5 Things To Consider With A Class Q Barn Conversion

The appeal of converting agricultural buildings into stunning residential dwellings has become increasingly popular in the UK, thanks to Class Q of the General Permitted Development Order (GPDO).

We’re sharing 5 crucial factors to take into account when considering a Class Q barn conversion…

1. Ensure Eligibility:

Whether you’re looking to convert barns, stables or other agricultural buildings, Class Q is a special type of permission which means you may not need to submit a full planning application – potentially saving both time and cost. However, there are strict eligibility requirements that you should consider.

One of the most important factors is that the barn or building was part of an established agricultural unit (EAU) on 24th July 2023. If your building became part of an EAU after this date, you’ll need to wait ten years before applying for a Class Q conversion. A similar wait is required for buildings built under permitted development.

It’s also worth noting that Class Q is not applicable in certain protected locations such as conservation areas, national parks, or areas of outstanding natural beauty (AONB). As a first step, we’d recommend checking your barn is in an eligible location and has the necessary history to qualify for this streamlined planning process – and you might need to consult a specialist planning consultant to do this.

2. Building Size Matters:

The Class Q legislation was recently amended in May 2024, which provides more flexibility in the conversion or subdivision of agricultural buildings, with a greater number of barns now eligible.

This means you’re allowed to create up to 10 separate dwellings within the existing agricultural building, with a cumulative floor area of up to 1,000m2.

For smaller conversions, the new legislation now allows for a single storey extension to the rear of an existing building of up to 4m, providing this takes place on an existing area of hardstanding.

It’s essential to carefully plan your conversion to meet these limits – understanding these restrictions will ensure you avoid complications during the planning process and create the best possible solution for your lifestyle.

3. Agricultural Tenancies:

If the barn you’re looking to convert is occupied under an agricultural tenancy, there are additional considerations to take into account. A Class Q conversion can’t go ahead without the express consent of both the landlord and tenant under an agricultural tenancy. Similarly, if the tenancy was terminated in the year preceding the proposed development, or it was terminated with the intent of converting the barn, this could prevent a successful Class Q application. Essentially this ensures the landlord has ultimate control over the use of the land.

Understanding whether the site is subject to a full agricultural tenancy or a farm business tenancy is also crucial. Agricultural tenancies come with specific rights, and these need to be navigated carefully to avoid delays or legal issues.

4. Structural Integrity:

While Class Q permits the conversion of barns and agricultural buildings into homes, it’s important to note that structurally the building must already be “capable of functioning as a dwelling”.

This means that substantial building works or extensive new construction (such as building new walls or foundations) could be deemed as redevelopment or new construction, rather than a conversion – falling outside of the Class Q scope.

Early on in the process, we strongly recommend our clients to commission a structural survey and consult specialist advice. This will help determine whether the barn is suitable for conversion and highlight any areas that may need structural repairs or adjustments. It’s good practice to submit these reports to the local planning authorities as part of your Class Q application, ensuring complete clarity and helping to simplify the process.

5. Design Considerations:

When designing a Class Q conversion, maintaining the character and appearance of the original structure is key. Class Q conversions should retain original features and celebrate the utilitarian nature of the building, working with the existing structure as much as possible.

This means using existing openings, minimising external alterations and creating a considered design that respects the original building and its materials. At HollandGreen, we believe a building’s heritage should be celebrated, protecting the historical narrative of the building wherever possible.

Likewise, it’s important that any new conversion sits harmoniously within its surroundings – ensuring it’s in keeping with its rural context and local vernacular. The landscape design is a vital element to consider, so that your conversion is seamlessly blended and connected with the surrounding countryside.

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