Agricultural Building At Meadow Farm Post Office Road Seisdon WOLVERHAMPTON WV5 7HA

1. 1.Paragraph 105 of the Planning Practice Guidance states that Class Q permits only those building operations that are reasonably necessary to convert an agricultural building to a dwelling, and makes clear that the right does not allow rebuilding; it applies only where the existing building is already suitable for conversion. In this case, although the steel frame would be retained, the proposal includes the removal and replacement of all perimeter wall cladding, replacement of the roof, installation of a new raised floor, and structural measures to maintain stability during removal of the exterior envelope. The extent and nature of these works go well beyond what can reasonably be described as partial demolition and amount to a fresh build. The High Court in Hibbitt v Secretary of State for Communities and Local Government [2016] EWHC 2853 (Admin) held that Class Q permits a conversion, but does not extend to works that are so extensive as to constitute rebuilding. Accordingly, the building is not considered to be suitable for conversion in its current form, and the proposal does not benefit from permitted development rights under Class Q of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). Prior approval cannot therefore be granted.
2. 2.Class Q allows change of use only of the building and the land within its lawful curtilage. It does not permit new domestic areas or hardstanding beyond the land immediately surrounding and associated with the agricultural building. The six proposed parking bays are located on agricultural land to the rear that does not form part of the building's curtilage. Their creation therefore falls outside the scope of Class Q and requires full planning permission. As such, the proposal fails to meet the limitations of Class Q, and prior approval cannot be granted.
3. 3.The proposal fails to provide adequate on site parking or a safe and suitable access. None of the six parking spaces fall within the lawful curtilage of the building and therefore cannot be considered under Class Q, resulting in a parking shortfall. The existing access is substandard (conflicting with Q.1 (p)) and any overspill parking arising from insufficient lawful on site provision would occur on Old Post Office Road, a narrow rural lane, leading to unacceptable highway safety risks. The proposal therefore fails to comply with the requirements of Class Q of the GPDO and the Council's adopted parking standards.
4. 4.The proposed conversion introduces a significant number of new window openings and domestic alterations to the prominent street facing elevation of the agricultural building, resulting in a domestic appearance that erodes its rural, agrarian character. Given the site's position within the buffer zone to the Trysull and Seisdon Conservation Area, these changes would have a harmful impact on the character and appearance of the area. The proposal therefore fails to comply with the requirements of Class Q in respect of design and external appearance. Helen Benbow Development Management Team Manager Development Management Mr A Lowe C/O Mrs Eleni Marshall C/O Rose Cottage Edwyn Ralph Bromyard HR7 4LX If you wish to appeal against your local planning authority’s decision then you must do so within 6 months of the date of this notice.

From the council's decision notice.

Postcode

WV5 7HA

Application type

Pr Appr - Agricultural to Residential

Scale / size

Small

Parish

TRYSULL & SEISDON

Date validated

15 January 2026

Consultation expiry

2 March 2026

Consultation start

24 February 2026

Consultation end

2 March 2026

Neighbour consultation start

5 March 2026

Last date for comments

5 March 2026

Target decision date

12 March 2026

Agent

Eldnar Ltd (Eldnar Consultancy)

Agent address

C/O Rose Cottage Edwyn Ralph Bromyard HR7 4LX

Statutory period

56 days

Site notice start

30 January 2026

Site notice end

20 February 2026

Planning Portal ID

PP-14397883

Documents

16

Constraints

6