Barns and other farm buildings are all too often under-used or redundant; no longer suitable for modern agricultural practices. Frequently, these structures have huge potential to be converted into beautiful homes in stunning rural locations. Planning policy is often supportive of residential barn conversions, and this is one of the few ways to achieve planning for a new home in the countryside.
Turning a barn into a contemporary living space is an exciting process but it can be a complex journey, especially when it comes to navigating planning rules. Understanding the available options are essential in ensuring your conversion goes smoothly.
The Two Routes for Barn Conversion Planning Permission
When it comes to barn conversions, there are generally two routes you’ll need to consider: Class Q Permitted Development and a full Planning Application. Let’s break these down to help you understand which path is best for your barn.
What is Class Q Permitted Development?
Introduced by the government in 2014 and updated in 2024, Class Q Permitted Development can potentially allow barns to be converted into dwellings without the need for full planning permission. This is a more streamlined process but is subject to certain criteria.
Does My Barn Qualify for Class Q?
For your barn to be eligible for Class Q, it must meet specific conditions, including:
- Agricultural Use: The building must have been part of an established agricultural unit on 24th July 2024. If the building/site became part of an established agricultural unit after this date, Class Q will only apply once it’s been in agricultural use for 10 years.
- Existing Structure: The conversion must be within the existing footprint of the building.
- Location Restrictions: The barn must not be in a conservation area national park, Area of Outstanding Natural Beauty (ANOB), World Heritage Site, Site of Specific Scientific Interest (SSSI), or contain any listed buildings or scheduled monuments.
- Space Standards: The dwelling must meet national space standards.
- Access Requirements: There must be suitable existing access to a public highway.
- Structural Integrity: The building must be structurally sound and capable of being converted without significant rebuilding.
- Size limits: The conversion can create up to 10 dwellings, with each dwelling no larger than 150m2, with a maximum cumulative floor space of 1,000m2.
- Minimum external changes: The design must be in keeping with the rural character of the area.
Permitted Work and Extensions
Under Class Q, certain alterations can be carried out to make the barn suitable as a dwelling. These include:
- Installing or replacing windows, doors, roofs and exterior walls.
- Installing necessary services like water, electricity and drainage.
- Building a single storey extension to the rear of the building of up to 4m in depth on existing hardstanding.
Transition Period Until May 2025
If your project meets the previous Class Q criteria, you can apply under these until 21st May 2025. Under these rules, a maximum of five dwellings can be created on a single agricultural holding:
- Up to 3 larger dwellings with a maximum cumulative total floor space of 465m2, or
- Up to 5 smaller dwellings each no larger than 100m2 of floor space, or
- A mix of larger and smaller dwellings within a total of no more than 5 dwellings, of which no more than 3 may be larger dwellings with a maximum cumulative total of 465m2 floor space.
How to Apply for Class Q
Instead of a full planning application, you can apply for prior approval from your local authority. This process requires the submission of:
- A written description of any demolition of building works required to convert the building to a dwelling.
- A site plan showing the proposed development.
- Existing and proposed floor plans and elevations.
- Developer contact details.
- A structural report confirming the building’s suitability for conversion.
- A contamination report, since the building may have housed chemicals, livestock or machinery.
- A flood risk assessment (if in Flood Zone 2 or 3).
- The correct application fee.
What If My Barn Doesn’t Qualify for Class Q?
If your barn does not meet the Class Q criteria, all is not lost! You’ll need to apply for full planning permission instead.
Securing planning permission depends on local planning policies and may require more extensive investigation into the suitability of the site for barn conversion. We would recommend a pre-application with your local authority to receive feedback on the feasibility. To strengthen your case, you should demonstrate that your conversion:
- Is in keeping with the surrounding area.
- Preserves the original character of the building.
- Respects local wildlife and protected species.
How Hudson Architects can help
Navigating the planning process can be complex, but working with an experienced architect can make all the difference. At Hudson Architects, we have a proven track record of designing and delivering successful barn conversions across Norfolk and East Anglia.
Here’s how we can make the process/experience easier:
- Tailored designs: We can develop a design that meets the local authority’s criteria, whether for Class Q or a full planning application.
- Planning Applications: We’ll prepare strong applications for Class Q or full planning approval, ensuring your case is compelling.
- Consultant Collaboration: We work with planning, heritage and conservation consultants to achieve the best possible outcome for your project.
Our Barn Conversion Projects
We have worked on many successful barn conversion projects, notably:
Feeringbury Barn, Essex
Feeringbury Barn, a Grade II listed structure on an isolated working farm in Essex, has undergone a transformative journey into a large home and artist studio, blending heritage with contemporary design.
Dating back to 1560, the timber-framed barn had lost its original thatched roof over time. Our vision was to retain its historic fabric while introducing contemporary elements. Due to its listed status, the conservation officer was adamant that no rooflights should be visible. To meet this challenge, we designed a discreet metal mesh roof that conceals large rooflights, maintaining the barn’s integrity while maximising natural light.
The weathered cladding was replaced with black weatherboard, and the original timber-framed structure was carefully restored. Inside, reclaimed timber was used for panelling, and former concrete silos were repurposed as private spaces. This approach to reuse resulted in a highly sustainable scheme, which also boasts a woodchip boiler using local fuel sources, saving an estimated 56 tonnes of carbon every year.
Working closely with the client – who acted as design collaborator and project manager – this project became a labour of love. Feeringbury Barn now stands as a testament to the power of thoughtful restoration and adaptive reuse, seamlessly blending the old with the new.
Chantry Barn, Suffolk
Nestled in the Suffolk landscape, Chantry Barn, a Grade II listed timber-framed structure, had fallen into disrepair until its thoughtful conversion into a contemporary family home.
Defined by its simple, utilitarian design, the challenge was to adapt its large internal spaces for family living while preserving its identity as a barn. Externally, changes were minimal – replacing a lean-to extension for a new entrance and limiting new windows to retain its agricultural character.
Inside, the barn transforms into a striking contemporary space. Two full-height volumes expose the historic timber frame against clean plasterboard. The Upper Barn features a master bedroom suspended above the kitchen, while an angled wall leads to the Lower Barn’s sitting room with its freestanding dark-grey plaster clad fireplace.
The design carefully balances contrast, volume and materiality, The interplay between the barn’s rustic exterior and the refined interior creates a striking juxtaposition, while the vast open spaces are celebrated rather than compromised. Thoughtful detailing and material choices highlight the historic timber frame, ensuring the barn’s character remains integral to its new purpose. The result is a seamless blend of old and new, preserving the barn’s heritage while embracing contemporary living.
Dutch Barn, Essex
Tucked away in rural Essex, Dutch Barn, a redundant barn and silo, is undergoing a sensitive conversion into a contemporary home that respects its agricultural heritage.
The design embraces a fabric first approach; prioritising energy efficiency Photovoltaic panels will be installed on the lower lean-to roof, while recessed terraces provide passive shading to prevent overheating in summer. In winter, lower-angle sunlight will filter through, maximising solar gain and enhancing thermal comfort.
Working with ADP Ltd, we developed a robust planning strategy, utilising the Class Q prior approval process to establish a fallback position. This allowed for design enhancements beyond Class Q limitations, ultimately securing approval for a scheme of higher architectural quality than previously permitted by the local authority.
Quaker and Hall Barns, Norfolk
Quaker and Hall Barns, once part of a larger 19th-century farm complex, have been thoughtfully transformed into self-catering holiday accommodations. The renovations embraced local resources and seamlessly blend tradition with innovation.
The approach to the project was organic and flexible. Minimal drawings, aside from floor plans, were produced to allow the conversion to adapt to changing circumstances. Each detail emerged as needed, making the most of available materials and adapting to the challenges as they arose.
Hall Barn, a two-storey, oak framed cart shed with a grain storage loft, underwent a remarkable evolution. The north facing open bays were enclosed, while the south facing brick walls were opened up to frame the stunning views. Straw bales, treated against insect infestation, were used to infill the bays. These were installed in panels between the oak posts and secured with steel rods, creating a natural yet durable structure.
The barns exude a minimalist elegance, with clean lines and few openings that preserve their traditional barn qualities – so often lost in conversions. The roofs are crowned with glazed pantiles, a characteristic of Norfolk barns. Windows, inspired by the design of Landrover sliding windows, are set within steel tracks, merging form and function beautifully.
Even with non-standard alignments, the barns were designed to embrace imperfections, The use of available materials, tools and craftmanship was woven into every element of the design. The result is Quaker and Hall Barns: contemporary sanctuaries where tradition and innovation coexist in perfect harmony.
Barsham Barns, Norfolk
Located in rural Norfolk, Barsham Barns is a collection of historic agricultural buildings transformed into an enclave of holiday lets.
Situated in East Anglia, this expansive quadrangle – including a threshing barn, granary, dairies and animal sheds – spans from the mid-18th century to early 20th century. Purchased with planning permission for holiday accommodation, these barns now house five thoughtfully designed cottages, accommodating up to 48 guests.
The barns’ exteriors have been thoughtfully retained, showcasing a rich palette of brick, flint, chalk, terracotta tiles, and timber beams that preserve their agricultural heritage. Inside, the spaces are loft-like, open and airy, where exposed materials are paired with a refined mix of antique and contemporary furnishings, offering a seamless blend of rustic character and modern comfort
The transformation balances modernity and comfort, while paying homage to the barns’ historical context.
Exploring Planning Permission for Your Barn Conversion
We’re always ready to lend our expertise in transforming barns into bespoke homes. With extensive experience in planning permissions for barn conversions, we are here to help you through every step of your project. If you’re considering the possibilities and need expert guidance, please get in touch with us at projects@hudsonarchitects.co.uk or call us directly at 01603 766 220.
