Class Q of the General Permitted Development Order (GPDO)

As you are probably aware, Class Q of the GDPO allows for the change of use and conversion of agricultural buildings to residential use without planning permission, provided it meets certain stipulations.

Following a consultation last year, the Government has announced changes to the Class Q permitted development legislation.

The original legislation allowed for the conversion of up to 450 sq m of agricultural building floorspace to a maximum of three dwellings. The new amendments, which came into effect on 6th April 2018, confirm that these thresholds have been increased so that it will now be possible to convert agricultural floorspace to create one of these alternatives:

• Up to three ‘larger homes’, with a combined maximum floorspace of 465 sq m.

• Up to five smaller homes (each less than 100 sq m).

• A mix of both, with a total of no more than five homes, of which no more than three may be larger homes.

The announcement follows further changes to Government guidance in respect of Class Q permitted development rights, which confirmed that:

• There is no longer a specific requirement for a building to be structurally strong enough to take the loading that comes with the works required to convert it. This suggests an acceptance that structural reinforcement may be required to enable a barn conversion to take place, such as providing a replacement roof.

• Any interior works, such as introducing a new floor or mezzanine, do not constitute development so local planning authorities (LPAs) may not refuse proposals due to the extent of internal work involved (even if it involves new structural elements).

The revised guidance states that the test of whether a proposal is acceptable is whether it can reasonably be described as a ‘conversion’ or whether it crosses the line into a ‘rebuild’. There remains some ambiguity over the point at which a ‘conversion’ becomes a ‘rebuild’ so it is recommended that professional advice is sought to get a better understanding of the likely prospects for success in each case.

These announcements provide a clear indication that the Government is throwing its support behind Class Q as a way of boosting housing supply in rural areas and creates an excellent opportunity for farmers and other landowners to realise value from their buildings.

Agricultural buildings for conversion