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Q&As
Is my appeal on a Class Q planning application likely to succeed?
I have a Class Q application going through the appeal process. I am reasonably confident of success as it was declined on subjective grounds that they think too much work is needed, despite engineering reports and architects having a different opinion.
If I succeed, I want to put in for a replacement house instead that has eco features and looks more appealing on the street scene. Ideally I would want to keep the barn as a garage and build next to it, rather than demolish an unattractive but still functional building. It is 49 m2 single story block, with a mono pitched CGI roof.
Would this likely get approval from planners?
Thanks,
Gary
One Answer
Hi Gary,
Class Q is a permitted development right that allows the conversion of agricultural buildings into new dwellings. It bypasses many of the complications associated with a full planning application. Instead, there are just a limited number of factors that the council can take into account when assessing an application under Class Q.
One of these considerations is whether the agricultural building is structurally capable of being converted without being substantially rebuilt. It is common for Class Q applications to be accompanied by a structural report to cover this question off. However, case officers who are looking for an excuse to refuse an application sometimes argue that too much work is needed. It sounds like you are confident that you will win your appeal on this issue.
It is a common strategy to obtain a Class Q permission and then to submit a planning application to the council for an alternative scheme (that perhaps involves demolishing the barn altogether, rather than converting it). The fact there’s already consent for residential use is therefore a fallback position, making it harder for the council to refuse permission. In other words, they can’t really object to you creating a new home if you already have Class Q consent for exactly that!
Nevertheless, stubborn councils will find a way to refuse permission if they do not like a scheme. There will be various planning issues to cover off, including the design of the new scheme, its size and scale and the impact on neighbours. There are other possible issues – such as protected trees, contaminated land, flood risk, impact on the landscape etc. To maximise your chances of success, take advice from a planning consultant, an architect with experience with these kinds of applications, or use your local council’s pre-application advice service.
Martin Gaine (Build It’s planning expert)