Are you looking to diversify your farming operations and generate an income from your agricultural buildings? If so, there are several opportunities when considering farm diversification. In this blog, we explore various ways you can repurpose your agricultural building as part of a farm diversification scheme without the need to apply for Full Planning Permission.
Understanding Permitted Development Rights and farm diversification
Permitted development (PD) rights provide flexibility for farms by allowing certain changes of use and building operations without full planning permission. However, it’s crucial to understand the limitations of these PD rights. Some allow for only the change of use of a building and some for both change of use and building operations necessary to convert it to that use. In this article we look a little closer at the different options available to you.
Permitted Development Options for Agricultural Buildings
Class MA: Commercial to Residential
If you have farm buildings currently used as offices, you may be able to convert them into homes under Class MA. This applies to buildings under Use Class E, which includes:
- Shops
- Offices
- Restaurants and cafés
- Light industrial spaces
- Medical practices and health services
- Indoor sports facilities
Key Requirements:
• The building must be vacant for at least three months before applying for Prior Approval.
Class Q: Agricultural to Residential
Farmers can convert agricultural buildings into up to 10 residential dwellings under Class Q, with a maximum combined floor space of 1000 square meters where no dwelling exceeds 150m2 (internally).
Key Requirements:
• The building must have been in agricultural use on 24th July, 2023, or for a continuous 10-year period.
• Limited structural changes are allowed.
• Listed buildings and those in protected areas do not qualify.
What is allowed;
This PD right allows the change of use of the building and adjoining land to residential and for building operations necessary to convert it – such as windows and doors etc.
Class R: Agricultural to Flexible Commercial Use
This has been branded by the media as Clarkson’s Law owing to the success of Jeremy Clarkon’s TV show about Diddly Squat Farm but it has actually been around for many years. Recently amended (2024) to include a greater floorspace Class R permits the conversion of farm buildings to commercial use, including:
- General Industrial (Class B2)
- Storage & Distribution (Class B8)
- Hotels (Class C1)
- Various Business Uses (Class E) Class E is a broad category that consolidates multiple previous use classes, making it easier for farmers to convert buildings into businesses such as:
- Shops
- Post offices
- Restaurants & cafés
- Offices & professional services (e.g., estate agencies, solicitors)
- Gyms and indoor sports facilities
- Health clinics & nurseries
- Light industrial spaces
Key Requirements:
- • The building must have been in agricultural use on July 3, 2012 or a rolling 10 year period from that date.
- • Maximum conversion limit: 1000 square meters per farm.
- • If the building is over 150 square meters, Prior Approval is required for:
- Transport and highways impact
- Noise impact
- Contamination risks
- Flood risks
- Important Note: Development must begin within three years of receiving Prior Approval.
What is allowed;
This PD right allows the change of use of the building and adjoining land but does not allow building operations. These would be subject to a full planning application. With the exception of up to 50 sq m of hard surface within the curtilage if use for Class E.
Class S: Agricultural to State-Funded School
Farm buildings can also be repurposed into state-funded schools or nurseries under Class S, with a 500 square meter conversion limit.
Key Requirement:
- The building must have been in agricultural use on March 20, 2013.
What is Class E Use Class?
Class E is a broad category that consolidates multiple previous use classes, making it easier for farmers to convert buildings into businesses such as:
- Shops
- Post offices
- Restaurants & cafés
- Offices & professional services (e.g., estate agencies, solicitors)
- Gyms and indoor sports facilities
- Health clinics & nurseries
- Light industrial spaces
Can I Use Permitted Development Rights?
In most cases, Prior Approval is required. A planning application must be submitted to the local authority, which has 28 days to confirm whether approval is necessary. If not, you can proceed with the project as proposed.
What You’ll Need for Approval:
- A written description of the proposed development
- Plans and site layout details
- Materials to be used
If approved, you must start the development within a specified time frame, depending on the project type.
Tips for a Successful Barn Conversion Application
- Be thorough: Include details on siting, design, and materials and ensure you comply.
- Understand limitations: Permitted development does not override other regulations (e.g., Environmental Agency rules, Wildlife Act etc)
- Avoid common mistakes: Assuming permitted development applies without notifying the local authority could reset the eligibility clock for up to 10 years.
- Seek expert advice: A planning consultant can help navigate complex regulations and ensure compliance.
Farm Diversification – Final Thoughts:
Exploring permitted development rights can open up exciting opportunities for farms or former agricultural units looking to diversify income streams. Navigating the regulations requires careful planning and, in some cases, expert guidance. Whether you’re converting barns into homes, offices, or retail spaces, understanding the rules will help you maximize your farm’s potential while staying compliant.
Need professional advice? Consider consulting a planning expert to assess your options and avoid costly mistakes! – Get in touch on 01332 347371 or email enquiries@planningdesign.co.uk
Farm diversification: Before and after showing the opportunities for agricultural buildings
