PLANNING CASE STUDY – Rural diversification to leisure, Tiplady Farm, Nidderdale AONB

Rural Solutions achieved planning permission for glamping style huts and the conversion of a former workshop to holiday cottage on the client’s farmland in the Nidderdale Area of Outstanding Natural Beauty (AONB). Here is the full story of how diversifying into leisure has changed the farm for the better.

Tiplady Farm

Tiplady Hall Farm has gradually added accommodation to their farm site over the last few years, finding the diversification opportunity a lucrative way of adding income streams to their farm business.

The farm is located in an AONB and is perfect for those looking for ‘staycation’ options in the beautiful, rural Yorkshire Dales. An ideal spot to get away from it all and experience everything the countryside has to offer.

So far the owners attained planning permission for five ‘glamping’ style shepherd huts, followed by the provision of a new holiday cottage, converted from a former workshop. This has allowed the owners to offer accommodation all year round.

As a conversion of an existing building, rather than the development of new buildings, the new holiday cottage has not had any additional visual impact upon the landscape setting and therefore has not caused planning officers too much concern. The buildings now provide an additional income stream, when they weren’t suitable for agricultural use and are were not a commercially viable part of the farm.

The application met with support from the local planning authority who concluded that the proposal would support the local economy whilst not harming the appearance and landscape character of the site and The Nidderdale AONB.  The application was approved under delegated powers.

The client, Kim Harris said,

‘We have used Rural Solutions on a number of occasions and have always been pleased with the level of service we receive. Our main project recently has been for permission to site five Shepherd’s Huts (http://www.shepherdshutholidays.com/) in a wooded valley for use as a glamping site. The application was quite sensitive as we live in an Area of Outstanding Natural Beauty and run a bio-diverse farm. It’s a funny thing that having planted most of the trees and developed the wildlife habits ourselves, the improvement work made the application more difficult.

We also had to be prepared for questions on the increased demand on our spring water supply and sewage disposal system.

Rural Solutions looked after everything, from the environmental and bat surveys to the full application proposals. There were some objections locally, including from the Town Council and a few questions from the Planning Office, nevertheless it went through first time.

Lettings have gone well and the feedback so good that we went onto apply for permission to convert the farm garage and workshop into a holiday cottage.

The building had no particular architectural merit and the change of use a bit speculative. Everything depended on the presentation of a good case up front and this was something that Rural Solutions prepared carefully. Happily, there were no objections, the visiting planning officer appeared fully briefed and once again it went straight through to full permission.

We’ll definitely continue to use Rural Solutions and have recommended them to our friends on a number of occasions’.