Bedding in – what last year’s changes to Class Q mean in practice for those looking to convert barns to homes

What last year’s changes to Class Q mean in practice for those looking to convert barns to homes

As many of you will know, and as we reported in May 2024, significant changes to the Class Q legislation were introduced 8 months ago. Amendments included the following:

  • allowing up to 10 homes, each with a maximum floorspace of 150 square metres, within an overall limit of 1,000 square metres, to be delivered per agricultural unit;
  • allowing non-agricultural buildings to be converted (subject to certain criteria);
  • allowing the extension of buildings by up to 4m off the rear wall;
  • allowing the conversion of much newer buildings, with the ‘relevant date’ being reset to 24th July 2023;
  • allowing protrusions to the external dimensions of the building of up to 0.2 metres to accommodate fixtures and fittings.

Key questions

Now that the dust has settled, here are some key conclusions about the changes made.

Does Class Q now allow the conversion of non-agricultural buildings?

Yes. Far more barns now qualify under Class Q, including barns that have never been in agricultural use and those that are no longer used for agricultural purposes.

Whereas Class Q within the General Permitted Development Order (GPDO) was formerly titled “Class Q – agricultural buildings to dwellinghouses”, in May 2024 this became “Class Q – buildings on agricultural units and former agricultural buildings to dwellinghouses”. The change is subtle yet important and is consistent with the government’s explanatory memorandum at the time of the changes which referenced “allowing other buildings on agricultural units” to be converted under Class Q. This means that, for example, equestrian, commercial storage or mixed-use buildings within agricultural units can now be converted provided the other criteria in Class Q are met.

Furthermore, if you have a former agricultural building that was (but is no longer) part of an established agricultural unit, assuming it ceased to be part of the agricultural unit before 24th July 2023, it can be converted to a dwelling provided it has not since been used for any non-agricultural purpose. If the building was severed from the agricultural unit after 24th July 2023 you will have to wait 10 years before it is eligible for conversion.

Can you add a rear extension under Class Q?

Yes. The amended right also permits, as part of the change of use, the erection of a single storey rear extension that does not extend beyond the rear wall of the existing building by more than 4 metres and is on land covered by an existing hard surface (provided the hard surface was in situ before 24th July 2023).

Extensions can only be single storey, to a maximum height of 4m. The extension must be developed at the same time as the change of use, and cannot be added to an existing dwellinghouse that has previously been developed under Class Q. Where an extension is incorporated as part of the change of use, a determination as to prior approval as to the impact of the proposed extension on the amenity of any adjoining premises is additionally required.
You cannot extend beyond a side or front elevation. The wall opposite the ‘main’ barn opening will be classed as the rear wall, although in some cases things will not be this clear cut so a judgement call will be needed.

Can you now clad outside the building?

Yes, you can now add ‘protrusions of up to 0.2 metres” to the outside of the building to accommodate building operations such as new or replacement walls, roofs and to accommodate services including water, drainage, electricity, gas. This introduces the ability to externally insulate the walls or roof of your new home, which is particularly good for thermal efficiency on a steel framed building. It also allows for other minor external additions such as a flue pipe, Juliet balcony rail, windowsills and guttering.

Is it still possible to create larger homes?

Yes. The larger dwellings which could previously be created (up to a maximum of 465m2) under the old legislation can still be created…..but hurry. The transition period ends on 20th May 2025, meaning that is the deadline to submit applications for consideration under the old Class Q legislation.

Is the new Class Q delivering more homes?

This was one of the government’s objectives but the evidence on this is unclear at present. My hunch is that whilst the transition arrangements are in place, many people are relying on the old legislation to create the larger homes allowed but, in time, it should result in a larger number of smaller homes being created.

Do Labour plan to remove Class Q PD rights?

A 2019 publication by the Labour Party titled ‘Land For The Many – Changing the way our fundamental asset is used, owned and governed’ stated: “Government should remove permitted development rights that allow office and agricultural buildings to be turned into housing without the need to apply for permission. These often lead to poor quality housing….”. However, the concern about poor quality housing was directed more at the inner-city conversion of office buildings to housing and, furthermore, Class Q now includes the requirement that “the provision of adequate natural light in all habitable rooms of the dwellinghouses” must be ensured. For this reason, as well as the government’s highly ambitious house building targets and the political storm that has resulted from the new farm inheritance tax law changes, it seems unlikely that the government will deliver another kick in the teeth to farmers by removing Class Q rights.

Is BNG required for Class Q?

No. Biodiversity net gain (BNG) became a legal requirement for most forms of development from April 2024. However, developments that are granted planning permission by a development order (including permitted development rights such as Class Q) are exempt from the 10% uplift requirement.

Closing thoughts

We expect appeal decisions under the new legislation to start filtering through in the coming weeks. This will shed more light on how some of the more subjective elements of the legislation should be interpreted and we will be keeping a close eye on these decisions.

If you have any specific queries about land you own or are looking to purchase please get in touch on 01332 347371 or email enquiries@planningdesign.co.uk

Richard Pigott, Director, Chartered Town planner, Planning & Design Practice Ltd

Achieving the potential of your agricultural buildings with Class Q legislation.

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