Class Q Archives - Page 2 of 4 - Planning Design Ltd

Class Q success creates new homes

28th November 202227th September 2022 by Gary Stringer

Planning & Design Practice celebrate another Class Q success, having secured planning permission to convert a large, modern agricultural building to provide two new dwellings, and a swimming pool as part of a wider plan to redevelop a farm they are associated with. The site lies in Staffordshire, a rural location with views to the surrounding countryside.

The rationale for converting the barns was driven by a desire for our client to live on site and provide a dream home for multi-generational living. As the client was familiar with our work as barn conversion specialists and barn conversion architects, we were asked to prepare and submit a full planning application to address more detailed design concerns, including the internal layout and materials for the barns, as well as alterations to the access and improvements to parking arrangements. They purchased the site with the intention of converting the building and we have worked hard to realise the dream.  

The process started with a Class Q application which worked within the size parameters allowed under the legislation. The Council approved the application after we were able to demonstrate that the conversion of the barns to dwellings was wholly within the legislative criteria. Class Q had to be the starting point for the project as it is less restrictive than local plan policies on the type of building that can be converted. This provided us with a ‘fallback’ which secured residential use. When converting the building under Class Q, we are limited in the extent of external alterations we can make to a building. The Class Q permitted development right only permits those works which are reasonably necessary for the conversion of the building. The key to the aesthetic of these buildings is that you work with the fabric of the existing building, to protect and enhance its agricultural character even once it is in use as a dwelling.

Following approval, we set to work designing the home to meet all of our client’s needs, which wouldn’t be possible under Class Q. The western elevation of the building is proposed to be fully enclosed to provide a pool area, accessible by both properties. The previous Class Q scheme omitted this section of the building, leaving it vacant for future use. The proposed dwellings and pool area will be heated via a ground source heat pump. In addition to this, the building will have solar panels sited on the East facing roof slope. Both of which go beyond the scope of Class Q.

Externally, the proposed design is not significantly different from the approved Class Q. The ridge of the north elevation of the building is proposed to be raised to provide a more coherent roof form. Externally the timber cladding combined with the use of reclaimed, local brick to externally clad the building will ensure that the proposed development is more in keeping the character and appearance of the area and represents a significant improvement on the existing block work and sheet cladding.

The proposed internal layout of the barns was designed to provide future occupiers with a comfortable and practical new home. One barn will have three bedrooms and the other will have four bedrooms, both will have open plan kitchen living dinning space which include a significant amount of natural light to enter the building via a double height space they will give a real sense of openness within the budling, and frames view out into the surrounding countryside.

We are excited to see works progress on site which have already begun.

We have vast experience of working on barn conversions both via full planning and/or prior approval (Class Q) application routes. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

Image of the existing agricultural building.

Class Q success delivers double dwellings

28th November 202221st June 2022 by Gary Stringer

Two new homes will be created following a successful Class Q planning application. Andrew Stock in collaboration with Jonathan Jenkin and the Architectural Team at Planning & Design Practice are pleased to announce that planning permission has been secured for the change of use and associated building operations of two agricultural buildings known as ‘The Green Barn’ and ‘The Black Barn’ to form two houses in Kniveton, Derbyshire.

The application site has a rather complex planning history, which Andrew Stock, who recently joined us as a Principal Planner, knows very well having been the Planning Officer who dealt with a number of applications at this site whilst previously working for Derbyshire Dales District Council.

The Green Barn is the smaller of the two existing agricultural buildings consisting of a single detached steel framed agricultural building. This building is enclosed on three and a half sides, with the half open side facing the other barn.

The building would be converted into a two bed roomed dwelling, comprising an open plan kitchen/living area, plant room, WC, utility/storage room and an open plan lobby/dining area.

Figure 2: Approved elevations of the Green Barn

The Black Barn is the larger of the two building as it is formed of a traditional stone and tile barn with an adjoining modern steel framed addition. The buildings are fully enclosed. The modern addition is finished in corrugated sheets above a concrete panel plinth.

The building would be converted into a three bed roomed dwelling, with the stone building converted into a kitchen and dining space with the remainder parts of the building providing living space and bedroom/ancillary space.

Figure 4: Approved elevations of the Black Barn

The total combined habitable floor space for of the development would be approximately 459m² and the total combined curtilages would extend to approximately 430m².

Class Q Barn Conversions are something Planning & Design Practice are well versed in, having helped lots of clients imagine and realise their dream homes. The permitted development right legislation is a notoriously complicated and complex issue with many Planning Authorities. Since the permitted development right legislation was introduced, there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority.

More recently, the term “fallback” is used in when an existing consent confirms that the principle of development which can then be used as a lever to gaining full planning permission. For example, if prior approval had been obtained to carry out the conversion of an agricultural building to a residential dwelling via Class Q (agricultural to residential conversion), this then allows the existing fallback position (in this case the Class Q prior approval) to be applied to a full planning application for a similar scheme.

It is an area of planning which also attracts the interests of those people who wish to push the ex-tent of their properties in the green belt using householder permitted development rights. Particularly in those instances when local plan policies are restrictive on the amount of extension allowed.

Planning Success: Biodiversity gains in rural Derbyshire

28th November 202225th May 2022 by Gary Stringer

Planning & Design Practice is pleased to announce that retrospective planning permission has recently been secured for the retention of two wildlife ponds at Woodhay Farm, Marston Montgomery, Derbyshire, creating biodiversity gains.

Woodhay Farm is in the process of diversification and this latest approval relates to two wildlife ponds reconfigured following the change of use and conversion of a modern steel portal framed building under Class Q that we had obtained prior approval for.

The development provided an opportunity to maximise landscape, wildlife and biodiversity benefits through the reconfiguration of the ponds, creating an attractive landscape feature with excellent wildlife and biodiversity advantages.

A previous land owner diverted effluent from the farmstead into the pond for several decades which resulted in an extremely smelly and unattractive blot on the landscape.

The creation of the two wildlife ponds have significantly improved the character and appearance of the immediate and wider landscape through appropriate management. The ponds were designed to encourage wildlife to thrive on site and the surrounding land providing a great habitat for invertebrates, newts and frogs alongside attracting other wildlife such as snails, insects and birds.

When having regard to the condition of the pre-existing ponds the development has significantly increased the ecological value of the area and will benefit many different habitats within and immediately surrounding the site.

The assessment of Biodiversity Net Gain has become an increasingly important consideration for landowners, developers and Council’s following the publishing of the Environment Act (2021) which came into law in November 2021. An article on the importance and benefits of the Environment Act can be found here.

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas. We can provide you with expert advice on issues to be taken into account prior to submission of your application through to receiving the decision. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371.

Andrew Stock, Principal Planner, Planning & Design Practice Ltd.

Decision overturned allows conversion to flourish

28th November 202222nd March 2022 by Gary Stringer

Decision overturned! Planning & Design Practice successfully overturned a decision to refuse prior approval for the change of use of an agricultural building to three dwellings at Flourish Farm, Dale Abbey, Derbyshire under Class Q of the General Permitted Development Order (GPDO).

The building is a simple structure, enclosed on three sides with concrete block work walls. Above the block work the walls of the barn are finished in vertical timber cladding on two sides (north and west elevations), the east elevation is clad in profiled steel cladding above this, the roof is corrugated metal sheet roof.

The main issue the Inspector had to consider was whether the appeal building would be capable of functioning as a dwelling and whether the proposed development would fall within the definition of development permitted by the GPDO.

The Inspector found that the building would be capable of functioning as three dwellings, concurring with the appellant’s position that the building is structurally sound, and no significant improvements or modifications are required to facilitate the conversion.

The Inspector also agreed that the installation of new external walls only represents a small percentage of the building, disagreeing with the Council’s position that the closing of these openings would be so significant to amount to a rebuilding of the barn.

On the basis on the above the Inspector resolved to grant the appeal and allow the conversion of the building under Class Q of the GPDO.

Class Q’s are something Planning & Design Practice Ltd are well versed in, having helped lots of home owners imagine and realise their dream homes. The permitted development right is a notoriously complicated and thorny issue with many Planning Authorities. Since the permitted development right was introduced, there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority. You can read more about this here.

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including barn conversions (both via a planning application and Class Q) and farm diversification schemes. Please don’t hesitate to contact us for a no obligation consultation to discuss your project or property.

Planning Success: Boost for rural tourism within Derbyshire Dales

28th November 202222nd March 2022 by Gary Stringer

Planning & Design Practice is pleased to announce that planning permission has recently been secured for the conversion of a traditional barn range to form two holiday lets (application ref: 21/01506/FUL) within the open countryside at Woodhay Farm, Marston Montgomery, Derbyshire – providing a boost for rural tourism.

Woodhay Farm is in the process of diversification. We had obtained prior approval (application ref: 18/00291/PDC) to change the use of the central modern agricultural barn into a business unit under Class R, Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). This consent has now been implemented and includes a training, demonstration and conference area to support our client’s business, Beresfords Flooring Ltd which is a precast flooring and air bag fall protection company, offering a nationwide service.

**Figure 1:** Approved plans for the Class R Business Centre

Our client also obtained prior approval under Class Q, Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) for the conversion of an agricultural building to a dwelling in the western part of the site (application ref: 18/00184/PDA). This conversion project is also now complete.

**Figure 2:** Photograph of the Class Q Barn Conversion

More recently Planning & Design Practice were instructed to prepare, submit and manage a full planning application for the conversion of the remaining traditional red brick barns at Woodhay Farm to form two holiday lets and the retention of secondary access track to approved barn conversion.

The National Planning Policy Framework indicates that planning policies should support sustainable rural tourism and leisure developments that benefit businesses in rural areas, communities and visitors. This can include supporting the provision and expansion of tourist facilities in appropriate locations. We worked closely with the Local Planning Authority to secure planning permission under delegated authority by Officers at Derbyshire Dales District Council.

**Figure 3:** Existing traditional red brick barn to be converted

We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas including rural housing development, barn conversions (both via a planning application and Class Q), farm diversification schemes and tourist accommodation. We can provide you with expert advice on issues to be taken into account prior to submission of your application through to receiving the decision. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

Andrew Stock, Principal Planner, Planning & Design Practice Ltd.

Class Q success in Staffordshire

28th November 202219th January 2022 by Gary Stringer

Planning & Design Practice Ltd are delighted to secure another Class Q barn conversion in Staffordshire. The modern, steel portal framed building will provide two family homes set in an idyllic rural setting with views over a small brook.

The Farm consists of a relatively modern farmhouse which appears to date from around the 1970s, together with a range of modern steel framed agricultural buildings which predominantly house livestock. Historically, the building was used for the repair of agricultural machinery that worked the farm and for housing cattle. But became vacant in recent years following the reduction in the agricultural holding.

The building in question is enclosed on four sides using block with corrugated sheet metal cladding and benefits from the existing access points which previously supported the former farming use.

Class Q, the permitted development right to change the use of an agricultural building into a dwelling which has been with us for some time now, originally introduced in April 2014. Over the years a significant number of additional new homes have been provided by converting redundant agricultural buildings into homes.

Following careful assessment of the planning history and the structural integrity of the building we were comfortable in advising the landowner and occupant, and submitted an application under Class Q. This is legislation which sets a number of criteria which fix clear parameters to the design of the building. The intention with Class Q is to retain the agricultural character of the building whilst providing a modern attractive home.

The Class Q permitted development rights allow us to bring back into use our redundant agricultural buildings to provide modern homes which celebrate the changing nature of our countryside and go some way to addressing the nationwide need to build more homes, particularly in rural areas in a way that is more sustainable.

The Barn following conversion under Class Q

Beautiful stone barn to become family home

28th November 202216th November 2021 by Gary Stringer

Set on the outskirts of Hollington, Staffordshire, Planning & Design Practice Ltd are thrilled that this beautiful stone barn has received planning consent to be turned into a home for the farmers who have lived and worked on this farm for decades. The barn enjoys stunning views across the valley towards Denstone College and Croxden Abbey.

Traditional Stone barns are a feature of the local countryside however at a typical 6m deep they are now not often practical with the invention of modern farming methods and larger herds. The farmers will downsize into the barn allowing the next generation to utilise the Farmhouse. This is a great way to stay on the farm and utilise a beautiful piece of local vernacular.

The barn will have two first floor bedrooms; one with a roll-tub bath in front of the window to enjoy those stunning views. It is the intention of the owners to retain the agricultural feel of the barn and expose the stone where possible. We are really looking forward to seeing this barn transformed into their new home!

Obtaining planning permission can provide you with that dream home in the countryside or maybe the way of life you have always dreamt of.

When is a fallback material?

29th November 202221st September 2021 by Gary Stringer

When is a fallback material? This is a question which has become particularly pertinent following the advent of Class Q permitted development rights.

In planning, the term “fallback” is used in when an existing consent confirms that the principle of development which can then be used as a lever to gaining full planning permission. For example, if prior approval had been obtained to carry out the conversion of an agricultural building to a residential dwelling via Class Q (agricultural to residential conversion), this then allows the existing fallback position (in this case the Class Q prior approval) to be applied to a full planning application for a similar scheme.

It is an area of planning which also attracts the interests of those people who wish to push the extent of their properties in the green belt using householder permitted development rights. Particularly in those instances when local plan policies are restrictive on the amount of extension allowed.

Planning & Design Practice Ltd recently submitted a full planning application for alterations to a Class Q scheme which had been approved. The applicants had begun works on the scheme but were keen to improve the sustainability of the building. The approved Class Q was a modern steel framed agricultural building. Class Q does not allow for any increase in the external envelope of the building which means an insulation required to provide a sustainable home was required to be provided internally. The metal frame acts as a thermal bridge which means, in order to achieve a highly thermal efficient building, the applications needed to insulate a significant amount of the internal leaf of the building which dramatically reduced the useable space particularly at head height.

In order to address this, we submitted a full application to externally insulate the building. This meant less insulation was required but also, the internal space was capable of being much more spacious and in certain places viable living spaces.

Following the refusal of planning permission by North East Derbyshire District Council we prepared and submitted an appeal to the Planning Inspectorate.

The outcome was positive, and the pertinent points are quoted below;

Notwithstanding the above, the Appellant has set out that the Class Q approval and the planning permission for the change of use of the other barn to domestic garaging, provide a clear fallback position. I accept that there is a realistic prospect of the Appellant developing both the extant Class Q approval and the permission for the conversion of the other agricultural building to an ancillary garage/store. Consequently, the appeal proposal would not result in a net addition of dwellings in this location when this is taken into account. To my mind, this represents a very significant material consideration in favour of the appeal proposal.

In addition to the above, when compared to the Class Q approval, the increase in the footprint of the building would be marginal and the extent of external alterations would also be relatively minor. The submitted plans indicate that the overall form, arrangement of windows and external materials are broadly consistent with the Class Q approval. Therefore, I find that the finished building would not be any more harmful to the character of the area than would occur as a result of the Class Q approval.

I am also conscious that the proposed domestic curtilage is larger than that approved as part of the Class Q approval. However, with the inclusion of the adjacent agricultural building to be converted to ancillary residential use, together with the adjacent track (as approved), the difference between the curtilages of the appeal proposal and the extant consents, would be relatively minor and would not be harmful to the character of the countryside.
Taking all of these factors into account, in my view the conflict with the Development Plan is outweighed by the combination of the fallback position and the benefits associated with increased energy efficiency measures. This is particularly the case as the increase in building footprint and curtilage when compared to the existing permission is so small as to render it insignificant in the overall planning balance.

Here, the local plan did not support the development (as a modern agricultural building in open countryside) but the fact that the building could (and more importantly -would) be converted into a dwelling whether the application was approved or not was material to the consideration and this combined with the added benefit of thermal efficiency and a considerably more sustainable dwelling was enough to mean permission was granted.

Class Q success for Derbyshire barn conversion

29th November 202218th August 2021 by Gary Stringer

Planning & Design Practice Ltd were delighted to secure another Derbyshire barn conversion under Class Q permitted development rights. The modern, steel portal framed building sits in the corner of a large grassy paddock, immediately surrounded by undeveloped agricultural fields in the heart of the Derbyshire countryside. The proposed conversion will benefit from the stunning south-facing aspect of the rolling landscape, combined with comfortably modern open-plan living inside.

Class Q’s are something Planning & Design Practice Ltd are well versed in, having helped lots of home owners imagine and realise their dream homes. The permitted development right is a notoriously complicated and thorny issue with many Planning Authorities. Since the permitted development right was introduced there have been several notable appeal decisions which have altered and clarified how Class Q applications should be dealt with by an Authority. You can read more about this here.

The Class Q permitted development rights allow us to bring back into use our redundant agricultural buildings to provide modern attractive home which celebrate the changing nature of our countryside and go some way to addressing the nationwide push to build more homes, particularly in rural areas in a way that is more sustainable and architecturally provides an interesting design challenge.

New conversion is far from run of the mill

29th November 202219th May 2021 by Gary Stringer

We are delighted to report that Planning & Design Practice Ltd has secured planning permission for one of the largest and most striking barn conversions in the Peak District we have ever seen. The building is a former flour mill that has played an important role locally and regionally through its 250-year history. The conversion will see a new lease of life being brought to the site for the first time since it ceased its milling operation in the early 20th century.

The approved plans have allowed for a conversion that will see a new 5 bedroom property, with an impressive double-height kitchen/diner/living space being installed within the remain. The sensitive design will make a feature of the millpond and water-race that once powered the Mill’s machinery.

Planning permission for new homes in the Peak Park can be a challenge to achieve. Our planning argument was built around the historic and cultural value of the building. We worked in close collaboration with Heritage Consultants, who under-took an archaeological survey of the site, to create an application that highlighted the historic merit of the building.

The application raised some interesting design questions about how best to provide a historic building in the open countryside with basic amenities like drainage, power, and how best to provide domestic storage and car parking without impacting on the value characteristics of the mill.

We are delighted to have achieved a permission that will secure the future of the building, that will provide the landowner with their dream country house and has unlocked a significant value in the site.

Obtaining planning permission can provide you with that dream home in the countryside or maybe the way of life you have always dreamt of.

It can also bring about significant gains and help to maximise the value of your rural property. However, development in the countryside is subject to strict planning controls which can make obtaining planning permission very difficult. We have vast experience of working on rural projects for homeowners, landowners and farmers in rural areas. If you have any questions about a rural planning project please do not hesitate to get in touch.

Class Q success creates new homes

Class Q success delivers double dwellings

Planning Success: Biodiversity gains in rural Derbyshire

Decision overturned allows conversion to flourish

Planning Success: Boost for rural tourism within Derbyshire Dales

Class Q success in Staffordshire

Beautiful stone barn to become family home

When is a fallback material?

Class Q success for Derbyshire barn conversion

New conversion is far from run of the mill

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