New to Class Q - some advice please

[Mudbath]

Hi 

 

My wife has spotted a barn with a Class Q planning permission which was granted a year ago. 

It's about 10-15 years old with a steel frame. 

There is a structural report which says it is suitable but they have not dug in to look at the depth of the foundation. 

It will be 2 storey and about 4000sqfeet.

There is access road but no utilities - presumably will electricity connected, borehole for water and some form of sewerage system. 

 

1. If I can get my financing sorted out. How old will it take to build this ? What happens if I can't complete it within 3 years of the Class Q being granted. 

 

2. Can I build it with 1000/psft and have a basic modern conversion. Rest of interiors and finishing can be done later. I have some contingencies but definitely not budgeted for 2000/psf

 

3. Any tips for a first timer with a very busy professional and no background in DIY or construction to take this on

 

Thanks

 

[Tom]

Hi - the seller's structural reports isn't worth the paper it's written on - this would have been produced simply to get the thing through the planning process. If you are serious about the project then you will have to spend a bit of money and get your own structural report which will give you a less biased idea about feasibility.

Also, don't underestimate the costs of getting services to site - depending on how close the nearest electricity supply is this can be tend of thousands - do some research now.

 

Armed with both of the above, this could give you some leverage to negotiate price with the seller. 

 

Finally, what are the chances of getting full planning permission? Would likely make everything simpler/cheaper. Have a look on your local planning portal to see if other Part Qs in the area have been granted full planning. Seems to vary by region.

 

In answer to your questions:

1. Waaay too many variables. Re 3 years, as long as you've started then it's fine.

2. Waaaaay too many variables!

3. See above and... read this site, visit others in the area doing Class Q conversions, find a friendly builder?

[Roger440]

As Tom suggest, services can be expensive.

 

They wanted £17k plus VAt, with me doing the trenching, to get a supply from a pole that was 50 feet away, in my oen field!

 

Yes, it needed a new transformer, but if the supply is a hundred meters awaym across other people land, it can get expensive really quick

 

Im not sure Tom is correct re the 3 years. My understanding was on class Q its three years to complete. Unlike any other planning.

 

As well as a decent structural survey, you need to establish 100% you can have a sewage treatment system. If you cant, the plot is, frankly, useless. Again, that will need a survey to confirm it can be done in compliance with all the requirements.

[Tom]

12 minutes ago, Roger440 said:

Im not sure Tom is correct re the 3 years. My understanding was on class Q its three years to complete. Unlike any other planning.

 

Oooh, my bad. Would be tight I guess with one year already gone and you'd have to gamble that the Part Q goalposts haven't moved if you need to renew

[IanR]

3 hours ago, Mudbath said:

My wife has spotted a barn with a Class Q planning permission which was granted a year ago. 

It's about 10-15 years old with a steel frame. 

~~~~

It will be 2 storey and about 4000sqfeet.

~~~~~

1. If I can get my financing sorted out. How old will it take to build this ? What happens if I can't complete it within 3 years of the Class Q being granted. 

 

From what you have said, it's already 1 year in to the 3 year timer for finishing the build, and you are yet to get an offer accepted, let alone buy the site. The problem you have is the Class Q Rules have changed, so you can't submit a new Class Q Application for a 4000 sqr ft unit and reset the clock after May next Year. Going forward, you are restricted to 150m² per unit. This year is a transition phase between old an new rules, where you could submit under either rules until May 2025, but it would mean you acting quickly and carries a risk.

From the questions you are asking it doesn't sound like you have experience of a similar build/conversion, so would be relying on professionals to pull everything together (Structural reports, Planning app, building control drawings, contamination survey, drainage survey etc.), and you may find it difficult to motivate those professionals to meet the timing you require.

I'd suggest as it stands there is too much risk.

 

However you could make a conditional offer on achieving full planning permission for a change of use conversion, using the Class Q as a fall-back. Although the LPA will be aware that the fall-back evaporates at the point there is insufficient time to theoretically complete the the Class Q conversion.

[Mudbath]

Thank you

All very sound advice

I guess I will seat tight