The Rural Business Grants open for Expressions of Interest applications. Submit before the deadline on 5pm, Monday 12 February 2024

In a substantial boost to rural businesses, the Rural Business Grants scheme has been launched in Cornwall and the Isles of Scilly. With a commitment of £1 million, this initiative aims to empower rural enterprises, from farms to tourism providers, and food and drink producers. The grants are set to stimulate development, diversification, and growth in these vital sectors.

The Rural Business Grants are a financial lifeline for rural enterprises looking to expand and thrive. These grants, starting from £2,500, are specifically tailored to support a wide range of activities that can revitalise rural economies. The primary goal is to foster innovation and sustainability within the rural business landscape.

Businesses in Cornwall and the Isles of Scilly can access these grants for a variety of purposes, including but not limited to:

-       Nature Recovery Investments: Encouraging businesses to undertake projects that promote biodiversity and ecological conservation.

-       Tourism Enhancement: Extending the tourism seasons, improving facilities, and enhancing visitor experiences to boost the local tourism industry.

-       Conversion of Farm Buildings: Converting disused farm buildings into commercial spaces, potentially unlocking new revenue streams.

-       Rural Community Enterprises: Supporting the establishment of community-led businesses, such as cooperatives, that benefit the local community.

To access these grants, businesses must contribute at least 50% of the total project cost. This means that for every £1 of grant funding, businesses need to invest £1 of their own resources. This matching requirement ensures a shared commitment to the projects and helps leverage additional resources for rural development.

Most of Cornwall appears to be classified as rural but not all.

In the guidance it links to the MagicMap which some of you may be familiar with. Guidance says for you to follow the link to the map before selecting the following from the table of contents:

-       Administrative Geographies

-       Other Administrative Boundaries

-       Rural England Prosperity Fund

How can we help you?

If your project requires Design, Planning and Architectural proposals then please speak to Barry Tape for an initial discussion on 01872 211645. We have lots of experience with dealing with Rural projects and have an excellent track record.

The deadline for submission of expressions of interest in 5pm on Monday 12th February 2024 from here  

All projects shown are copy write to BkT Architecture. Shepherd Hut photo is from the Beacon Country House Hotel marketing.

Happy New Year for 2024!

As we are now beyond the New Year and into 2024 I thought I would be brave and share a recent photograph of me.

If you don’t know me already my name is Barry and this will be my 22nd consecutive year working professionally within the planning and architectural sector. I founded BkT Architecture in my garden shed during 2012 and have steered the ship since its inception. The company has since grown slightly but without losing its core values and aims.

My core values and aims have always been to provide a reliable , honest, and consistent service. I wanted to influence buildings and spaces to provide healthy and happy experiences, and to serve a true purpose. There has been so many special moments notched into my journey and I cherish the trusted partnerships and friendships created along the way.

2023 was certainly an uncertain year with the forever increasing cost of living, Countries defending against aggression, the Bank of England's reckless interest rate rise gamble, and generally the challenging economic backdrop.

I do believe that 2024 will bring some positivity as events stabilise. Hopefully these experiences will shape our internal landscape and empower our thoughts throughout the year.

I would also like to say a huge thank you to everyone who has supported me and given up time to read my posts over the past year and I wish you a healthy 2024.

Thank you.

BkT Architecture shortlisted to the Build It Award 2023 Finals in London

We were delighted that one of our recent home extension projects in St Agnes was shortlisted to the Build It Awards Finals 2023 in London recently. The category was for Best Architect or Designer for an Extension Project. We worked in collaboration with Micheal Hormann from Hormann Architects.

This project involved replacing a disused coach garage/workshop building with a light and modern domestic extension, linked to the adjoining home. More info on the project here

Build It Award 2023 Gala for home extension Cornwall

BkT Architecture are delighted to sponsor St Agnes AFC U.8's Youth Team with their new football kit!

The shirts have just been returned by @demonclothingredruth, who did an excellent job applying the artwork. I cannot wait to see the team in action this year!

Class Q Planning Application allowed on Appeal

APPEAL ALLOWED! This is a great example of how different Case Officers controlled by the same planning authority have a different interpretation of the National Prior Approval Class Q policy. This agricultural building is located nr the AONB in North Cornwall and whilst comparable with other successful planning applications in other areas in Cornwall the application was refused 3 times before it was overturned by the Planning Inspectorate and approved. Dave the sheep farmer is delighted with the end result and can move on in life and refocus on his flock and plans for the conversion. Watch this space! Link to project here

If anyone requires advice or are having difficulties with your Prior Approval Class Q Application then please message/contact me.

Nomination for 2019 Build It Award!

I am delighted to have been nominated for best Architect or Designer for a Renovation or Extension Project for the 2019 Build It Awards @BuilditMagazine for Chyvounder in St Agnes. 

This category is split 50:50 between the public vote and the judges scores.  

It would make me extremely happy if you vote for me! https://www.self-build.co.uk/best-architect-or-designer-for-a-renovation-or-extension-project-2019/

Great progress on site for new rural Shop and Cafe in Cornish AONB to support rural community

The community were having to travel approximately 4.5 miles away to the nearest shop since the previous shop had ceased trading in 2012. The facility is being built on farm land within an AONB which will support the local community and will be completed in the Spring 2019. The project has been partially funded by Leader Funding which supports projects in Rural Communities

Cornish barn conversion progress

Nearing completion 

HRH The Countess of Wessex recently visited Krowji, during a two-day trip to Cornwall.

Late September 2017 the Countess of Wessex had a bird’s eye-view of West Cornwall as she arrived by helicopter and was greeted by Lord Lieutenant, Colonel Edward Bolitho.

HRH toured our studios with Creative Kernow and Krowji Director Ross Williams who gave an overview of the charity and the kinds of organisations and businesses who have found their home at Krowji. Ross said ‘It was a pleasure to welcome the Countess of Wessex to Krowji and to show her some of the range of work that goes on here.’

Cornish bungalow undergoes a transformation

Construction has commenced to remodel and add a storey to a bungalow in St Agnes Cornwall. The design promotes a strong Cornish and British theme to celebrate its rural location. The latest Building Information Modelling process has been applied to all aspects of the project from design to the construction process.

BkT Architecture success at Royal Cornwall Show 2015

This year marked our debut at the Royal Cornwall Show, which has been deemed a great success.

As part of the Green Cornwall Show, BkT Architecture showcased over 10 projects focusing on Rural Enterprise from Farm Diversification, Permitted Development Rights for farm buildings to Affordable Housing schemes.

In a show full of highlights, we welcomed existing and potential clients to our stand where we could offer advice on various aspects of planning, design and construction over the 3 day event, which this year welcomed more than 126,000 people through its gates.

Buildings Rights for agricultural buildings: The new rules

From the 6th April 2014 new Permitted Development rights came into effect that has allowed the conversion of farm buildings up to 450 sq metres to create a maximum of three dwellings per holding.

The new rules only apply to England and are not available for buildings in designated areas such as National Parks, Areas of Outstanding Beauty or Sites of Special Scientific Interest.

 Having read through the changes it would appear the new Permitted Development rights are a positive step to utilising disused farm building that have been abandoned due to farms progressing with more modern methods of production.

However, there are various issues that will need to be investigated. An application to notify the Local Council to determine if prior approval will be required relating to the following five key issues.

-       Transport and highways impacts of the development

-       Noise impact of the development

-       Contamination risks of the site

-       Flooding risks

-       Whether the location or siting of the building makes it otherwise impractical or undesirable for the building to change from agricultural use to a use falling within Class C3 (dwellinghouses)

Although the last issue is likely to result in disputes and disagreements between the Developer and the Local Planning Department the others are still hurdles that will need to be addressed.

Furthermore, the new Permitted Development rights state that any agricultural building can be converted with building operations ‘reasonably’ necessary to convert the building will be acceptable. This will surely be a contentious issue between the Developer and Local Planning Department and will be based on personal opinion.

Also, the Local Planning Department can request further additional details of the design or external appearance and can refuse the prior approval if they don’t support the information.

One other fundamental issue that has come to light is a self-build scheme requires a ‘Planning Approval’ to recover VAT which can not be given under a Prior Notification Application. Until H M Revenue and Customs or self-build lenders amend what documents are required VAT will not be recoverable under this scheme.

Overall, I think these changes are welcomed and should be embraced by the Rural Community. Owners of these buildings now have an opportunity to add additional accommodation for sons/daughters or as an investment to let.

However, I am unconvinced as to whether the changes will make Planning Applications easier as the five issues above will need to be addressed and consultations will be made to Natural England, Highways, Environment Officers etc for feedback.

Over recent years I have been involved in several farm building conversion projects and PPS7 (Planning Policy 7) has been the driving policy along with a robust Financial Viability Appraisal to convince the Planning department the application was acceptable. One Application was won at appeal against a stubborn Local Authority which forced them to change their opinion of similar applications thereof after.

Hopefully this will be the end of the Local Planning Departments historic, negative view on the conversion of disused farm buildings into dwellings as maybe they will begin to understand that the conversion of these will give the future rural generation a chance to remain in the countryside.

 Any farmer or land owner wanting to find out more please contact Barry Tape on 01872 211645.

Construction commences on a replacement clubhouse for St Agnes Tennis Club

Construction is well underway on a replacement tennis clubhouse in #St Agnes. We have been appointed by the Committee to form part of the construction team to assist with the technical specifications, construction drawings and construction stage. Updates to follow

Planning granted for 3 #barn conversions into dwellings on a #farm in #Cornwall!

BkT were appointed to review the Farms Planning and Sustainability Strategy for the re-use of old stone barns and to relocate the farmyard to another areas of the estate to provide a sustainable future for the farming business. The planning application has been successful and includes 14KW’s of Solar Panels on the new farm buildings that will produce enough energy for the farm. 

What does an Eco Bungalow look like?

BkT have been commissioned by a private client to replace a bungalow with a bungalow. This bungalow is so eco, it actually costs nothing to run by using a combination of micro-renewables, solar gain and has outstanding thermal performance. Link to project here

Planning approved for exciting eco house, Porthtowan, Cornwall

The proposed dwelling will be constructed following passivhaus methods utilising high levels of natural insulation, high performance windows, mechanical ventilation with heat recovery, photovoltaic panels, wood burner and an electric vehicle charging point. The dwelling will comprise white rendered walls, timber cladding, timber windows and a zinc standing seam roof. The materials and form derive directly from a response to its exposed environment and eliminates unnecessary details at junctions and roof penetrations. The roof structure uses timber glulam beams which have been designed to provide generous eave overhangs to prevent overheating from solar gain and provide weather shelter. The project been granted planning approval and construction work will start later in the year.

Planning Approved for building located on Dartmoor National Park.

We are delighted to have just received planning consent for an outbuilding following negotiations with the Dartmoor National Park Authority. The building will overlook Haytor and has been designed using a timber post and beam structure utilising a light weight foundation system for minimal environmental impact. Construction work is due to start in September 2013. Project link

http://www.bktarchitecture.co.uk/#/planning-dartmoor-national-park/

Topping out!

Extension to cottage nr Newquay.

Foundations, blockwork and oak trusses constructed. Roof vaulted and slates ready to be fixed.

What is the Community Infrastructure Levy and how does it affect Cornwall?

The Community Infrastructure Levy (CIL) is a new tax that local authorities in England and Wales can choose to charge on new developments in their area. The levy is designed to be fairer, faster and more transparent than the previous system of agreeing planning obligations between local Councils and developers under section 106 agreements of the Town and Country Planning Act 1990. 

In areas where a community infrastructure levy is in force, land owners and developers must pay the levy to the local Council.

The charges are set by the local Council, based on the size and type of the new development. Some Councils have already implemented the CIL whilst others are still at the consultation stage.

Reading through the proposals the CIL is designed to be non-negotiable. No CIL, no development. However, if developers are going to continue building housing stock to still meet the housing need they will will still need to generate a profit and with the addition of the CIL margins may become unviable. Unfortunately CIL will slow down any recent growth in house building with more sites becoming unviable to build on. This will also undoubtably lower the number of affordable houses from each scheme. ​

​Cornwall CIL Watch

The consultation on the preliminary draft charging schedule closed on the 22nd April 2013.​

Cornwall Council propose three charging zones for residential development, with charges of £0, £40 and £100 per square metre. The Tax taken from one area will in many cases benefit another i.e. If a self-builder/developer proposes to develop one house with a floor area of 150 square metres (Family sized house) in Morwenstow (North Cornwall), they will have to pay £15,000 toward the CIL and this could be spent in Helston which is proposed to pay nothing for development. 

Cornwall Map showing Levy per Parish.

​Extract taken from The Community Infrastructure Levy Preliminary Draft - Cornwall Council P.5 02/13

If you want to know more about the CIL and how it may affect you if you are thinking of building then please call BkT Architecture on 01872 211645.​