# Land North of Lubstree Barns, Donnington, Telford (Class Q)

- **Decision:** dismissed, 25 August 2026
- **Decided by:** Planning Inspector: P Brennan
- **Authority:** Telford and Wrekin (West Midlands)
- **Appeal reference:** 6003286
- **Application reference:** TWC/2025/0346
- **Procedure:** written-representations
- **Development:** Class Q (pre-May 2024 version) prior approval for conversion of two steel-framed agricultural barns to 5 dwellings
- **Homes:** 5
- **Site context:** open-countryside
- **Green Belt:** no
- **Framework applied:** No Framework version cited
- **Determinative policies:** GPDO Sch2 Pt3 Class Q(b), GPDO Q.1(i)
- **Main issues:** conversion or rebuild
- **Tags:** tier-2, prior-approval, class-q, hibbitt-rebuild, no-framework-cited

## Summary
Class Q prior approval for five dwellings in two barns was refused. The inspector accepted agricultural use but found the works amounted to a rebuild rather than a conversion (DL 20-22). The Framework played no part.

## What made the difference
The proposal relied on new independent timber structures inside stripped frames, with unknown foundation works, which put it on the Hibbitt side of the conversion/rebuild line.

## Policy findings
- **GPDO Sch2 Pt3 Class Q(b): fail.** barns stripped to skeletal frames with independent self-supporting timber frames inside; a rebuild on Hibbitt principles (DL 16-22)
- **GPDO Sch2 Pt3 Class Q(a): pass.** barns were in agricultural use as part of an established unit on 20 March 2013 (DL 23-26)

## Key facts
- Dwellings to be built as self-supporting timber structures inside the reclad steel frames; no foundation assessment (DL 12-18, 21)
- Application under the Class Q wording in force before 21 May 2024 (transitional SI 2024/579) (DL 2)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6003286
- https://appeal-planning-decision.service.gov.uk/published-document/561394e1-de9d-4265-a6c5-b911784c31d7

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6003286.html

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