Are you interested in converting a farm building for residential use?

Converting a farm building for residential use is an exciting prospect.  It can create an opportunity for a farm to bring into use derelict buildings either to create a residential dwelling for you or for a family member.

Whatever your reason for the conversion project, your starting point is understanding whether the building qualifies for ‘permitted development’ (PD) or whether you’ll need full planning permission.  This will determine the level of scrutiny, cost, evidence and design freedom you’ll face. Below we give a brief overview of your options, including recent changes in the rules.

Class Q development

Class Q (permitted development) is the ‘lighter route’ to creating a new residential property on your land. If your building qualifies, you can submit a ‘prior approval’ request, rather than a full planning application.  This can be quicker and less costly, but it does still have strict requirements.

• Farmers can now convert up to ten homes from agricultural buildings; this was previously only five.
• The total convertible floorspace has been increased to 1,000 square metres.
• The maximum size per property is 150 square metres.
• You can add doors and windows to the building but not substantially alter the form of the building.
• If the hardstanding existed before July 2023, then rear extensions of up to four metres are allowed.
• More barns now qualify, including some that are no longer in agricultural use. The permitted development rights is an implied planning permission which includes a number of conditions. Examples of these restrictions on PD are set out below. The developer will need to consult with the Local Planning Authority to establish if any of these conditions are pertinent to the PD.

Full Planning Permission (the ‘policy argument’ route)

You will need to apply for full planning permission if:

• Your building doesn’t meet the Class Q criteria. In the case of a site that is part of an established agricultural unit, the site was NOT part of the established agricultural unit: (a) on 24 July 2023; or (b) where the site became part of the established agricultural unit after 24 July 2024 – for a period of not less than ten years before the date on which the development under class Q commenced.
• The building isn’t structurally capable of conversion.
• You want to create a larger home, with major alterations or a design that goes beyond the PD limits.
• There is a local policy restricting PD.

Full planning generally takes longer to achieve and is more expensive. It does give you more design freedom although you will still need to comply with local design policies. Developers will often pursue a planning permission if the development extends beyond the initial footprint or is larger than 150 sq metres (1614.59 sq feet).

Planning restrictions to consider

You will need to consider the following planning restrictions, whether you are using the Class Q or full planning permission approach to developing your agricultural building.

Location matters

Obtaining permission for conversions is generally harder if the building is:

• In a conservation area, a national park or similar designated area
• In a flood zone
• Near heritage assets
• In the open countryside with poor access.

Class Q conversions are not allowed at all in some protected areas.

Ecological considerations

The prior approval route requires assessments for:

• Drainage and foul water disposal
• Protected species (most commonly bats)
• Contaminated land (common on farms).

Highways and access considerations

You will need to show that your project will result in:

• No unacceptable increase in traffic
• Safe vehicle access with adequate visibility on entering and leaving
• Sufficient parking.

Potential problem areas

Once you have obtained planning permission, there are still other considerations which may derail a conversion project.

• Old barns often need structural upgrades which can push costs beyond those of a new build. These might include new foundations, steel frames, roof replacements and insulation upgrades.
• You main need to install or upgrade mains water, and/or a sewage treatment plant, the electricity supply and broadband. These can be costly as these works may require a road closure order to bring the services on site.
• If the barn or other building is reached via a shared track, you may need track upgrades, drainage improvements and legal easements.

Aside from the planning aspects of a conversion project, there may also be wider implications for the family business, succession planning and its tax implications.  Taking planning, legal and accountancy advice at the outset will be important to getting the best overall results from your project.

How To Contact Us:

To contact a member of our team, you can fill in our online enquiry form, email info@fraserdawbarns.com, or call your nearest office below. If you’d like to speak to a member of our team at one of our offices across Norfolk and Cambridgeshire, visit our offices page.

Wisbech: 01945 461456

March: 01354 602880

King’s Lynn: 01553 666600

Ely: 01353 383483

Downham Market: 01366 383171

In order to protect client anonymity, the initials in the above case study have been changed and do not relate the the client or other parties in any way. This article aims to supply general information, but it is not intended to constitute advice. Every effort is made to ensure that the law referred to is correct at the date of publication and to avoid any statement which may mislead. However, no duty of care is assumed to any person and no liability is accepted for any omission or inaccuracy. Always seek advice specific to your own circumstances. Fraser Dawbarns LLP is always happy to provide such advice.