Planning Direct has successfully overturned a local council’s refusal to grant planning permission for two bespoke new homes in the Buckinghamshire countryside. The appeal site forms part of a working farmstead situated in open countryside – outside of all settlement boundaries – and surrounded by agricultural land.
The proposal involved the demolition of a modern barn and removal of a caravan. In their place, our client sought consent for two new dwellings with parking and a new internal driveway.
Council Refusal Overturned
Buckinghamshire Council refused the original application. They cited concerns about rural character, agricultural land use and conflict with countryside development policies.
However, a key part of our case was the site’s Class Q fallback. The barn had previously received prior approval for conversion into three dwellings under Class Q of the GPDO. We demonstrated this fallback was realistic and would go ahead if the appeal failed.
The Planning Inspector agreed. They gave this fallback position significant weight and allowed the appeal.
Why New Build Was the Better Option
New build homes offer greater design freedom than conversions. They can be tailored to a client’s lifestyle while also respecting local character.
In this case, the bespoke homes were thoughtfully designed and carefully sited. They allowed for improved landscaping and a softer visual impact than the bulkier converted barn. The Inspector agreed that the visual impact of the new build was better than that of the approved Class Q scheme.
Maximising Rural Potential
This appeal highlights the value of Class Q fallback in planning decisions. It shows how new builds can offer better design outcomes than barn conversions while still respecting the countryside.
At Planning Direct, we are experts in both new build schemes and Class Q barn conversions. We regularly use fallback strategies to unlock the full potential of rural land.
If you own a barn or rural site, contact Planning Direct today for free expert advice on your planning options.