Changes to Rural Permitted Development Rights

Published: 15/04/2024 By George Whittaker

Class Q and Class R Permitted Development Rights were enacted around a decade ago, giving rise to substantial prospects for the conversion of agricultural buildings without the need for full planning permission.

Navigating the planning system can be challenging and in recent years, the government have experienced pressure to broaden these rights to apply to more buildings nationally.

In July 2023, the government consulted on additional mechanisms to bolster housing delivery, support the agricultural sector, boost businesses, and revitalize high streets. The consultation proposed significant changes that could potentially increase the scope of development through permitted development to include:

Class Q (Agricultural to Residential Conversion): 

• Extending rights to encompass buildings in National Parks, National Landscapes (former Areas of Outstanding Natural Beauty), and Conservation Areas 
• Incorporating buildings on agricultural units previously utilized for non-agricultural purposes. 
• Extending rights to include agricultural buildings no longer part of an established agricultural unit. 
• Increasing the number of homes permissible under Class Q on an agricultural unit from five to ten, with a maximum combined floor area rising from 865sq m to 1,000 sq m. 
• Reducing the maximum dwelling size from 465 sq m to 100-150 sq m. 

Class R (Agricultural to a flexible Commercial Use). 

• Expanding rights to cover any buildings in rural use, not just agricultural (equestrian and forestry)
• Elevating the permissible floor area from 500 sq m to 1,000 sq m. 
• Rights to include conversion to sporting, recreational, and general industrial. 

Class A (New Agricultural Buildings):

• Increasing the maximum floor area for new agricultural buildings under Class A permitted development from 1,000 sq m to 1,500 sq m. 

The above proposed changes are welcomed by our rural client base seeking to add value to property and diversify income. The government, at this stage, appear to be seeking to support the growth and expansion of rural businesses generally.

It is important to note that the proposed changes to Class Q, Class R and Class A Permitted Development Rights have not yet been enacted and, although likely to be popular with our rural client base, the Local Government Association (LGA) are quoted to be “dismayed and strongly oppose the Government’s pursuit to extend national permitted development rights further. We continue to call for them to be urgently revoked.”

For now, all we can do is to watch this space, Symonds & Sampson’s planning experts (below) are monitoring the situation closely, and if you would like to be added to a list of parties to be notified if and when the changes are enacted, please do get in touch with George Whittaker by email or call him on 01305 236578.

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