This page and the following information is provided as a 'loose' summary of the Class Q statute and should NOT be taken as 'advice'.  The nuances of Class Q and the implications of disclosing information to the Local Planning Authority without careful consideration are wide reaching and complex...

Please contact us for a free, no obligation, diversification / planning consultation - or better yet; book a site visit to discuss options in person with an experienced Bondstones professional....

Why not consider engaging our new fixed fees service - where we'll manage the entire project for you from start to finish...

Join the 'Q'
Residential Barn Conversions For Everyone!!!
Well... Sort of!

NB Recent Class Q updates - launched May 2024!

As part of its ambition to increase housing supply across the country, the Government eased permitted development rights to allow certain agricultural buildings (modern sheds and traditional barns alike) to be converted to houses - through "Class Q" of the General Permitted Development Order.

This interesting and enticing 'right' enables a wide range of rural property owners and land owners to convert qualifying 'agricultural' buildings to residential use - without having to apply for 'planning permission' (per se).

However, before converting a barn (or barns) under Class Q, a 'prior approval' notification has to be submitted to the Local Planning Authority.  This notification deals with specific aspects of the conversion - such as design, access, external appearance, materials, method of conversion, flood risk (and more... much more...).

So - Class Q is / was great news for the farming community;

Easily achieved houses for everyone... Or so we thought...

In their infinite wisdom, the government issued "guidance" for the implementation of Class Q and the processes required ahead of works being allowed to commence...

Soon after launch, for some inexplicable reason, Councils started 'refusing' Class Q applications on a variety of grounds (despite central government trying to enable positive and proactive delivery) as such the blanket approach being adopted by planning departments was contrary to what the Government had set out to allow (as a right) in the first place.  This attitude clearly still exists - and as such anyone expecting a walk in the park with a permitted development right such as this will be grossly disappointed (in many areas anyhow)!

Council refusals included a range of reasons, including the 'sustainability of location' and whether or not the conversion was a "practical" or "desirable" use...

Under the GPDO, prior approval may be 'refused' if the location of the building is “impractical or undesirable”. As such, councils began refusing development on the ground of unsustainable location and remoteness... and so someone needed to do something about it...

Following many test cases at appeal (and some in the courts) the guidance now makes it clear that the 'location test' should only be used very specifically (to prevent, for example, new dwellings in situations without access or close to potentially harmful activities) - it is not a test for determining whether a barn is in a sustainable location or not.

This clarification was of course welcomed by our colleagues and our clients - it seemed to be a clear step in the right direction for increasing rural housing supply (and releasing cash / assets for our farming clients!).

Regrettably, the new guidance also included a (hugely misguided and frankly incomprehensible) paragraph concerning the amount of work that is permitted (already quite clearly) under the terms of Class Q.  As such the guidance now states that the Class Q rights do not allow “the construction of new structural elements for the building”.

Frustratingly it is not clear (in a stuatutory sense) what is intended by the phrase “structural elements” (despite our seeking immediate clarification on the term form the Government) - the guidance note tries to clarify the intention by stating that the existing structure must be “strong enough to take the loading which comes with the external works to provide for residential use” (the actual legislation does not!).  This obviously must mean works that are fundamental to the ability of 'the structure' to be converted are not allowed - yet the legislation expressly allows for the installation of replacement walls or a new roof (for example), which are expressly allowed under Class Q.

Many agricultural buildings will of course require significant works to be enabled as 'fit for residential purposes'. Yet the guidance preventing 'structural' work seems to have given planning authorities a new opportunity to refuse these applications.

All said and done, there is a wide variety of ways that class Q can be used - and quite successfully too, however as with most of these types of Permitted Development (and especially prior notification submissions), a (very) careful strategy is required for each unique proposal.

The Government finally promised and delivered a review of Class Q in their "ten point plan" (2023) for boosting economic productivity in rural areas.  This update was finally launched in May 2024 and despite being lauded as an exercise in 'cutting red tape' - the update has done anything but make life more straight forward...

​In general summary Class Q (and other exciting permitted development rights) were 'intended' to provide an easy route through the system...  The reality is that the statute is complex and far from straightforward.

Our advice; [Please] don't try to go it alone!

Class Q in Summary

• The critical date is now 24th July 2023
  (i.e. applicable buildings must have been in existence then (not 2013 as previously)
  This means than many newer buildings have now become eligible...
• Buildings must be structurally capable of conversion to a dwelling-house (in the eyes of the planning authority)
• TEN dwellings are now allowed to be created on any 'agricultural unit'
• Various combinations of dwellings and sizes can theoretically be created:
  • The new allowance provides for Dwellings of up to 150sqm each... (We have a few tricks up our sleeves here though - contact us for details!)
  • The old rules (pre-may 2024) can still be applied though - for the time being - so in theory 3x larger dwellings (up to 465 sqm each) can still be achieved...
• There are STILL no Class Q rights in National Parks, National Landscapes or Other Specified locations (Don't rule out Class R though)
• Highway access is now an important consideration
• Location (especially in relation to ongoing farming activity may still be significant)
• Flood, Noise and Contamination risks can still scupper conversion proposals
• Current and / or past uses are now more relevant than ever (especially if the building / site has been sold off from an agricultural unit)
• New openings, windows, doors, roof and walls (replacements) are allowed - provided they have no structural function (!).
• Protrusions are now allowed up to 200mm from the original building dimensions...
• Buildings for conversion to dwellings DO NOT have to be redundant or disused...
• No listed (or curtilage listed) buildings allowed to be converted (planning permission / Listed building consent will be needed)
• Certain additional Permitted Development Rights will be revoked (for 10 years) if Class Q is invoked.  All domestic PD rights are automatically forfeited on any converted building...

Alternatives to Class Q?

You may find that you are in a position where Class Q cannot be used (a number of reasons exist).

However - all is not lost!  The advent of Class Q rights and the generally positive effects of government policy advances on improving rural economic development means that a wide variety of options currently exists for building conversions and changes of use.  You may also wish to consider 'Class R' as an alternative... 

Bondstones specialise in 'change of use' and complex rural planning matters.  This may include involvement in activities such as:

• Conversions & New Build
• Farm diversification (changing use to serve other more beneficial purposes)
• Agricultural Dwellings & Houses for 'Essential Workers'
• Environmental Improvement / Mitigation
• New Agricultural & Rural Industrial buildings
• 'Temporary use' applications
• Agricultural & Rural Business support
• Equestrian, Sporting and Leisure Projects
• Provision of ancillary accommodation for family or staff

We also advise on resolving unlawful development, planning enforcement and a wide variety of contentious matters.  

Most importantly - We love a challenge!

​Get in touch today

Bondstones' specialist planning team are more than happy to take your call and provide impartial advice on any pressing or up-coming matters.  Alternatively please contact us and we will get in touch with you at a convenient time.

Call the planning team today:
01823 210 610