Barn conversions under Part Q and the Planning System.

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Whats is Part Q?

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In the General Permitted Development Order (GPDO) in the United Kingdom, the conversion of agricultural buildings to residential use is regulated under Part 3, Class Q. This class allows for the change of use of certain agricultural buildings to dwellings, subject to specific conditions and limitations.

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It's important to consult the specific language of the GPDO and any relevant local planning policies to understand the exact requirements and limitations for converting agricultural buildings under Class Q. Additionally, seeking advice from planning professionals or local planning authorities can provide further guidance on navigating the process.

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Making a planning application under Part Q of the General Permitted Development Order (GPDO) in the UK involves several steps. Here's a general guide on how to make a Part Q planning application:

1. Review Part Q Regulations: Familiarize yourself with the regulations outlined in Part Q of the GPDO. This includes understanding the eligibility criteria, limitations, and requirements for converting agricultural buildings to residential use.

2. Site Assessment: Evaluate the agricultural building you wish to convert and ensure it meets the criteria specified in Part Q. Consider factors such as the size and location of the building, its structural integrity, and its suitability for conversion to a dwelling.

3. Pre-Application Advice: Consider seeking pre-application advice from your local planning authority. This can help you understand any specific requirements or concerns they may have regarding your proposed conversion project.

4. Prepare Documentation: Gather all necessary documentation required for the planning application. This typically includes completed application forms, digital mapping, floor plans, elevations, and any other relevant supporting information.

5. Submit Application: Submit your planning application to the local planning authority. You can usually do this online through the planning portal or by submitting hard copies to the relevant planning department.

6. Pay Application Fees: Pay any required application fees associated with your planning application. The fee amount may vary depending on the scale and nature of your proposed development.

7. Wait for Decision: Once your application is submitted, the local planning authority will review it and make a decision within a specified timeframe. During this period, they may also consult with relevant stakeholders and conduct site visits if necessary.

8. Obtain Prior Approval: If your application is successful, you will receive prior approval from the local planning authority. This confirms that your proposed conversion project complies with the regulations set out in Part Q of the GPDO.

9. Commence Development: Once you have obtained prior approval, you can proceed with your conversion project in accordance with the approved plans and any conditions attached to the approval. It is important to gain building regulations approved or the technical build detail at this point.

It's important to note that the process for making a Part Q planning application may vary slightly depending on the specific requirements of your local planning authority. Therefore, it's recommended to consult with them directly or seek professional advice to ensure your application is prepared and submitted correctly.

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Class Q –Possibilities and Pitfalls

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When converting a steel-framed structure like this, it is necessary, of course, to alter the external appearance of the building by introducing new walls, roofing, windows and doors, all of which are permitted so long as the original structure is strong enough to take the load of the conversion.

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“Despite the restrictions, Class Q regulations do allow for creative design and a healthy dose of modernity.”
However, applicants should be aware of the problems around "structure" have led to LPAs to require structural surveys to accompany applications. For some council's this requirement is triggered by the proposed insertion of a first floor. For others a structural report has to be submitted on each application.

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If the existing structure is not sufficeintly robust to take the additional load a conversio will place on the structure Under Section 55 of the Town and Country Planning Act 1990 building works for alteration, maintenance or improvement which are internal or do not materially affect the external appearance of a building are not development and cannot be controlled through planning. This allows for an enclosed agricultural building the possibility of strengthening the internal steel frame so that it is strong enough to take the loading which comes from the external works. These works to a weak structure would have to be undertaken first before a planning application is made and would be needed to set upoirself for success in the the planing sustem.

Using Class Q in practice

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Whenever we are planning a barn conversion, whether using Class Q or full planning, we liaise closely with the local authority throughout to gauge what they will find acceptable. In any case, it will be necessary to submit a ‘prior approval’ notification which deals with aspects such as external appearance, materials and flood risk, among other things.

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Refusal of a Class Q development can be made on the grounds of it being ‘impractical or undesirable’ so it’s important to show accessibility and impact on the landscape. Even seemingly small details such as a flue pipe can cause objections and delay, depending on how sympathetic the planning authority feels (or otherwise) towards Class Q developments.

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Future Changes?

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The Government’s Rural Planning Review, announced in 2016, is currently underway and is likely to impact Class Q permitted development rights. The review proposed changing Class Q to allow the conversion of up to 750sqm for a maximum of 5 new homes, each with a maximum floor space of 50sqm. Additionally, there may be an extension of the existing regulations to increase the conversion allowance from 450sqm to 465sqm for the creation of up to three homes.

Let EN-PLAN help you!

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If you are considering a barn conversion, please get in touch, we will be happy to talk in more detail about Class Q and planning permission issues which may affect your plans and skicuss how our Planning Consultancy and Architetcural Services can deliver your project.

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