Published: 24/03/2026 By Jack Curnick-James
Agricultural Occupancy Conditions were first introduced in the 1940s as a method for local planning authorities to ensure that dwellings in the countryside, which would typically be denied, remained available for those who needed to work in the countryside, such as those employed in agriculture. Now, some 80 years on, they continue to be used regularly. The wording can vary greatly, sometimes including, or not, allowances for equestrian, forestry, fishery or retired workers.When it comes to selling these properties, there are various rules of thumb put forward for how much they should be discounted by, ranging from 15% to 30% in order to achieve a sale. However, due to more private occupiers and developers becoming attracted to this type of property, the discount, particularly for isolated rural properties without land, tends to be around 20% and 25%.
We continue to be regularly instructed to remove these ties, either via a certificate of lawful use, or through an extended marketing period. National planning policy indicates that planning conditions should only be removed where they are no longer necessary. Therefore, this is the key element that needs to be demonstrated in any planning application to remove a condition. It is typically a 12-month process and the steps include:
- Effectively valuing the property to justify the appropriate discount
- Marketing the property for a minimum of a 6-month period at the discounted price
- Regular advertising in local press such as the Southwest Farmer
- Recording enquiries and marketing information to properly measure demand
- Submitting a well thought-out planning application to the local authority
However, vendors should be wary that there are buyers out there who can comply with the tie, and that, if this type of purchaser comes forward, it can be fatal to even the best laid plans to lift an agricultural tie. We would always recommend that a decision is made prior to marketing whether, if a compliant purchaser comes forward, the vendor is prepared to proceed with a sale at a discounted rate.
In the last two years, we have successfully lifted agricultural ties from properties in Wiltshire, Somerset, and Dorset and are happy to provide advice to anyone considering the removal of an Agricultural Occupancy Condition from their property. Please contact Jack Curnick-James on 01380 710535 for further information, or contact our experts in your nearest Symonds & Sampson office.
Rural Professional Services