A tailored service to suit every need

The most common question We get asked is “what can I do on my land?”. Like most planning matters, there is never a simple answer to this as there is no one size fits all approach. However, Our tailored service will ensure that you are given all options and know any risks  from the start.

Free, no obligation advice

When you approach us, we always start by discussing your goals and requirements for your land. Quite often, the landowner doesn’t know what to do and is simply looking for ideas and advice.  

Whatever your reason for coming to us – we can always help.

What can I do with my land?

The reasons we are contacted by farmers vary considerably. For example, some farmers may want to install a wind turbine; some may want to put forward surplus land for housing; and others simply want to know whether they can build an agricultural building without planning permission or change the use of a building. 

No meeting is ever the same, but our goal always is – to use the Planning System to help you get the most from your land. 

Some projects fall within your Permitted Development Rights and you will just need to formally notify the Local Planning Authority. Other projects may fall outside your Permitted Development Rights and will require Planning Permission. See the next page for more information on Permitted Development.

Once we have an understanding of your goals, for a fee, we can then conduct an appraisal and let you know in simple terms, what you can do and the best way to get your plans off the ground. 

Do I need Planning Permission?

The permitted development procedures remain complicated processes and the assistance of a planning consultant is advised. 

Permitted development rights (PDRs) are useful procedures that make certain types of development quicker, easier and cheaper. You won’t need to go through the full planning permission process, however you will still need to submit an application for prior approval 

What types of agricultural PDRs are there?

Class A

Class A allows you to erect, extend or alter a building, including excavation or engineering operations, all of which must be reasonably necessary for the purposes of agriculture within the unit.

There must be no development:

• On a separate parcel of land that is less than 1ha and which is part of the agricultural unit
• Where dwellings are involved
• Where something is not for agricultural use
• Where the ground area of the building or development is more than 1,000sq m (except for fencing)
• Where any part of the development is within 25m of a metalled part of a trunk road or classified road
• Of a building (or involving work to a building) intended for or used by livestock, slurry or sewage sludge housing and within 400m of the curtilage of a dwelling. The curtilage usually means the physical boundary of the land surrounding a dwelling. If the works are within 400m of buildings within an agricultural unit (or a dwelling or other building on another agricultural unit), they are excluded from this restriction.
• Anything involving excavations or engineering operations connected with fish farming on certain protected land types (for example, National Parks).

Height restrictions also apply where the work is within 3km of the perimeter of an aerodrome.

There are other conditions, too, mainly concerning removal of minerals from the site and waste materials being brought on to a site.

Class O

Farmers with buildings used as offices can change them to houses under Class O.

This can be carried out anywhere as long as it is not: a listed building, safety hazard zone, military explosives storage area, an ancient monument, or where the local authority has obtained an article four preventing this type of conversion.

It must have been an office on or before 29 March 2013.

Class Q

Class Q allows for the change of use of an agricultural building to a house. In 2018, the regulations were amended to allow for up to five dwellings and up to 865sq m floor space to be converted.

The building must have been in agricultural use on 20 March 2013 and the development cannot extend beyond its existing external dimensions.

Class Q cannot be used for a listed building or one within a conservation area, National Park, Area of Outstanding Natural Beauty, World Heritage Site or a site of special scientific interest.

Class R

Class R permits the change of use of agricultural buildings to a flexible commercial use of a retail unit, restaurant or café, office, commercial storage/distribution use, hotel, or a range of leisure uses, such as a concert hall or gymnasium.

On any one farm, the conversion should not exceed 500sq m.

Class R applies to buildings in agricultural use on 3 July 2012 that are not listed or part of a scheduled ancient monument, safety hazard area or military explosives storage area.

Class S

Class S permits the change of use of agricultural buildings to a state-funded school or registered nursery.

On any one farm, the conversion should not exceed 500sq m. Class S applies to buildings in agricultural use on 20 March 2013 that are not listed or part of a scheduled ancient monument, safety hazard area, military explosives storage area or site of special scientific interest.

Development is not permitted by Class S if the site is occupied under an agricultural tenancy, unless the express consent of both the landlord and the tenant has been obtained.