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By Jason Jones, Design Manager.
For farmers considering farm diversification, redundant agricultural buildings can represent an untapped source of income. One of the most effective farm diversification ideas is to repurpose existing buildings for commercial use, creating new revenue streams without the need for extensive development. While Class Q permitted development rights are widely recognised for converting barns into homes, Class R permitted development rights offers an alternative route, allowing qualifying agricultural buildings to be repurposed for a range of commercial uses.
What is Class R Permitted Development?
Class R is an agricultural permitted development right that allows eligible agricultural buildings to change use without a full planning application, subject to specific conditions. Permitted uses include offices, storage and distribution, farm shops, cafés, hotels, outdoor sport and recreation, general industrial activities, and agricultural training.
With a cumulative floorspace allowance of up to 1,000sqm (10,764sq ft) per established agricultural unit, Class R offers an opportunity to make better use of existing buildings, generate additional income, and reduce reliance on traditional farming activities alone.
Why Use Class R for Farm Diversification?
The key difference is flexibility. While Class Q focuses on residential conversions, Class R supports commercial diversification and wider farm diversification by unlocking value from existing assets without necessarily requiring new buildings.
For example, a redundant machinery shed could become commercial storage space, while an underused agricultural building could provide the starting point for a farm shop, rural business or other farm diversification venture.
Class R also avoids the same structural conversion tests associated with Class Q. However, it is primarily a change-of-use right; building works or external alterations may require separate planning permission.
Another advantage is that Class R can be used in designated areas, including National Parks, National Landscapes, and Conservation Areas, where Class Q residential conversion rights are unavailable. This creates diversification opportunities for farmers in some of the South West’s most protected landscapes, allowing qualifying buildings to be considered for commercial uses while respecting their surroundings.
Is Your Agricultural Building Eligible for Class R?
There are important criteria to satisfy before using Class R permitted development rights, including qualifying agricultural-use history (building existed before 3rd July 2012 or is 10+ years old), floorspace limits, and restrictions affecting certain designated or sensitive sites, e.g. listed buildings or scheduled monuments. Depending on the scale of the proposal, notification or prior approval from the local planning authority will be required. Each opportunity needs to be assessed on its individual merits.
Creating New Income Streams Through Farm Diversification
Understanding which buildings offer the greatest potential is the first step towards successful farm diversification. Redundant farm buildings can often present valuable opportunities for diversification that might otherwise be overlooked. The right commercial use can help create a new income stream, add value to an existing property, and support the long-term resilience of a farming business.
Stags Planning & Design team works with landowners and farmers across the South West to help identify development opportunities, assess potential, and guide projects through the planning process. From initial feasibility and design through to planning submissions, our team can help turn underused buildings into viable business opportunities.
If you have redundant agricultural buildings, are exploring farm diversification ideas, or would like advice on Class R permitted development rights, speak to our Stags Planning & Design team on 01392 439046.
