Planning Permission on Agricultural Land
You know what your land could do. The question is which route gets you there.
Planning permission on agricultural land is not one set of rules. Some farm buildings need no planning application at all. Others need a short prior approval. A new house, a holiday let or a change of use usually needs full planning. Pick the wrong route and you lose months, or end up with a refusal on your record.
This page sets out the main routes in plain English, with a link to a full guide for each one.
What you can build without full planning
In England, Part 6 of the General Permitted Development Order lets farms build many agricultural buildings without a full planning application. On a holding of 5 hectares or more, Class A covers new farm buildings, tracks and engineering works that are reasonably necessary for agriculture. You still have to notify the council first and wait up to 28 days. Read our guide to the 28 day prior notification and our full guide to agricultural permitted development.
Converting farm buildings
An old barn is often worth more as a home or a business space. Class Q is the right to turn a qualifying farm building into homes. Class R is the right to turn it into a commercial use. Both work through prior approval rather than full planning, but both have strict limits. Our barn conversion guide compares the routes side by side.
When you need full planning
Most other changes need a full planning application. That includes:
- a new house on the farm, such as an agricultural workers dwelling for the next generation
- holiday lets, glamping pods and permanent campsites (see glamping and holiday let planning)
- a change of use of land or buildings for a farm diversification business
- buildings too big, too high or too close to a road for permitted development
The council will judge a full application against its local plan and national policy. The case has to explain how the farm works and why the proposal makes sense there.
Common questions: can you put a mobile home on your farm land? and do field shelters, stables and polytunnels need planning permission?
Uses that are already lawful
If a building or use has been in place long enough, it may already be lawful even without planning permission. A certificate of lawfulness proves it, which protects the value of your land and helps when you sell or borrow against it.
When things go wrong
A refusal is not the end. You can change the scheme and apply again, or appeal. If the council has issued an enforcement notice, the deadlines are short and need acting on straight away.
Not sure which route fits?
Our free guide, Which planning route is right for your farm?, walks you through the options. Or tell us what you want to do and we will tell you plainly what can be done, by which route and in what order.
Not sure which planning route fits your land? Call Foxes Rural on 01206 481981 and we will tell you plainly what can be done, and in what order.
