Farmers are under increasing pressure to diversify income streams and make the most of existing assets.
One of the most valuable planning tools available is Class R Permitted Development, which allows the change of use of agricultural buildings to certain commercial uses, without the need for a full planning application. This is the case for buildings in England, yet unfortunately, despite a government consultation on Permitted Development in 2025, there was no inclusion of extending these rights into Wales.
Class R offers a relatively straightforward route to repurpose redundant or underused farm buildings.
Part of the Town and Country Planning (General Permitted Development) (England) Order 2015, it allows agricultural buildings and land to change the use to a range of flexible commercial uses.
These uses include:
- Offices
- Light industrial uses
- Storage or distribution
- Hotels
- Commercial, business, or service uses under Use Class
In practical terms, this means a traditional barn could potentially become a rural office hub, workshop, gym, café, but also could be repurposed for something more modest, such as storage facilities, which are ever more popular, returning a reasonable income for little input.
Key Criteria and Limitations
While Class R can simplify the planning process, several important conditions must be met. The agricultural building must:
- Have been part of an established agricultural unit on 3 July 2012 (or for at least 10 years if established later)
- Not exceed 1000 square metres in total floor space for conversion
- Not be a listed building or scheduled monument
The change of use must also not require substantial structural rebuilding, although some internal works and limited external alterations may be acceptable. If in the case that substantial rebuilding is required, it’s likely that a full planning application would be needed, which is many cases may render the proposal unviable.
Before development can proceed, the local planning authority must be notified through a 56 day, “Prior Approval” process. During this time, the authority will assess factors such as:
- Transport and highways impacts
- Noise impacts
- Contamination risks
- Flooding
- Design and external appearance
For many farms, redundant buildings are an untapped resource. Historically, an integral part of the farm, which over time has become unusable and, in many cases, neglected. Converting these spaces through Class R can create:
- Rental income from rural businesses
- Workspace for local entrepreneurs
- Opportunities for on-farm enterprises/direct farm sales
Small business units, workshops, and storage spaces are often in high demand in rural areas where commercial property is limited. Likely income from these activities can be lucrative. However, wider considerations such as business rates and tax complications should also be considered. Unfortunately, nothing is every completely straightforward – use changes on the farm could impact the wider picture, and always worth a discussion with your accountant before proceeding!
Making the Most of Farm Assets
Class R permitted development provides a relatively easy and cost-effective method to unlock the potential of redundant buildings. With the right approach, a disused barn could become a thriving business unit — creating new income streams while preserving the character and main function of the farm.
If you are interested in looking at the options for existing farm buildings, please contact us on 01829423183.