Your Farm Has Development Potential That the Planning System Can Unlock. Most Farmers Never Use It.
Glamping, farm shops, holiday lets, wedding barns, equestrian facilities, commercial lettings from redundant buildings — the planning routes exist. Most diversification applications fail because the argument was not built around the farm's operational reality.
Tell us what you want to build.
We will identify the planning route, assess the realistic prospects, and give you a fixed fee before you commit to anything.
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How It Works
We identify the right route — Some diversification schemes fall under Class R permitted development. Others need full planning. We tell you which route fits your scheme and what the realistic prospects look like before you spend money on architects or surveys.
We build the case around the farm — A diversification application that succeeds is one the council understands. We explain how the scheme supports the farm business, why the site is appropriate, and how it fits the NPPF and local plan policy framework.
We submit and manage — We handle the council, the officer, any consultee objections, and the conditions to decision.
What counts as farm diversification?
Farm diversification is the development of non-agricultural income-generating activities on a farm holding alongside the existing agricultural enterprise. It includes glamping and camping; farm shops and farm-gate retail; holiday lets and short-term accommodation; wedding and events venues; commercial lettings of redundant buildings; equestrian facilities; light industrial uses; and renewable energy installations. Each type has its own planning considerations and the right route matters.
Class R — the under-used commercial conversion route
For farmers with redundant agricultural buildings, Class R of Part 3 of the GPDO is the first diversification route to look at. Since the May 2024 amendments, the floor area cap has doubled to 1,000 sq.m and the range of permitted commercial uses has expanded to include the full Class E use class alongside retail, light industrial, training and outdoor recreation.
Class R changes the use of the building. It does not authorise structural alterations. If the building needs significant work to be fit for purpose, full planning will be needed for the structural element. But establishing the principle of commercial use under Class R is a fast and relatively low-cost step that de-risks the project before any capital is committed.
Full planning for diversification schemes
Where Class R does not cover the scheme — glamping pods, a purpose-built farm shop, a wedding barn conversion — full planning permission is required. The relevant policy framework is NPPF Chapter 10, which supports a prosperous rural economy, read alongside local plan policies on rural economic development and tourism.
The key to a successful diversification application is framing. The scheme needs to be presented in the context of the farm's economic viability, the sustainability of the proposed activity, and its contribution to the local rural economy. A poorly framed application reads as speculative commercial development. A well-framed one reads as a farm adapting to survive — which is precisely what the NPPF intends to support.
What Foxes Rural handles for farm diversification
- Glamping, camping and holiday accommodation — including permanent structures, shepherd's huts and glamping pods
- Farm shops and farm-gate retail — planning, conditions and ongoing advice
- Wedding and events venues — full planning, conditions management and S73 variations
- Commercial barn conversions under Class R
- Equestrian development — manèges, stabling, changing facilities and associated access
- Light industrial and workshop lettings from redundant buildings
- Agricultural holiday accommodation subject to planning history
Frequently asked questions
Do I need planning permission for glamping pods on the farm?
Almost certainly, yes. Glamping pods are development. They require either a caravan site licence (for certain types of unit) or full planning permission, or both. The question of whether seasonal use affects the planning position depends on the specific proposal and the local plan. We advise at the consultation.
Can I use Class R for a farm shop?
Potentially. Class R permits change of use to retail, which includes farm shops. The building must have been in agricultural use on or before 3 July 2012. The floor area cap is 1,000 sq.m. The process is a prior approval application to the council. We assess whether Class R fits your specific building and proposed use before advising on this route.
What if the local plan doesn't support farm diversification?
NPPF paragraph 84 gives national policy support for rural economic development and farm diversification. Local plan policies cannot simply exclude it. Where there is tension between local policy and national policy, we build the case around the NPPF. It is not unusual to succeed on diversification applications in areas where local plan policies are restrictive, if the application is properly argued.
Diversification changes the financial profile of a farm for a generation. Get the planning right first time.
We will tell you which route fits your scheme, what the realistic prospects look like, and what it will cost to prepare the application properly. Initial consultation at no charge. Call 01206 481981.
