- Decision
- allowed, 22 September 2026
- Decided by
- Planning Inspector: Ann Veevers
- Authority
- Cheshire East (North West)
- Appeal reference
- 6007422
- Application reference
- 25/3355/PRIOR-3Q
- Procedure
- written representations
- Development
- Class Q prior approval, agricultural barn to two dwellings (linked appeal 6007456)
- Homes
- 2
- Site context
- open countryside, rural lane
- Green Belt
- No
- Framework applied
- August 2026 NPPF
- Determinative policies
- P3, P4
- Main issues
- scope of Class Q works; highways/PROW; location and siting
Summary
Class Q conversion of a steel-framed barn to two dwellings was granted. The works were reasonably necessary, and highway, PROW and siting objections failed. P3 applied through GPDO paragraph W(10)(b) and the P4 agent-of-change principle were both considered, but the discrete siting away from farm activity was decisive. There were "no substantive changes" in the 2026 Framework on these matters (DL ¶3).
What made the difference
The retained structure and cladding, and separation from the livestock buildings. "it would be unreasonable to preclude development in every location where street lighting and footways are absent" given that Class Q anticipates rural homes (DL ¶28).
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| P3 | pass | via GPDO W(10)(b); separation from farm buildings and intervening dwellings avoids unacceptable disturbance/odour even if farming intensifies (DL 41-48) | |
| P4 | pass | agent-of-change tension noted but siting discrete (DL 46-47) | |
| TR4 | pass | GPDO Q.2(1)(a): unlit track/PROW with no footway not fatal for Class Q; parking outside curtilage acceptable (DL 25-37) |
Key facts
- Internal party-wall strip footing (6.5 m) still "reasonably necessary" under Q.1(j)
- Surrounding land in a registered BNG habitat bank for 30 years
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.