If you have agricultural buildings, such as a barn, on your property, converting them can be an effective and rewarding way to access more space for your home.
While not everyone is fortunate enough to have a barn or agricultural building on their property, if you own one and are considering a conversion it is important that you are aware of the various rules and regulations that impact this kind of decision.
If you intend to convert your barn, you will almost certainly have to comply with Class Q barn conversion rules.
At IKT Consulting, our team of expert specialists are vastly experienced in all kinds of structural engineering projects - including barn conversions. We offer a wide range of professional structural engineering services for homeowners, architects, and developers and can help advise you on your barn conversion.
Read on to find out more.
What is a Class Q barn conversion?
In 2014, Class Q barn conversion regulations were introduced in the UK with the intention of laying out what was permitted for barn conversions in rural areas - including the country’s revered green belt.
As well as providing clear guidance on the process, the purpose of the new Class Q barn conversion rules was to simplify these kinds of conversions and ensure it is easier than having to apply for planning permission which would be needed for brand-new structures.
In short, Class Q rules apply if you’re looking to change any building that is currently classified as an agricultural building, into a Class C3 dwelling - essentially a domestic property.
In addition to full conversions, the rules also apply to any ‘reasonably necessary work’ that is required to convert such buildings.
Many people favour a barn conversion as opposed to a rebuild as there are fewer permissions that need to be sought with the former. With this in mind, it’s worth remembering that during a conversion it is important to retain as many elements of the old building as possible as designs may be rejected if it seems more like a full rebuild than a conversion.
Different local authorities have different guidelines on what constitutes a rebuild and a conversion, so it’s worth taking some time to check with yours to ensure you’re compliant.
Class Q barn conversion rules
Now we’ve established exactly what Class Q barn conversions relate to, let’s turn our focus to the various rules relating to such conversions.
Are extensions allowed?
When overseeing a Class Q barn conversion, the converted building must never have a footprint that has larger dimensions than the original agricultural building.
If it does, then it may be classed as an extension rather than a conversion and different guidelines will apply.
With this in mind, if you want to transform a small barn and change it into a larger space, you will need to seek full planning permission.
However, Class Q barn conversions can be flexible in terms of the number of properties built. As long as you do not exceed the original footprint, you can build up to five individual dwellings.
Often, barns, stables and other agricultural buildings will be significantly larger which is why people may opt to convert them into multiple properties.
The rules relating to this are as follows:
- Small houses - five units of no more than 100m2 can be built.
- Large houses - three units of no more than 465m2 can be built.
- Up to five houses comprising both small and large houses, with neither exceeding the maximum floor space for each type.
Exceptions to what is allowed
While Class Q barn conversion rules apply to most agricultural buildings that are being changed into domestic dwellings, there are a few exceptions.
The areas where the legislation does not apply include the following:
- Conservation areas
- National parks
- Areas of Outstanding Natural Beauty (AONB)
- World heritage sites
- Sites of special scientific interest
- Sites containing scheduled monuments and listed buildings
In addition to the list above, there are a few limitations on buildings that can be converted. For example, buildings are unable to be converted if they were not part of an agricultural business before March 2013; or they haven’t been part of an agricultural business for at least 10 years from March 2013.
As well as this, it’s important to note that agricultural use is classified as a business that makes a profit. Therefore, any barns or buildings that have been used as a hobby or for recreational purposes will not fall under the criteria outlined for Class Q barn conversions.
The application process
If your barn or agricultural building meets all of the Class Q rules we have discussed above, you need to submit an application to your local authority for the conversion.
Following this, the local authority will investigate your eligibility further.
Some of the things they will investigate include:
- Impact on the local roads and neighbouring highways
- Noise impact
- Contamination risks
- Flooding risks
- The design and aesthetics of the building and how it’ll fit into the local environment
- Practicality issues
- The provision of natural light in all habitable homes
As well as this, applications will also require evidence that the previous buildings' use and dates align with all of the criteria.
Permitted alterations
As mentioned above, it’s important that your barn conversion is classed as such as isn’t deemed a rebuild by local authorities. If it is reclassified, then you will not be able to use Class Q legislation for your planned work.
However, there are a few permitted alterations including:
- External dimensions - You can make alterations to the exterior of the barn permitting it does not increase the original footprint. For instance, adding new cladding will not be allowed as it will enhance the exterior’s size.
- Building operations - Additions that are required to ensure the building’s operations run smoothly and are required for domestic settings are permitted. This includes new windows, doors, walls, roofs, electricity, plumbing, gas and other services.
- Demolition - Partial demolition is allowed as long as it is reasonably necessary for the building operations as outlined above.
For more information on converting your barn or for assistance with alterations and extensions, beam calculations or other structural engineering services, simply contact us today.
