible, such features should be avoided. Rainwater goods should be discretely located.

Internal walls should be retained wherever practically possible and the introduction of additional internal walls kept to a minimum. Timber roof trusses should be retained and not cut or removed to provide head height at first floor level.

When converting a building to domestic use it is important that the design and materials used enable sufficient noise insulation. This is particularly important when a building conversion creates a mix of domestic and commercial uses in close proximity.

A structural report will need to be submitted with any planning application to demonstrate that the building is capable of conversion without substantial rebuilding or extension.

Old farm buildings can support protected species such as bats and barn owls. Bats and their roost sites are highly protected under the Wildlife and Countryside Act 1981 (as amended) and The Conservation of Habitats and Species Regulations 2017. Barn owls are protected against disturbance whilst they are nesting. Applications will need to be supported by appropriate surveys

Principle DES65: The curtilage of agricultural conversions should respond to its' rural context

Consideration must be given to the curtilage of the agricultural conversion. Traditional farm buildings are generally associated with yards or open field locations. In order to maintain the agricultural character of converted buildings in their new use, they should retain their open setting and relationship with the countryside. Traditional materials that are contextual with the farm buildings should be used including stone setts, clay bricks or gravel and avoiding tarmac or concrete blocks or paving. Existing trees and plants should be retained where possible and new planting should generally be native species.

Car parking should be concealed wherever possible and existing ancillary buildings should be used as garaging to avoid the need for new buildings. Conversions should not subdivide historic farmyards.

Landscaping and boundary treatments need careful attention and should be designed to be as simple as possible. Hard and soft landscaping should be kept informal, and walls, fences, kerbing and any other urban features should be avoided where they would harm the building's agricultural character or farmyard setting.

Principle DES66: Conversion of chapels, schools and churches

The primary objective of all conversions of chapels, schools and churches must be to retain the character and appearance of the original building.

Where conversion to residential uses is proposed this may require compromises in terms of the residential layout and the provision of natural light into all habitable rooms.

The introduction of conspicuous domestic features such as chimneys, satellite dishes, aerials, porches and additional window or door openings tend to be out of character with the original building and, wherever possible, such features should be avoided.

Existing openings in elevations should be used for windows and doors and a simple window design is usually most appropriate.

The internal wall divisions should be retained wherever possible and the introduction of additional walls or floors should be kept to a minimum. Existing window openings and window detailing, such as stained glass, should be retained and refurbished.

When converting a building to domestic use it is important that the design and materials used enable sufficient noise insulation. This is particularly important when a building conversion creates a mix of domestic and commercial uses in close proximity.

Where additional floors are introduced, they should not cut across tall windows in such a way as to be visible from outside the building or significantly affect the spatial qualities.

Large extensions or ancillary buildings are not usually appropriate for conversions. Such elements can dominate the original building and so detract from its character.

Any existing ecclesiastical fixtures and fittings should be retained wherever possible, and the inclusion of additional detailing which would detract from the character of the building should be avoided.

Landscaping and boundary treatments should be designed to be as simple as possible.

Paint colours and finishes should be chosen to reflect the character and appearance of the building.

Chapel, school and church buildings can support protected species such as bats and barn owls. Bats and their roost sites are highly protected under the Wildlife and Countryside Act 1981 (as amended) and The Conservation of Habitats and Species Regulations 2017. Barn owls are protected against disturbance whilst they are nesting. Applications will need to be supported by appropriate surveys

Principle DES67: Conversion of commercial buildings

The primary objective for conversion of historic commercial buildings must be to retain the character and appearance of the original building. For conversion of office buildings to residential uses the objective is to deliver a building that has architectural integrity and to provide acceptable homes for future residents.

Where conversion to residential uses is proposed this may require compromises in terms of the residential layout and the provision of natural light into all habitable rooms. Office buildings are typically deeper plan than residential buildings and rely on artificial lighting and air conditioning for ventilation; developers should demonstrate how these issues may be overcome in the design of the conversion.

The introduction of conspicuous domestic features such as chimneys, satellite dishes, aerials, porches and additional window or door openings may be out of character with the original building and, wherever possible, such features should be avoided. If additional light is required, it may be appropriate to introduce glass roof tiles or appropriately designed rooflights.

For historic conversions internal walls should be retained and the introduction of additional walls or floors should be kept to a minimum. Existing window openings and detailing should be retained. Where additional floors or mezzanines are introduced, they should not be visible through windows. For conversion of office buildings internal layout should relate to the fenestration.

When converting a building to domestic use it is important that the design and materials used enable sufficient noise insulation. This is particularly important when a building conversion creates a mix of domestic and commercial uses in close proximity.

Large extensions or ancillary buildings are not usually appropriate for historic conversions. Such elements can dominate the original building and so detract from its character. Wherever possible, existing ancillary buildings such as storage sheds should be used as garaging to avoid the need for new buildings

Existing commercial or industrial fixtures and fittings should be retained wherever possible. Original features such as internal metalwork can make a positive contribution to the final scheme. The introduction of additional detailing, which would detract from the character of the building, should be avoided.

Landscaping and boundary treatments need careful attention and should be designed to be as simple as possible and should respond to the character and materials of the building being converted. Walls and fences should be avoided where they would harm the building's character or setting.

Commercial buildings can support protected species such as bats or birds. Bats and their roost sites are highly protected under the Wildlife and Countryside Act 1981 (as amended) and The Conservation of Habitats and Species Regulations 2017. Applications will need to be supported by appropriate surveys.