| Buildings
Class Q – disused buildings could provide much
needed income on many farms and estates
Class Q Permitted Development Rights have, “changed the way we look at certain buildings and the potential of
redundant agricultural buildings; with the possible values achieved”, according to Cath Anthony, Partner, Bidwells.
e have recently
sold two
redundant barns
for prices
substantially
above their guide”,
says Anthony. “Both of these
barns had very limited potential,
being fairly remote and too small
for alternative uses but the interest,
once Class Q was achieved, was
exceptional, with a huge number
of offers received on both plots”.
However, whilst the Rights have
been widely reported as an ‘easy’
way to achieve Residential
Planning Permission, with around
60% of applications still being
refused nationally, it is essential to
ensure that proper advice is taken,
firstly to minimise the chances of
refusal and secondly to maximise
the opportunity/value.
W
“Class Q permitted
development certainly presents
a great opportunity”
Added Anthony, “The fees for
obtaining the Permitted
Development Rights on the two
sites mentioned above were under
5% of the values obtained, so
there has been an excellent return
on investment for our clients”.
What is Class Q?
Class Q is a form of permitted
development that was introduced
in 2014 and allows the change of
use of certain buildings from
agriculture to residential. Class Q
has been a hot topic over recent
years and has caused a great deal
of discussion due to a number of
disputes between planning officers
and applicants regarding the
interpretation of the criteria.
Nationally there continues to be
a high refusal rate, but Bidwells
has had a success rate of over
95%.
Common Pitfalls
• Structure: Is your building
incapable of conversion due to
being structurally unsound, or
does it need works above and
beyond what is acceptable under
the criteria of Class Q?
Addressing these issues before
submitting a prior notification
can significantly increase your
chances of success.
• Impractical or Undesirable: Is
your building located near to a
slurry lagoon, intensive livestock
unit or machinery shed?
• Curtilage: Does the area you
wish to incorporate as a garden
extend beyond the area allowed
www.farmingmonthly.co.uk
under Class Q? Why not take a
two-tiered approach?
• Agricultural use: Have you
considered how the building sits
within your holding, was it solely
used for an agricultural use and is
it part of an established
agricultural unit? Storing a
lawnmower or table and chairs, in
the building, could be of detriment
to your application.
Other considerations
It is also important to consider
the long-term goals and plans for
your farm. For example, the use of
Class Q Permitted Development
Rights will prevent you from
applying for a new agricultural
building under Permitted
Development for 10 years.
Also, if you have constructed a
new agricultural building under
Permitted Development Rights
since 20 March 2013, you will not
be able to apply for class Q until at
least 2023 - (remember, full
planning permission for buildings
to avoid losing Class Q Rights is
always an option).
Class Q can also be used as a
stepping stone to achieving
something which would require full
planning permission.
Whilst if the building is to be
sold, residential will almost always
provide the highest return; if it is to
be retained and let out,
commercial uses, such as offices,
may be more lucrative. Class R
Permitted Development Rights
allow a change of use of buildings
and land from agriculture to
commercial.
This, and a range of other
permitted development rights,
offers opportunity without the need
(and cost) to prepare a full
planning application.
Anthony concludes, “Class Q
permitted development certainly
presents a great opportunity to
realise income on farms and
estates. However, achieving
approval is more difficult than
initially publicised, meaning that
prior notifications must be robust
and well thought through, in
order to avoid refusal.
“Each Local Authority area must
be approached in a different way
due to the variation of
interpretation. Development is
certainly achievable, in most
cases, but the task of achieving
approval is perhaps greater than
you may consider.
“Bidwells expert team can help
you through the process and
significantly enhance your
chances of success”.
November 2017 | Farming Monthly | 25