Applying for planning permission can be one of the more complicated and time-consuming elements of a conversion or build, particularly if you’re not familiar with the process and the requirements of the local authority.
This is especially the case when working with properties of historical significance, such as agricultural buildings. To ensure character and traditional features are preserved, local planners often have strict rules and restrictions which must be satisfied before a conversion can take place.
However, a change to planning permission laws in 2014 known as ‘Class Q’ can make conversion of these types of buildings significantly easier, allowing owners to convert barns into homes without full planning permission.
There are of course, certain caveats, but if you’re considering a barn conversion, applying for permission under the Class Q route could make achieving your dream home a little bit easier on the planning side.
What is Class Q?
Class Q (formerly known as Class MB), permitted development rights were introduced in 2014 and allow the conversion of agricultural buildings into new homes without requiring detailed assessment, providing that certain tests and simple criteria are met.
Class Q has changed the landscape in terms of the quantity and variety of barns which can be converted to residential use. Previously, stringent tests meant that only barns seen as having historic or architectural merit or that formed an important part of the landscape generally achieved planning consent in countryside locations.
How has Class Q changed?
The Class Q legislation has changed a number of times over the years with changes in 2015, 2018, 2019, 2020 and 2024, which have included an expansion in the range of buildings and the amount of floor space which can be created.
The 2024 changes allow conversion of a building or multiple buildings on a farm into up to 10 residential units with a maximum cumulative floor space of 1,000m2 and maximum individual unit size of 150m2. The 2024 changes also allow single storey rear extensions to form part of the proposals.
What criteria does Class Q require prior to approval?
Class Q prior approval is a less onerous procedure than a full planning application for conversion. There are a number of boxes to tick and each barn is different. We look at every project individually as all are so different.
The main criteria to be met are:
The extent of works deemed acceptable varies from project to project and between local authorities. We involve a structural engineer in our Class Q application submissions and our experience through past projects, means that we are familiar with demonstrating appropriate proposals to convert a variety of barns, whether masonry, steel framed, concrete portal framed or timber framed structures.
Class Q and planning permission
Class Q offers the most straightforward route to conversion as additional planning policies become relevant in any conversion proposal where a full planning application is required.
However, in the case of approval, or even refusal of Class Q, there is the opportunity to follow up with a planning application for a different scheme for conversion. This has the possibility of altering the number and size of units, increasing floor areas through the addition of mezzanine levels and potentially more radical opening of areas within the existing volume.
Most of our Class Q applications once granted, will be followed up with a planning application to develop the scheme beyond the limitations of Class Q. This is often known as using the prior approval granted as a ‘fallback position’. Creating an attractive appearance and domestic scale to large-scale modern farm buildings is important for high quality proposals and the marketability of units. Our 3D design process facilitates the development.
Planning permission usually requires commencement of a build within a set timeframe, but Class Q allows up to three years for project completion, providing greater flexibility in terms of time.
Class Q and rebuilding
Class Q can be used as a ‘fallback position’; if you are having difficulties gaining approval for a different type of project such as a different conversion scheme or an entirely new building, you can fall back on this option and use it as a starting point for negotiating other proposals.
Different local authorities have different levels of support for such proposals and the desirability of pursuing this option will vary from place to place. These proposals are viewed in the context of national and local level planning policy. It will be a matter of judgement in individual cases as to whether this is an option to look into.
Can I live in a Class Q renovation?
Absolutely! Class Q development rights are specifically designed to allow more agricultural buildings, like barns, to be converted into residential properties. Once converted, these properties can be used as full-time residences just like any other home.
Can I run a business from a Class Q renovation?
It is possible to use a Class Q renovation for business purposes but there are some restrictions to consider. The aim of Class Q is to create more residential properties, therefore the primary purpose of any conversion must be as a home.
Using the property to also run a small business that does not involve high foot traffic, noise or signage may be allowed. However, any business that involves frequent visits such as a shop, café or workshop would likely require additional permissions.
How does the cost of Class Q compare to full planning permission?
Class Q is generally a less expensive option than full planning permission, which generally needs more detailed architectural plans, and additional professionals such as surveyors, adding to the costs.
As Class Q is a faster, more streamlined process, it involves shorter timeframes, lessening the impact on other property costs such as loan interest and insurances.
Do I need a specific architect for a Class Q conversion?
Whenever planning a conversion or build, it’s important to work with a team experienced in the specifics of your project.
We have planned and built a number of Class Q conversions over many years and understand not only the process and how to ‘tick the boxes’ to satisfy the planners, but also how to create stunning conversions that far exceed our clients’ expectations. We can help advise clients on whether Class Q is the most appropriate way forward for them, and suggest alternative routes to achieving their property goals.
Class Q projects we’ve worked on
Barn Conversion, South East Kent
This barn had already obtained Class Q consent prior to our involvement on the project. The client’s plan was to turn it into a high-end five bedroom holiday let. However, Class Q restrictions meant that the permitted domestic curtilage was not sufficient for this conversion, and would also not allow for building the double garage required by the client. We instead applied for full planning permission to overcome this constraints. The results are stunning.
The Old Barn, Lime Tree Barn & Ash Tree Barn, Linton Park Estate
We were appointed by the owner of this exquisite Grade II listed estate to convert five of its agricultural buildings into dwellings. Prior to our involvement, Barn A and Barn B (which were to become The Old Barn, Lime Tree Barn & Ash Tree Barn) already had Class Q consent. During the planning time, however, the entire estate was given conservation area status, meaning Class Q was no longer acceptable and therefore withdrawn. We instead submitted a detailed planning application which was passed, allowing us to convert these buildings into beautiful properties.
The Tractor Shed, Linton Park Estate
Our client wanted us to produce an alternative to previous plans that had been produced for this property. We proceeded with the Class Q application route, setting the building out on one level, rather than turning it into a two-level dwelling as detailed in the previous designs. We also included bespoke window seating areas to make the most of the windows, as requested by the client. The project was straightforward and resulted in a lovely home with impressive vaulted ceilings.
Barn Conversion Planning, West Kent
Our client wanted to convert this large barn into individual dwellings but prior to appointing us, their previous attempts to obtain planning permission had been unsuccessful as they had not taken into account the local restrictions. Due to the site’s complex history, we took a two-step approach to planning, first applying for Class Q permission to create five separate properties as a ‘fallback’ option. This was successful and allowed us to revise our proposals to instead create four beautiful properties, which suited the site better and was approved.
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