# Duckmoor Barn, Wooddale Lane, Billingshurst (Class Q)

- **Decision:** dismissed, 21 August 2026
- **Decided by:** Planning Inspector: E Everitt
- **Authority:** Horsham (South East)
- **Appeal reference:** 6007717
- **Application reference:** DC/25/1949
- **Procedure:** written-representations
- **Development:** Class Q prior approval for conversion of part of a largely open-sided agricultural building to one dwelling
- **Homes:** 1
- **Site context:** open-countryside
- **Green Belt:** no
- **Framework applied:** No Framework version cited
- **Determinative policies:** GPDO Q.1(j)
- **Main issues:** conversion or rebuild
- **Tags:** tier-2, prior-approval, class-q, hibbitt-rebuild, no-framework-cited

## Summary
Class Q for a dwelling within an open-sided barn failed. With only the frame retained and every external wall new, it was a rebuild, not a conversion (DL 11-12).

## What made the difference
The open-sided building meant all the enclosing fabric would be new, unlike the cited comparators that retained walls (DL 14-15).

## Policy findings
- **GPDO Q.1(j): fail.** only the steel frame retained, with new roof and all new external walls; tantamount to starting afresh (Hibbitt) (DL 10-17)

## Key facts
- Structurally sound frame accepted, but that alone does not satisfy Class Q (DL 9-10)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6007717
- https://appeal-planning-decision.service.gov.uk/published-document/ea0b0a74-ae0b-4616-9833-f917f7636b3e

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6007717.html

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