BONDSTONES - Planning & Architectural Consultants
  • Who
    • Meet the team >
      • Ian Firth - Planning & Development Director (MD)
      • Sarah Henderson - Planning & Development
      • Rebecca Firth - Operations Manager
      • Melissa Grange - Executive Assistant
  • What
    • Chartered Surveyors
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      • Permitted Development >
        • Class Q Conversions
        • Class R Conversions
        • 28 Day notice
        • Temporary Land Uses
      • Change of Use Planning
      • Agricultural Planning
      • Farm & Rural Diversification
    • Glamping & Alternative Accommodation
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  • Where
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    • New Project Enquiry

Class Q - Permitted Development
Conversion of farm buildings to dwellinghouses

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

As part of its ambition to increase housing supply across the country, the Government has 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 land owners (farmers specifically) to convert certain qualifying buildings to residential uses without having to apply for 'planning permission' per se.

However, before converting the barn 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 external appearance, materials, method of conversion, flood risk (and more).

Great News! Easily achieved houses for everyone... Or so we thought...

In their infinite wisdom, the government then issued revised guidance for the implementation of Class Q and the processes enabling works to commence... For some reason Councils had started 'refusing' numerous 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. Council refusals included various reasons, including the 'sustainability of location' and whether or not the conversion was a desirable use in its own right...

Under the GPD(E)O, 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...

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 us, 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 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 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 'fit for residential purposes'. Yet the new guidance preventing 'structural' work seems to have given planning authorities a new opportunity to refuse these applications.

All said and done, there are ways that class Q can be used - and quite successfully too, however as with most of these types of Permitted Development approaches and prior notification submissions, a careful strategy is required for each unique proposal (each will be different from the next - such is the way of redundant agricultural buildings).

The Government has promised a review of Class Q their "ten point plan" for boosting economic productivity in rural areas. The plan suggests that there will be a complete review of “the current threshold” for agricultural building conversions to residential (and other) uses, although no further detail is given on which threshold shall be reviewed.

Class Q in Summary

  • Buildings must be structurally capable of conversion to a dwelling-house (in the eyes of the planning authority)
  • No more than than five dwellings are allowed to be created per agricultural 'holding' (under Class Q rights)
  • Various combinations of dwellings can theoretically be created:
    • A maximum of 5 dwellings - comprising 3 "larger Dwellings" (achieved by converting up to 465 square metres of existing area into no more than 3 dwellings - each measuring up to 465 square metres when converted) PLUS 2 smaller dwelling-houses (each up to 100sq m floor area.)
    • Up to 5 smaller dwellings (each of up to 100 square metres of converted floor area)
  • No rights in National Parks, AONB's or Certain Other locations
  • Location (in relation to farming activity may be significant)
  • Flood, Noise and Contamination risks can scupper conversions
  • The building(s) must have been in use for the purposes of agricultural business on 30th March 2013 (or when last used if redundant since prior to that date).
  • New openings, windows, doors, roof and walls (replacements) are allowed - provided they have no structural function (!).
  • Buildings for conversion DO NOT have to be redundant
  • Buildings to be converted must be lawful (i.e. not constructed unlawfully)
  • No listed (or curtilage listed) buildings allowed to be converted
  • Certain additional Permitted Development Rights are 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

Key Contacts:
Ian Firth
Sarah Henderson
Areas Covered
01823 210 610
​Devon - Somerset - Dorset
​01326 727 828
Cornwall
​01452 234 934
Severn Counties
​01264 513 813
Hants & Wilts
01372 897 697
​Home Counties
Regulated by THe Royal Institution of Chartered Surveyors

Bondstones is a regulated firm of Chartered Surveyors - specialising in "Town & Country Planning" (emphasis on "country"!) and Architectural Design.  Our head-office is based in the West-Country and we typically work in the geographical area between Lands End and London.  However, on occasion, we also work further afield...

We are extremely proud to be 'Regulated by the RICS' - this means we are a professionally qualified and regulated practice - bound by a code of conduct, strict rules and regulations. This means that we will only undertake work which is directly within our field(s) of expertise and that we are also fully insured (both Professional Indemnity and Public / Employers Liability).

Our team are passionate about architecture and the countryside, its' sustainable future and re-use of rural buildings:  We offer our professional expertise to satisfy a range of rural property issues, including (but not limited to) Planning Consultancy and Architectural Design / Architecture.  Our primary interest is in the delivery of sustainable projects - and particularly the 'change of use' of buildings & land.

Despite our cutting edge offer and market leading output quality, our services are available to all of our customers at surprisingly low rates - especially compared to our competitors.  OK, its true to say you will always find someone cheaper... but isn't that always the way!

Our philosophy is to provide objective advice from the outset - indeed may of our new clients are amazed at the level of advice that we offer at first contact... Our overriding mission is to "quote high and bill low - providing valuable advice and exceptional design - which should delight our clients at every opportunity"

We generally undertake work for:
  • Farmers & Farm Businesses
  • Rural Estates / Estate Managers
  • Equestrian Properties & Businesses
  • Home / Property Owners*
  • Tourism Entrepreneurs
  • Countryside Attractions & Recreation Sites

* Please note that 'small' extensions are not really our cup of tea... However if necessary we would be happy to refer you to a suitable 3rd party specialist.

That said, large, unique extensions and complete 'one off' domestic overhauls really do float our boat... so please get in touch!
The 'Contact Us' bit:
Call us: 01823 210610
Email us: enquiries@bondstones.co.uk

The 'Legal' bit:
Bondstones (1990) Limited - Registered in England No. 8970430

Registered Address:
Hestercombe House
Cheddon Fitzpaine
Taunton
Somerset
TA2 8LG


"Bondstones" is a Registered Trademark used under licence.
Reg'd: UK00003049388
​© 2012 -2020 - All  Rights Reserved - Bondstones 1990 Ltd

​

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Website by Bondstones
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  • Who
    • Meet the team >
      • Ian Firth - Planning & Development Director (MD)
      • Sarah Henderson - Planning & Development
      • Rebecca Firth - Operations Manager
      • Melissa Grange - Executive Assistant
  • What
    • Chartered Surveyors
    • Architecture >
      • Architectural Services
      • Building Regulations
      • CDM 2015 Services
      • CDM Upload
    • Planning Services >
      • Independent Planning Advice
      • Permitted Development >
        • Class Q Conversions
        • Class R Conversions
        • 28 Day notice
        • Temporary Land Uses
      • Change of Use Planning
      • Agricultural Planning
      • Farm & Rural Diversification
    • Glamping & Alternative Accommodation
    • Other Professional Services >
      • Property Consultancy
      • Surveys
      • Aerial Surveys
  • Where
    • Blackdown Hills
    • Cornwall AONB
    • Cranborne Chase AONB
    • Dorset AONB
    • East Devon
    • North Devon
    • Quantock Hills
    • South Devon
    • Tamar Valley
  • How
    • Fixed price - Site Specific Advice
    • Testimonials
    • Provision of Services
    • Terms & Conditions
    • Disbursements Policy
  • Recruitment
    • Apprentice Architectural Technician / Surveyor
  • Contact us
    • New Project Enquiry