What are agricultural permitted development rights?

Agricultural permitted development rights (PDR) are a set of national planning rights that allow farmers to carry out certain building works and engineering operations on agricultural land without applying for full planning permission. They exist because farming is a working industry that needs to adapt quickly, and the government recognises that requiring a full application for every new shed, track or store would be impractical.

These rights are set out in the Town and Country Planning (General Permitted Development) (England) Order 2015, in what is commonly referred to as Part 6. They apply only to land that is in genuine agricultural use, and they come with conditions, size limits and, in many cases, a requirement to obtain prior approval from the local planning authority before work begins.

Used correctly, agricultural PDR can save a farm business significant time and cost. Used incorrectly, they can lead to enforcement action and the loss of the very buildings you have invested in. Understanding where the boundaries lie is essential before any work starts.

Part 6: the core agricultural permitted development rights

Part 6 of the GPDO is divided according to the size of the agricultural unit. The rights available to a large unit are broader than those available to a smaller holding, and the conditions differ accordingly. The two key classes that most farmers will rely on are Class A and Class B.

Class A: agricultural units of 5 hectares or more

Class A covers larger holdings of five hectares or more. It permits the erection, extension or alteration of agricultural buildings, the formation of private ways (farm tracks), and excavation or engineering operations reasonably necessary for agriculture. The ground area of any new building must not exceed 1,000 square metres, and there are height restrictions, particularly within three kilometres of an aerodrome. Buildings must not be sited within 25 metres of a trunk or classified road, and certain works require prior approval before they can begin.

Class B: agricultural units between 0.4 and 5 hectares

Class B applies to smaller agricultural units of between 0.4 and five hectares. The rights are more limited than under Class A. They allow the extension or alteration of an existing agricultural building and the provision, rearrangement or replacement of a hard surface, but they do not permit the erection of an entirely new building. The same prior approval requirements and siting restrictions broadly apply, and the works must be reasonably necessary for the purposes of agriculture on the unit.

Prior approval: what it is and when it applies

Prior approval is not the same as planning permission. It is a lighter-touch process in which the local planning authority decides whether it needs to approve specific details of a proposal, such as siting, design and external appearance, or the management of any potential impact. For many larger agricultural buildings and for the formation of new tracks, you must apply for a determination as to whether prior approval is required before you start work.

The authority typically has 28 days to respond. If it does not respond within that period, you may proceed in accordance with your submitted details. Getting this stage right matters, because building without a required prior approval determination means the development is not lawful, even if it would otherwise have fallen within your permitted development rights.

What is excluded from agricultural PDR?

Permitted development rights do not cover everything, and some of the most common projects farmers want to undertake fall outside them. Works that are excluded include:

Dwellings or residential accommodation of any kind
Buildings used for purposes that are not agricultural, such as commercial storage or retail
Works on land that is not part of a genuine agricultural unit
Development that breaches the size, height or siting limits set out in Part 6
Works on listed buildings, or development in certain protected landscapes where rights are restricted
Mineral extraction, waste operations and other works falling outside agriculture

Frequently asked questions

Do I need planning permission for a new grain store?
On a holding of five hectares or more, a new agricultural building such as a grain store can often be erected under Class A without full planning permission, provided it stays within the size and siting limits and you obtain prior approval where required. On smaller units under Class B you cannot erect a new building, so a separate planning application would usually be needed. Always confirm the position before you build.

Can I use agricultural PDR to build a polytunnel?
Polytunnels can be more complex than they first appear. Smaller, temporary structures may not amount to development at all, while large or permanent polytunnels can require either prior approval under Part 6 or full planning permission, depending on scale, siting and the character of the area. Because local authorities take different views, it is sensible to seek advice before committing to a significant polytunnel scheme.

What happens if I build without prior approval and it was required?
If prior approval was required and you did not obtain it, the development is unlawful and the local planning authority can take enforcement action, which may include requiring you to remove the building. In some cases it is possible to regularise the position with a retrospective application or a lawful development certificate, but this is never guaranteed. The safest course is always to confirm and secure the necessary approvals before work starts.

Agricultural Permitted Development: What Your Farm Can Build Without Full Planning Permission