Converting Agricultural Buildings into Residential Homes in the Countryside
Table of Contents
Introduction to Converting Agricultural Buildings
Converting agricultural buildings under Class Q offer a unique opportunity to transform redundant or underutilised agricultural buildings into well-placed countryside homes without the need for full planning permission. In this blog post, we will cover what Class Q is, the requirements for such applications, and, as a bonus, how you can proceed with a replacement dwelling in place of an agricultural building once you have received approval under Class Q.
What is a Class Q?
Class Q is a permitted development right introduced in 2014 under the Town and Country Planning (General Permitted Development) (England) Order 2015. It allows for the conversion of agricultural buildings into residential dwellings without the need for full planning permission. This right aims to simplify the planning process and boost supply of housing in rural areas.
Class Q was refreshed on 30th April 2024, with changes taking effect from 21st May 2024. Applications submitted on or after this date are subject to the new rules, some of which are quite significant.
It is worth noting that, until the end of May 2025, you can still apply under the old rules – in other words agricultural buildings of up to 485sqm can be applied for as one dwelling. However, you will not benefit from the legislative changes, which means that you cannot extend your agricultural building, so consider your options carefully when deciding on the best course of action.
Requirements for Converting Agricultural Buildings Under Class Q
To qualify for a Class Q, you agricultural building must meet several criteria:
Agricultural Use
The building must have been used solely for agricultural purposes for at least 10 years before it’s conversion.
Under the previous rules, your barn needed to be built before a certain date and while this is still the case, due to the recent changes, this date has been reset to 24th July 2023, allowing far more barns to qualify for conversion under Class Q.
Therefore, if your agricultural building existed before 24th July 2023, you can now apply for Class Q provided it is an established agricultural unit that has existed for 10 years or more. However, be careful if you have built on the site using Permitted Development within the last 10 years. As there is only a certain amount of work you can carry out under Permitted Development Rights, you may need to wait at least 10 years before undertaking a Class Q Conversion.
If the agricultural building has ceased to be used for agricultural purposes since 24th July 2023, it may still be possible to submit an application under a Class Q providing the unit has not been used for non-agricultural purposes. However, you will need to prove that the use class has not changed from agricultural during this time. Additionally, it is also possible to submit a Class Q application if the unit has been left empty for the 10 years.
Size and Number of Dwellings
Since May 2024 the main difference is that the maximum number of units has increased from 5 to 10. The amount of space you can convert has also increased to 1,000 sqm. However this comes with a downside. The maximum size of any dwelling is now limited to 150sqm – so no more huge one-off country barn conversions will be permitted, which is a shame.
There are few more limitations, as one would expect. The most important being that the limit is 10 dwellings in total and you cannot get around this by dividing the land into separate titles. Therefore, you cannot create 10 dwellings in each barn that you own. However, you can create 5 dwellings in one barn, 3 in another, and so forth, as long as you don’t exceed 10 dwellings in total.
Extending the Footprint
Since May 2024, you can now extend the footprint of the agricultural unit under a Class Q application, which was not possible previously. However, extensions are restricted to a 4m single-storey addition to the rear of the building and there must be an existing hardstanding area. There are also limitations on height and distance from the existing structure.
Structural Integrity
As with the previous requirements, the building must be structurally sound and capable of functioning as a dwelling without significant structural alterations. To confirm this, the planning department will require a structural survey carried out by a structural engineer that demonstrates that the barn is capable of being converted.
Prior Notice Approval
Converting agricultural buildings under Class Q means obtaining Prior Notice Approval from the Local Planning Authority, which will consider factors such as:
- Traffic impact of the new dwelling(s).
- Noise levels
- Contamination risks on site
- Flooding risks on site
- Suitability of the location for a dwelling
- Design and external appearance of the converted building
- Provision of adequate natural light for the new homes.
- Impact of any extension on the neighbouring properties.
The Prior Approval covers not only the conversion, but the installation or replacement of external walls, doors, windows, roofs, drainage, services, etc. In other words, the work that is required when converting agricultural buildings into comfortable residential dwellings.
Internal works are not generally considered development for the purposes of the Prior Approval application. Therefore, for the building to function as a dwelling, it may be permissible to undertake certain internal structural works, including installing new internal walls, or allowing for the insertion of a mezzanine or upper floors within the overall residential floor space. However, while this is in principal permitted – or at least not prohibited – by Class Q, we have had some push back from the Local Planning Authority when adding new floors.
Access
As part of the new regulations, when converting agricultural buildings, they must have a suitable access to a public highway already in existence.
Replacement Dwellings
Once you have obtained permission for converting agricultural buildings under a Class Q Prior Notice Approval application, you can consider replacing the agricultural building with a new dwelling or dwellings. This is because by obtaining Prior Approval, you establish a ‘fall-back’ position, increasing the likelihood of approval.
The Fall-back Position
When the principle of change of use from agricultural to residential is granted under Class Q, the approval serves as a ‘fall-back’ position, as established in the 2017 Mansell v. Tonbridge and Malling Borough Council Case. The court case clarified that a ‘fall-back’ position can be a material consideration in granting planning permission and can be given weight, as there is a ‘real prospect’ of the development occurring.
With the ‘fall-back’ position established, you can submit a planning application for a replacement dwelling and the Local Planning Authority will accept this fall-back as a material consideration. You aren’t guaranteed approval, but the likelihood is increased since you already have approval in place for converting agricultural buildings into residential units.
Conclusion
Converting agricultural buildings under a Class Q Prior Notice Approval application provides a route to transforming barns into stunning homes in the countryside that would not otherwise receive approval. By understanding the requirements and leveraging the ‘fall-back’ position, you can successfully navigate the planning process and even apply for replacement dwellings!
You can see some of our conversion projects, which include various conversions of agricultural buildings, in our portfolio.
Feel free to contact us if you have any questions or need further assistance with converting agricultural buildings in Cornwall!
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