What is Class Q?

Class Q is a specific planning policy under the General Permitted Development Order (GPDO), which allows the conversion of agricultural buildings into residential homes without going through a full planning application.

Instead, you apply for something called Prior Approval, which gives the local authority a chance to review the application against a set of defined criteria (such as transport access, flood risk, ecology, and design). If your building and your proposal meet these criteria, then permission is granted.

What makes Class Q powerful?

– It saves time compared to full planning

– It avoids uncertainty from subjective design or policy objections

– It adds significant value to land almost overnight

– It provides a fallback position if full planning is later pursued

Who is Class Q designed for?

Class Q has proven especially popular with:

– Farmers seeking to diversify income or create family homes

– Landowners with redundant barns or storage units

– Developers looking for low-risk, high-return rural opportunities

– Families looking to build intergenerational housing

– Second-home owners exploring holiday let conversions

If you own a barn on land that was in agricultural use before 2013, Class Q may offer a way to unlock that building’s full potential.

Key Eligibility Criteria for Class Q (2024 Update)

The policy update in May 2024 has significantly widened the scope of what’s possible under Class Q. Here’s what’s new:

– Up to 10 dwellings can now be created from qualifying barns (up from 5 previously)

– Maximum total floorspace increased to 1,000 square metres

– Rear extensions up to 4 metres are now permitted, if built on suitable hardstanding

– More flexibility in subdividing large barns into smaller homes

– Stronger legal precedent for using Class Q as a fallback to support full planning applications

These changes have made Class Q more appealing, especially for landowners with larger barns or multiple buildings.

The 6 Key Criteria for Class Q Eligibility

1. Agricultural Use Before 20 March 2013

The building must have been part of an agricultural unit and in use for agriculture on or before this date. If it was brought into use after this, you must show 10 years of continuous agricultural use before applying.

Tip: We can help you source evidence such as historic maps, invoices, tenancy agreements, or aerial photography to support this.

2. The Building Must Be Structurally Sound

Class Q allows conversion, not demolition. The building must be structurally capable of being converted without needing to be rebuilt. This includes:

– Stable walls and foundations

– A roof in place (even if it needs repair)

– No requirement for extensive structural intervention

Common misconception: “My barn’s too old to qualify.”

Reality: Older stone barns often qualify if they’re weatherproof and fundamentally intact. A structural report helps demonstrate this.

3. It Must Not Be in a Protected Location

Your site cannot be in any of the following areas:

– National Parks

– Areas of Outstanding Natural Beauty (AONB)

– Sites of Special Scientific Interest (SSSI)

– Conservation Areas

– World Heritage Sites

– Safety hazard zones or military training areas

Note: Being outside these areas doesn’t guarantee success, but it means Class Q is an available route.

4. You Can Convert Up to Ten Homes

As of 2024, Class Q allows:

– Up to 10 homes from a single agricultural unit

– No more than 150 square metres per dwelling

– A total maximum converted area of 1,000 square metres

For example: A 900 square metre barn could become 6 units of 150 square metres each. Or it could become 10 smaller homes of 90 square metres.

Flexibility: You can mix unit sizes (some small, some large) as long as you stay within the thresholds.

5. Extensions Are Now Allowed (In Some Cases)

Rear extensions are now allowed up to 4 metres deep, but only if:

– They are single-store

– They are built on an area of existing hardstanding

– The hardstanding must have been in place before 24 July 2023 or for at least 10 years

Why this matters: Small barns that previously didn’t meet space standards may now qualify with the added extension space.

6. Access, Highways and Flood Risk Are Considered

The council will assess:

– Highway access: Is there safe vehicle access?

– Noise: Is the site near working farmyards or industrial units?

– Flood risk: Sites in Flood Zones 2 or 3 may be refused

– Ecology: Are protected species such as bats or owls present?

We coordinate any required reports to address these issues as part of your submission.

What Evidence Do You Need?

To build a solid application, we help you gather and prepare:

– Historical maps and aerial photos

– Farm records or invoices proving agricultural use

– Site photos

– Structural and ecology surveys

– Full planning drawings and layouts

This is where our team steps in. We do not leave anything to chance.

How to Check if Your Barn Qualifies

If you are unsure whether your building meets the criteria, don’t worry. Our team offers free site visits across Devon where we will:

– Visit the barn and surrounding land

– Check the structure and planning context

– Talk through your goals

– Advise whether Class Q is likely to succeed

– Recommend the best next step, including alternatives if needed

There is no obligation, and we will always give honest advice. If your barn is not suitable, we will explore other options like full planning or fallback strategies.

What If My Barn Doesn’t Qualify?

All is not lost. If your barn is ineligible under Class Q, you still have options:

1. Full Planning Application

This allows for greater flexibility in design, location and size. Although the process is more complex, it may be the right option for high-value locations.

2. Use Class Q as a “Fallback”

In some cases, councils will grant full planning where a valid Class Q scheme exists — especially if the proposed alternative is more attractive or better suited to the site.

3. Diversify Use Instead

Storage, office, commercial or mixed-use options may still be viable under other planning routes.

Real Case Examples from Devon

Meadow View, Devon

A small barn was converted into a boutique holiday let using Class Q. The property now earns between £40,000–£50,000 a year and offers long-term flexibility for the landowner.

Silvermeadows, Devon

A former agricultural building was converted into multiple high-spec units. Planning was secured under Class Q, and the land value increased by more than £300,000.

Hackworthy Farm

New Space Architecture secured Class Q for five dwellings on a complex site with drainage and access challenges. The final development is worth well over £1 million.

Frequently Asked Questions

How long does Class Q approval take?

Most councils aim to respond within 8 weeks. We handle all correspondence and can anticipate delays early.

Can I live in the barn during the process?

No, residential use cannot begin until Prior Approval is granted.

Will I need building regulations?

Yes. Class Q only grants permission to convert; your build must comply with building control and fire safety regulations.

Can I rent or sell the homes once built?

Yes. There are no restrictions under Class Q for letting or resale, unless the council adds a condition — which is rare.

What if I’ve used the barn for storage or something else?

We may still be able to prove prior agricultural use, especially if that use ceased recently. Every case is different.

Final Thoughts

Class Q is a powerful tool for landowners looking to make the most of their assets — especially here in Devon, where so many barns and buildings are underused but full of potential.

Getting it right means understanding the rules, preparing the right evidence, and designing a scheme that respects both the building and its setting.

At New Space Architecture, this is what we do. We offer free, honest, no-obligation site visits across Devon, and we’ve secured Class Q approval for dozens of clients just like you.