- Decision
- allowed, 10 September 2026
- Decided by
- Planning Inspector: J Hills
- Authority
- Somerset (South West)
- Appeal reference
- 6012154
- Application reference
- 06/25/0030/CQ
- Procedure
- written representations
- Development
- Class Q prior approval — agricultural building to dwellinghouse
- Homes
- 1
- Site context
- open countryside
- Green Belt
- No
- Framework applied
- No Framework version cited
- Determinative policies
- GPDO Sch2 Pt3 Class Q.1(j), GPDO Sch2 Pt3 Class Q.1(p)
- Main issues
- whether permitted development
Summary
Class Q prior approval for a barn-to-dwelling conversion. Allowed. The internal floors and infill works were not "substantial rebuilding", and a suitable access track existed. The Framework is not mentioned. None of the Class Q matters in dispute (building operations, access) invoke it, which explains its absence.
What made the difference
Retained principal stone walls, a structural report, and the PPG's acceptance of internal floors. Phosphate/Ramsar was left to the separate regulation 77 route.
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| GPDO Class Q Q.1(j) | pass | new floor slab, first floor, gable wall within existing opening and infill between retained brick columns not substantial rebuilding (Hibbitt considered) (DL 8-12) | |
| GPDO Class Q Q.1(p) | pass | rubble track probably existed to barn at application date; suitable access (DL 13-15) |
Key facts
- Ramsar phosphate issue deferred to separate reg 77 Habitats application (DL 16-18)
- Biodiversity conditions refused — not related to prior approval matters; s40 NERC duty does not attach (DL 21)
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.