Six homes have been allowed under Class Q at Priors Court Farm, Beckington, after an Inspector rejected Somerset Council’s argument that an access falling slightly below its normal width standard was unsuitable.
The Beckington Class Q appeal turned principally on an existing farm track measuring about 4.8 metres wide. Somerset relied on a local standard seeking 5 metres, but Inspector C Cooper-Young looked at how the access would actually work rather than treating the numerical shortfall as decisive.
Why the Beckington Class Q appeal succeeded
The prior approval application proposed converting agricultural buildings at Priors Court Farm into six dwellings. Somerset refused the proposal in part because it considered the existing access unsuitable under the Class Q transport and highways test.
On site, the Inspector found a well-formed track with reasonable visibility. Although it was about 4.8m wide rather than the council’s 5m standard, two ordinary cars could pass at low speed. Existing gate posts could also be removed if necessary to improve the usable width.
The likely number of vehicle movements was limited, conflicts would be infrequent, and the highway authority had not objected. The same access had also served previous permissions at the site.
Against that evidence, the Inspector was satisfied that the access was suitable and that the modest difference from the local standard did not justify withholding prior approval.
Parking and farm activity were also accepted
The proposed parking did not strictly follow every figure in Somerset’s Countywide Parking Strategy, but the Inspector considered the amount of parking adequate for the likely demand and the characteristics of the site.
Concerns about noise and activity from surrounding agricultural buildings did not prevent the conversion either. Two neighbouring barns already had consent for other uses, while another was restricted to storage, and the Inspector considered the likely relationship with the new homes acceptable.
No section 106 route inside Class Q
The parish council had asked for financial contributions. The Inspector said there was no mechanism within this Class Q prior approval process to secure a section 106 obligation, so those requests could not determine the appeal.
The decision also dealt with conditions. Under paragraph W(13), conditions on prior approval must reasonably relate to the matters being considered. A separate condition imposing the Class Q completion period was unnecessary because the permitted development right already requires the development to be completed within three years.
Habitats issue remains before development can proceed
The site lies within the consultation zone for the Mells Valley Special Area of Conservation. The Inspector concluded that the Class Q appeal could be allowed, but imposed a condition requiring the necessary Habitats Regulations process to be completed before development begins.
Prior approval was granted on 21st September 2026.
The access point is the clearest practical feature of the decision. Class Q requires a suitable existing access, but the GPDO does not prescribe a fixed width. The Inspector therefore assessed how this access actually worked rather than treating Somerset’s 5m local standard as an automatic threshold.
Planning Geek’s current guide to Class Q barn conversions explains the wider permitted development rules.
Appeal reference: 6009739. Planning Inspectorate appeal page.
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