Class R Permitted Development: Changing Agricultural Buildings to Commercial Use

Give your farm buildings a new income

You have buildings that no longer suit modern farming but could bring in rent as offices, workshops, storage or a farm shop. The obstacle is the planning process. Floorspace thresholds, prior approval tests and councils wary of anything commercial in the countryside mean good schemes get delayed for months or refused. Every month an empty building stands idle is income your farm is not earning.

We are farm planning consultants who use Class R to help farmers turn redundant buildings into reliable income, with a 95% approval rate across our agricultural planning work.

Your 3 step plan

1. Call us on 01206 481981. Tell us which buildings you have and how you would like to use them.
2. We find the right route. We check whether Class R, Class Q or full planning gives you the best result.
3. We deal with the council. We prepare and submit the application and manage it through to a decision.

Planning a wider scheme such as glamping or a wedding venue? See our farm diversification planning page.

What is Class R permitted development?

Class R is a permitted development right that allows agricultural buildings, and land within their curtilage, to change use to a range of commercial and business uses. It sits alongside Class Q but is aimed at economic rather than residential reuse, helping farm businesses diversify and bring redundant buildings back into productive commercial use.

Like Class Q, it is subject to prior approval rather than full planning permission, but the scope of what the council can consider is narrower and the process is generally more straightforward. It is one of the most useful tools available to a farm looking to create new income streams from existing assets.

What uses does Class R allow?

Class R covers a flexible range of commercial uses, which makes it especially valuable for farm diversification. Permitted uses include:

• Shops and retail (commercial use)
• Cafes and restaurants
• Offices and business use
• Storage and distribution
• Hotels and visitor accommodation
• Recreation and leisure uses
• Agricultural training and certain general industrial processes connected with farming

What are the limits and conditions of Class R?

Class R applies a cumulative floorspace limit to the total area that can change use under the right on an agricultural unit. Where a proposal is below the smaller threshold, prior approval may not be required for some matters, while larger conversions up to the overall cap require a prior approval application. The building must have been in agricultural use on the relevant date, and certain locations and listed buildings are excluded.

At prior approval stage the council considers matters such as transport and highways, noise, contamination, flood risk, and whether the location is suitable for the proposed use. Because the floorspace thresholds and the interaction with Class Q can be complex, it is worth taking advice to confirm that your scheme fits within the right and to present it in the strongest way.

Frequently asked questions

Can I use Class R for holiday lets or a farm shop?
Yes. Hotels and visitor accommodation, as well as shops, are among the uses Class R can cover, which makes it a popular route for holiday lets and farm shops. You will still need to confirm that the building qualifies, that the floorspace falls within the cap, and that prior approval is obtained where required, but Class R is often the most direct way to establish these kinds of diversification.

What is the difference between Class Q and Class R?
Class Q allows agricultural buildings to be converted into dwellings, whereas Class R allows them to change to commercial and business uses. They share a similar prior approval framework but serve different goals. The 2 can interact on the same holding, and the floorspace used under one can affect what remains available under the other, so it is important to plan any conversions together.

Do I always need prior approval under Class R?
It depends on the scale of the change of use. Below a smaller floorspace threshold, some changes can proceed without a full prior approval application, while larger changes up to the overall cap require one. Even where prior approval is not strictly needed, it is sensible to confirm your position in writing so that the lawful use of the building is not later challenged. We can advise on the right approach for your scheme.