Historic Environment Supplementary Planning Document - Consultation Draft (February 2026)

5.0 Historic Agricultural Buildings

Introduction

5.1 The structures of farmsteads vary in scale and layout according to their former function.

5.2 There is constant change within the countryside as patterns of agriculture develop to meet new demands. The scale and methods of production have changed over the last 50 years so that historic farm buildings no longer have the capacity for storage of crops or new machinery.

Bolsover’s Agricultural Buildings

5.3 The farm buildings in the north of the district are characterised by soft creamy magnesian limestone and either slate or pantiled roofs, sometimes hipped. Many of the farms within the Magnesian Limestone plateau were developed in the early to mid 19th century as farming expanded to accommodate new scales of production. In particular, farms were purpose-built for intensive cereal cropping/ arable production, creating large complexes.

5.4 Within the south of the district the low-lying farmland is poorly drained and supports dairy farming. This is reflected in the nature of the farm buildings within the historic settlements. Here, the farm buildings often comprise long ranges of single – storey or 1½ storey buildings, often pantiled with stone eaves, providing cartsheds, cow-sheds and byres with some storage above. There are usually extensive ranges of small buildings.

5.5 Within the eastern edge of the district he farmsteads of the Estate Farmlands are defined by an ordered rural landscape shaped by historic estate ownership, particularly around Hardwick. Farmsteads are typically medium to large and follow regular courtyard layouts that reflect planned agricultural design. The modeltype complexes are of large mass, are stone-built with slate roofs, sometimes elongated hipped catslide roofs and incorporate large full-height barn doors. Buildings use high-quality sandstone or estate brick with slate or tile roofs, giving them a unified and formal appearance. Development in this character type should respect the planned farmstead pattern, use locally appropriate materials, and maintain the landscape’s strong sense of order and estate influence.

5.6 In contrast the Wooded Farmlands form an enclosed, intimate landscape of ancient woodland, irregular fields, and winding lanes. Historic farmsteads are smaller, more dispersed, and often irregular in layout, reflecting organic historic development. Buildings are usually vernacular sandstone with stone slate or tile roofs, blending naturally with the wooded setting. New development should reinforce the dispersed pattern, modest scale, and vernacular materials that characterise this landscape, while preserving its strong sense of enclosure and woodland integration.

5.7 Many non-estate farms are no longer viable and they are being sold, sub-divided and reduced into smaller holdings that are attractive as smallholdings but not viable as farms. In this environment there is renewed pressure to find alternative uses for redundant agricultural buildings within former farms. The housing market puts pressure on the re-use of buildings that perhaps would ordinarily be overlooked.

Conversion

5.8 The conversion of rural buildings in settlement frameworks is treated differently from buildings in the open countryside. Within settlements frameworks defined in the local plan, there is a presumption in favour of conversion provided that it preserves the character of the buildings and in the case of Conservation Areas, that it preserves or enhances the character of the settlement. It is the particular impact on the buildings themselves that is of material weight.

5.9 The design criteria for assessment of conversion schemes outside settlements is the same as those within settlements

5.10 The diversification of farms is supported by the district council where it ensures the survival of the farm and sustains agriculture as the primary land use.

5.11 Outside settlement frameworks, where permission is needed, the conversion of farm buildings into small business use, commercial, light industrial, recreational and community uses will be supported, provided that this does not lead to the irreversible change of character in the historic buildings or the landscape and requirements such as safe highway access are met. Farm Tourism (camping, bed and breakfast, selfcatering or camping barns) is appropriate where it supports the income of a working farm. These lowkey uses have little impact on the character of the countryside. Where it is necessary to control the occupation of converted buildings, planning conditions will be used to limit use.

Residential Conversion

5.12 The conversion of farm buildings to residential use can entail a significant number of changes.

5.13 Since 2015 the conversion of certain agricultural buildings into dwellings has been allowed without the need for planning permission under Class Q of the Town and Country Planning (General Permitted Development) Order (GPDO) 2015 . In order to qualify under Class Q, the building must be on an agricultural holding and have a prior agricultural use. Under Class Q the building operations must be reasonably necessary for the conversion rather than a “rebuild”. For agricultural buildings that qualify for conversion under class Q, an application for Prior Approval will be required.

5.14 Applications for residential conversion of agricultural buildings that do not qualify under Class Q will require full planning permission.

Extensions

5.15 In any scheme for conversion of farm buildings outside settlement frameworks, it will be essential that the development is feasible without the need for further extensions. Where development involves residential use, for example, garaging should be contained within the existing buildings. New detached garage blocks and attached conservatories will not be acceptable.

5.16 Planning permission would not normally be granted for extensions to agricultural buildings converted for residential or other use. Where planning permission is approved for conversion of farm buildings, permitted development rights will normally be withdrawn.

Extent of Reconstruction

5.17 Many historic agricultural buildings have suffered neglect and structural damage as a result of lack of investment. It is essential that in any case for conversion, the building should be capable of conversion without the need for significant reconstruction. The condition of farm buildings is therefore an important consideration when assessing proposals for change of use.

5.18 The extent of reconstruction permitted will be at the discretion of the planning authority on the basis of the professional structural condition survey.

Design Considerations

5.19 Agricultural buildings contain many distinctive features that are not repeated on other buildings. It will be important that these are retained in any proposals for change of use. For example, doors are usually wider than domestic doors and open outwards, fitted within a rebate and fixed on hinge pins. It will be important that “taking – in” doors and stable doors are retained in any schemes for conversion. They can be used for additional security as external shutters.

5.20 Within the district there are several historic estates that own and manage farms. These estate buildings have house styles with distinctive building details and colour schemes. It is important that these local details are preserved in any conversion scheme.

5.21 The setting of farm groups is important. To protect the setting of historic farm groups, for development schemes that require planning consent, permission will not normally be given for the subdivision of farmyards. These will need to be treated as communal areas and landscaped accordingly retaining hard elements such as setts and brick – on-edge. Parking areas should avoid marked bays. The formation of new curtilages to create private gardens will require careful consideration and details must be submitted with the planning application.

5.22 Whilst enclosed spaces within farm complexes are often hard landscaped, the land surrounding the farm group is invariably open fields. In order to protect the setting of these farm groups in the landscape, the district will normally remove permitted development rights by way of a planning condition, on those schemes where planning permission is required for conversion to residential use.