5 Things You Can Build on Your Farm Without Planning Permission

England's permitted development system gives farmers a set of legal rights to build, convert and extend without submitting a planning application. Most farms have them. Most farmers aren't using them. The council has no obligation to point them out, and the planning system certainly won't volunteer the information. Here are five things you can act on right now.

What Are Permitted Development Rights?

Permitted development rights (PDRs) are a form of planning permission granted automatically by government legislation rather than a local planning authority. For agricultural land in England, these rights are primarily set out in Part 6 of the Town and Country Planning (General Permitted Development) (England) Order 2015, commonly referred to as the GPDO. They cover a wide range of activities, from erecting new farm buildings and hard standings to converting redundant agricultural structures. The critical point is that these rights exist whether you use them or not — and most farmers are sitting on significant untapped potential.

5 Permitted Development Rights Your Farm Is Probably Not Using

The following five rights apply to agricultural units in England. Conditions and restrictions apply to each, and some will require prior approval notification to the local planning authority — but none require a full planning application. Working through each one with a professional adviser will tell you exactly what applies to your holding and what conditions need to be satisfied.

1. Class R Conversion to Flexible Commercial Use (Under 150 sq m)

Under Part 5, Class R of the GPDO, an agricultural building of 150 square metres or less can be converted to flexible commercial uses — including retail, restaurant, office, light industrial, storage and distribution, hotel, or gym — without prior approval from the local planning authority. This is the quickest route to income diversification available to any farm business in England. That redundant feed store, old workshop or disused dairy building at the edge of your yard could be generating rental income before the end of the year. The key conditions are that the building must have been used solely for agricultural purposes, the agricultural unit must be at least 5 hectares, and the conversion cannot involve operational development beyond installation of windows, doors, roofs and exterior walls. Get those boxes ticked and you don't need to write to the council at all.

2. Hardstanding — No Upper Size Limit Under Part 6 Class A

Part 6 Class A of the GPDO permits the carrying out of operations on agricultural land, including the provision of a hard surface to be used for the purposes of agriculture. There is no upper size limit specified in the legislation for hardstanding created for agricultural use — yet farmers regularly pay professional fees to make planning applications for exactly this kind of work. The hardstanding must be reasonably necessary for the purposes of agriculture on the unit. For farm yards, loading areas, access tracks and storage pads, the right is clear and direct. Prior approval is not required for hardstanding works. Note that works on units under 5 hectares and in designated areas carry different restrictions, so it is always worth confirming the specific position for your holding before you bring the contractor on site.

3. Temporary Structures for Up to 28 Days

Part 4 Class B of the GPDO permits the temporary use of land for any purpose for up to 28 days in any calendar year, without requiring planning permission. On a farm, this covers a remarkable range of activities: seasonal storage, pop-up events, farm shops, camping and glamping trials, machinery demonstrations, car boot sales and more. The 28-day rule is one of the most underused tools available to farm businesses in England. It allows you to test a diversification idea before committing to a full change of use application. It is worth noting that the right applies to the use of land, not the erection of permanent structures, and that certain uses — including markets and motor racing — carry a more restricted 14-day limit. Agricultural units in certain designated areas may also face tighter conditions. Confirm your specific position before committing to the date, and keep a clear record of usage days.

4. A Building for Processing or Packaging Agricultural Produce From the Holding

Part 6 Class A also permits the erection of buildings reasonably necessary for the purposes of agriculture on an agricultural unit. This includes buildings used for the processing or packaging of produce grown or reared on the holding. The commercial potential of this right is significant and is not always highlighted by rural advisers in a standard farm appraisal. A unit processing and packing vegetables, soft fruit, meat or dairy products grown on the farm can erect a purpose-built structure without a full planning application in many circumstances — though prior approval from the local planning authority will be required for larger buildings. Size limits vary depending on whether the unit is over or under 5 hectares, and buildings over 1,000 square metres trigger prior approval. Understanding those thresholds gives you a framework for phased development that keeps the project within permitted development and out of the planning queue.

5. A New Moveable Agricultural Building — No Permission Required

A structure that is genuinely moveable — and does not result in a material change of use of the land — does not require planning permission at all, because it does not constitute development under the Town and Country Planning Act 1990. Temporary, relocatable buildings such as polytunnels, modular livestock shelters, and portable storage units can be placed on agricultural land without any application or notification, provided the land use remains agricultural. Where a prior approval notification is required for larger agricultural buildings under Part 6, the question of moveability becomes relevant to whether the full prior approval process applies. Getting this distinction right at the outset can save significant time and cost.

What Farmers Get Wrong About Permitted Development

The most common mistake is not checking the rights exist before submitting a full planning application. The second is not understanding that conditions still apply — permitted development rights are not a blank cheque. Agricultural notifications, prior approval requirements and restrictions relating to designated areas (National Parks, Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest and so on) all affect what can be done and how. A holding in a National Park, for example, will face tighter restrictions on building size under Part 6 than a holding in an undesignated rural area. Getting professional advice before you act — rather than after — ensures you use the right right, in the right way.

Practical Implications for Your Farm Business

The practical value of permitted development rights is not just in avoiding planning applications. It is in speed, cost certainty and strategic flexibility. A Class R conversion can be completed and let in months rather than years. Hardstanding laid under Part 6 Class A keeps your yard functional without a planning delay. The 28-day right lets you trial a new income stream without the exposure of a formal application. A processing or packaging building, planned within the PDR thresholds, can support a farm-gate or direct supply business model without triggering a planning consent that adds months to the development timeline. Understanding the rights available on your holding is not a planning exercise — it is a business planning exercise. Every farm is different. The acreage, location, land designation and existing use history all affect what rights exist and what conditions apply. The starting point is always a full assessment of your holding.

How Foxes Rural Can Help

At Foxes Rural, we advise farm businesses across England on their planning position, permitted development rights and diversification strategy. As members of the Country Land and Business Association (CLA) and working closely with the NFU, we understand the practical, commercial and regulatory pressures that farm businesses face. Whether you are looking to convert a redundant building, develop new infrastructure or assess the full permitted development position of your holding, we can give you a clear, practical assessment of what is achievable and how to proceed. To find out what your farm could be doing right now without planning permission, call us or use our Contact page.