# Broom Farm, Dene Road, Norton Fitzwarren

- **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
- **Tags:** tier-2, class-q, prior-approval, no-framework-reference

## 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
- **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
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6012154
- https://appeal-planning-decision.service.gov.uk/published-document/282e5109-7886-4425-a79a-461aeb795617

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6012154.html

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