Class Q Changes - All you need to know!

Starting on 21 May 2024, several updates to Permitted Development Rights (PDRs) will take effect in England and Wales. These changes relate to the conversion of agricultural buildings to residential use (Class Q) and commercial use (Class R), and they increase the allowances for new agricultural structures (Part 6 Class A and Class B). These modifications stem from a consultation held by the Department of Levelling Up, Housing and Communities in the summer of 2023.

Utilizing PD rights to convert buildings is a strategic consideration for maximizing rural property value. This can generate rental income or raise capital for further investment, enhancing business resilience. Additionally, creating new homes helps alleviate the rural housing shortage, which can impede business growth.

What’s changing with Class Q?

Class Q, which facilitates the conversion of agricultural buildings to residential use, will undergo several adjustments. Initially introduced in 2014, these rights have enabled landowners to convert barns, sheds, and grain stores without full planning permission. The revised Class Q will now encompass former agricultural buildings that are no longer part of an active agricultural unit, allowing the conversion of previously restricted outlying buildings. The requirement for buildings to have been used exclusively for agricultural purposes has also been lifted for structures within an established agricultural unit.

The updated rules will permit the creation of up to ten dwellings, with a combined floor space limit of 1,000m² (previously, this was limited to five dwellings with a maximum of 865m²). However, the maximum floor space for any single dwelling will be reduced from 465m² to 150m².

Additional changes include permitting a single-storey rear extension of up to 4m as part of the conversion, provided it is built on an existing hard surface. This should expand the potential for converting smaller buildings.

Transitional provisions allow property owners to apply under the old Class Q regulations until 20 May 2025. All Class Q developments must still be completed within three years of prior approval. The new rules also stipulate that buildings must have suitable access to a public highway before conversion.

Have all the proposed changes to Class Q been approved?

Not all proposals from the 2023 consultation have been adopted. Extending Class Q rights to Protected Landscapes, such as Conservation Areas, Areas of Outstanding Natural Beauty, and National Parks, has been rejected following stakeholder concerns about inappropriate development. Landowners in these areas may find this decision disappointing.

The proposal to include equestrian buildings under Class Q has also not been implemented.

What are the changes for Class R?

Class R allows the conversion of agricultural buildings to commercial uses. In addition to general industrial, storage, distribution, hotel, and commercial use, buildings can now also be converted for sport and recreational purposes. The maximum floor space for these conversions has been increased from 500m² to 1,000m². There are no transitional provisions for Class R, and developments must begin within three years of gaining prior approval.

What’s changed for agricultural development?

The size limits for new agricultural buildings have been increased. For farms over 5 hectares (where Class A PD rights apply), the limit has been raised from 1,000m² to 1,500m². For farms under 5 hectares (covered by Class B), the limit is now 1,250m².

Have there been other recent changes to PD rights?

Class MA, which allows the conversion of commercial, business, and service buildings to residential use, has also been updated. As of 5 March 2024, the requirement for the commercial building to be vacant for three months before applying has been removed, and the previous floor space limit of 1,500m² has been lifted. However, other requirements and exclusions still apply and should be reviewed to determine the suitability for conversion.

What about other recent planning changes?

Starting 25 April 2024, the timeframe for local planning authorities to enforce actions following residential planning breaches has been extended from four to ten years, aligning with other enforcement types.