Could your agricultural buildings be put to a better use?
Particularly with Brexit looming, more and more farmers are looking at ways to diversify their existing agricultural businesses.
With the growing number of diversification opportunities available, it is important to decide which option is right for you.
Some factors to consider in making your choice are the location of your farm – how easily accessible is it and what is there demand for in the area?
What level of involvement do you wish to have with the diversification project? Are you aware of the legal requirements that your new project will entail and the taxation and rating implications?
Is there sufficient capital available to undertake the project? What are the requirements in terms of planning permission? And if a tenant farmer, does your tenancy allow or will the landlord give you permission for the proposed use?
The re-use of existing agricultural buildings is a potentially cost-effective method of diversification, whether this be diversification to residential, holiday lets, equestrian use, offices, storage, farm shops, cafes or a function room – there are plenty of options available.
With a number of diversification opportunities relating to the change of use of agricultural buildings now falling under the Town and Country Planning (General Permitted Development) Order 2015, as amended 2018, obtaining the necessary approval for the change of use is becoming increasingly straightforward in many instances.
Obviously, there are specific criteria to be met to qualify, and certain elements that the local planning authority must be satisfied with. However the simplified process means the consequent costs are lower and the time it takes to make the notifications reduced.
Most commonly applied for are change of use under Class Q (agricultural buildings to dwellings houses) and Class R (agricultural buildings to flexible commercial use – shops, financial and professional services, restaurants and cafes, business, storage and distribution, hotels and assembly and leisure). In addition to the diversification opportunities falling under the requirements of these classes, where planning policy supports alternative proposals there is also a strong case for making a full planning application.
To discuss the diversification opportunities that may suit you, the specific requirements under the General Permitted Development Order and the process of an application to determine whether prior approval is required or a full planning application, do feel free to contact me.
Camilla Whitehouse BSc (Hons) FAAV, Nock Deighton Agricultural LLP.
