Selling a barn or agricultural building
Some agricultural buildings can be turned into homes without a full planning application, under the permitted development right known as Class Q. It only applies to buildings that meet strict tests, and it's ruled out in some protected areas. We check whether your barn qualifies, and we buy barns with Class Q approval, with potential, or that need a full planning application instead.
Who this is for
- Farmers and landowners with redundant agricultural buildings
- Owners of a barn that already has Class Q prior approval but don't want to build it
- Families who have inherited farmland with buildings
- Agents with rural buildings that don't suit an ordinary buyer
How it works
Location, size, what it's built from and how it has been used. Photos help.
Class Q prior approval, a full planning application, or a replacement building: we'll tell you which is realistic.
We buy outright or subject to approval, and handle the application and the build.
What Class Q is
Class Q is a permitted development right in Schedule 2, Part 3 of the General Permitted Development Order. It allows a change of use from an agricultural building to homes, and some building works to make that possible, provided the scheme meets the rules and the council grants prior approval.
Since 21 May 2024 Class Q allows up to 10 homes from the buildings on an agricultural unit, with no more than 1,000 square metres of homes in total and no single home over 150 square metres. A single-storey rear extension of up to 4 metres is allowed in some cases, on existing hard surfacing. The work has to be finished within three years of prior approval.
Prior approval isn't a full planning application: the council can only consider set matters, such as transport, noise, contamination, flooding, whether the location makes the change impractical or undesirable, the design and appearance of the building, and natural light to the new rooms.
Sources: GPDO Schedule 2 Part 3 Class Q, as amended from 21 May 2024 (legislation.gov.uk) · When is permission required? Permitted development rights (GOV.UK)
What can rule a barn out
Class Q doesn't apply everywhere. It's not available on 'article 2(3) land', which includes National Parks such as the New Forest, National Landscapes (formerly AONBs) such as Cranborne Chase and Dorset, and conservation areas. It's also ruled out for listed buildings, scheduled monuments and Sites of Special Scientific Interest. The site must have been part of an established agricultural unit on 24 July 2023 (or for 10 years before work starts), and the works must not amount to a rebuild.
If Class Q isn't available, a full planning application for conversion or a replacement building may still be possible. Locally, the Dorset heathlands rules and nutrient neutrality requirements in some catchments also apply to new homes, whichever route is used.
Source: GPDO Schedule 2 Part 3 Class Q, as amended from 21 May 2024 (legislation.gov.uk)
Local examples
Conversions and replacement schemes where our designers and planners secured permission.
Questions we're often asked
Does my barn need planning permission to become a house?
Not always. If it qualifies under Class Q it needs prior approval from the council rather than full planning permission. If it doesn't qualify, a full application may still work. We'll check which route fits.
Can Class Q be used in the New Forest National Park?
No. Class Q isn't available in National Parks, National Landscapes or conservation areas. A full planning application may still be possible; inside the New Forest National Park that's decided by the National Park Authority.
How many homes can a barn become under Class Q?
Since May 2024, up to 10 homes per agricultural unit, with no more than 1,000 square metres in total and no home over 150 square metres.
My barn already has Class Q approval. Will you buy it?
Yes. We buy barns with prior approval in place. We'll check the conditions and the deadline: the conversion must be completed within three years of the prior approval date.
What if the building is in poor condition?
Class Q allows the building operations reasonably necessary to convert it, not a rebuild. If the structure can't be converted, a replacement building through a planning application may be the better route.
Sources
- GPDO Schedule 2 Part 3 Class Q, as amended from 21 May 2024 (legislation.gov.uk)
- When is permission required? Permitted development rights (GOV.UK)
Planning rules change. These links were checked when this page was last updated; your council's website has the current position.
Tell us about your barn
No obligation, no pressure. Just a straight answer from the people who make the decisions.
