A number of planning and market changes have modified the rural property landscape in recent times and further changes are expected in 2026. These shifts bring both reassurance and opportunity for farmers and landowners across the South West — particularly in regards to protecting family assets and unlocking value from existing buildings and land.
Inheritance tax changes — Planning for the next generation
Upcoming changes to APR and BPR will increase inheritance tax thresholds, easing some of the immediate pressure on farming families. While this provides welcome relief, it also highlights the importance of forward planning.
Many farm estates include barns or buildings that are no longer essential to modern agricultural operations. In today’s climate, the way these assets are used can make a meaningful difference to long-term security. Sensitive conversion, diversification or repurposing of redundant buildings can help strengthen the overall estate, increase value and support succession planning without selling land.
Expanded permitted development rights — Increased options for farm buildings
Updates to permitted development rights have expanded what farmers and land owners can achieve without full planning application:
Agricultural buildings can now be converted into up to 10 dwellings, subject to prior approval;
Increased floor space allowances have improved the feasibility of barn conversions;
There is greater flexibility for commercial uses such as workshops, offices, or rural enterprises.
These changes create opportunities for many farms and land holdings in the South West to generate additional income through residential conversions, holiday accommodation, or diversified rural businesses. Anticipated changes to national policy will bring further support for rural business developments and certain housing schemes.
However, good outcomes still rely on well-considered design. Local authorities continue to assess landscape impacts, quality of access, nature of flood risk and the relationship to neighbouring farm operations — particularly in National Parks, National Landscapes / AONBs and areas of heritage sensitivity.
Using design to add value and avoid complication
Seeking design advice at the earliest stages of the process will commonly reduce risk, prevent delays and result in proposals that respond positively to planning requirements and local authority concerns. Successful rural design is about working with what is already there. Schemes that retain agricultural character can significantly enhance value whilst still respecting the working farm setting – via carefully considered designs and layouts and the use of appropriate materials.
A clear planning and design strategy can help farmers to:
Generate income without fragmenting the holding;
Convert surplus buildings into flexible, future-proofed assets;
Support family succession while retaining control of the land.
Looking ahead
Now is a sensible time to review the potential of farm buildings and land, considering the changing tax rules, increased planning flexibility and ongoing demand for high-quality rural homes and workspaces. Practical design advice provided early in the planning process can help identify opportunities and avoid costly missteps.
Our skilled planners and designers are well placed to work with you and advise on the planning or conversion potential of your farm buildings or land. The Stags Planning & Design team applies their extensive market experience to form a strong case for development and to devise projects that can be successfully delivered.
Jason Jones, Design Manager at Stags, comments:
