Across England, farmers are increasingly converting redundant buildings into houses, whether for family, rental income, or to make better use of unused space.
In 2024, permitted development rights under Class Q were expanded, giving landowners more flexibility. But the rules still have teeth, and ignoring them can lead to enforcement action or the need for full planning permission. Here’s what’s new—and what to watch out for.
What is Class Q?
Class Q is a planning shortcut that allows certain farm buildings to be converted into homes without making a full planning application. Instead, you must apply for prior approval from your local authority to confirm the scheme meets national criteria. The government’s aim is simple: create new rural homes by re-using what’s already there rather than building on open fields.
Key changes in 2024
- More homes permitted – Up to 10 dwellings (previously 5) provided the combined floor area stays under 1,000 m², with each unit capped at 150 m².
- Small rear extensions allowed – Up to 4 metres, but only on ground that had a hard surface before July 2023 (or for 10 years if later).
- Wider building eligibility – Both working and redundant agricultural buildings qualify if they meet use and history tests.
- Clearer access rules – Sites must already have a suitable entry to a public road.
- Tenancy– Landlord and tenant consent is required if the building is, or recently was, under an agricultural tenancy.
To use Class Q, the building must:
- Have formed part of an established agricultural unit on or before 24 July 2023 (or for at least ten years).
- Not have been used for non-agricultural purposes since leaving the holding.
- Be structurally sound enough to convert rather than rebuild.
- Avoid protected areas such as National Parks, AONBs, Conservation Areas, listed buildings or scheduled monuments.
- Buildings outside these criteria will need a full planning application.
Although Class Q grants “automatic” permission, you cannot start work without prior approval. Councils will check:
- Access safety and traffic impact
- Noise and contamination risks
- Flood risk and drainage arrangements
- Design and natural light for a liveable home
- Potential wildlife issues, such as bats or owls
Authorities have 56 days to decide, provided your plans and surveys are complete. Silence after that period may allow you to proceed, but staying in contact with planners avoids surprises.
Practical tips for success
- Do not start work before written approval (or expiry of the 56-day period).
- Major alterations or digging new foundations need full permission.
- Class Q does not remove requirements for insulation, drainage or fire safety under building regulations.
- VAT and the Community Infrastructure Levy (CIL) may apply.
Once approved, you have three years to complete the conversion. If you miss this deadline, and the Class Q consent lapses, requiring full planning permission to finish or occupy the property.
Class Q is now more flexible and can unlock significant value in redundant farm buildings. But it’s still a technical process, and a misstep can be costly. Getting professional advice early—on planning, design and tax—will help ensure your barn conversion turns into a worthwhile rural asset.
If you are considering converting your buildings then please do not hesitate to contact us on 01829423183.