# Lowgate Farm, Lowgate, Tydd St Mary

- **Decision:** dismissed, 15 September 2026
- **Decided by:** Planning Inspector: John Morrison (on recommendation of Appeal Planning Officer L Clark)
- **Authority:** South Holland (East Midlands)
- **Appeal reference:** 6009463
- **Application reference:** H21-1138-25
- **Procedure:** written-representations
- **Development:** Conversion of two brick barns to a self-build dwelling and garage
- **Homes:** 1
- **Site context:** open-countryside
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** S5(1)(c)
- **Development plan policies:** South East Lincolnshire Local Plan 2019 Policy 23
- **Main issues:** principle - extent of works for conversion
- **Tags:** s5-1-c-reuse, self-build-unsecured, transitional-no-consultation, appeal-planning-officer, small-scheme, tier-2

## Summary
Conversion of two farmyard barns outside Tydd St Mary to a self-build dwelling was dismissed. The works amounted to significant rebuilding, contrary to LP Policy 23. The inspector treated S5(1)(c)'s "permanent and substantial construction" test as "a similar position" to Policy 23, so did not re-consult on the new Framework (DL ¶3).

## What made the difference
The main barn was open-fronted and partly collapsed. The proposal was "more the incorporation of what is currently remaining on site rather than the re use or conversion thereof in the true sense" (DL ¶8). The letter also notes that the self-build BNG exemption was removed by regulations in force from 6 August 2026 (DL ¶12).

## Policy findings
- **S5(1)(c): fail.** treated as equivalent to LP Policy 23 - open-fronted, partly collapsed barn needs new front, side rebuild and new roof; "incorporation" not conversion (DL 3, 8-9)
- **N2: neutral.** self-build BNG exemption removed from 6 August 2026 by amended regulations; no s106 to secure self-build anyway (DL 12)

## Key facts
- Larger barn open along one long elevation and partly collapsed on one side; no evidence roof structure could carry new roof
- Self-build not secured; family-succession reason given limited weight as personal

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6009463
- https://appeal-planning-decision.service.gov.uk/published-document/bc094389-7149-467e-8194-6cf97cc35ea0

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6009463.html

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