Under Class R, the use of agricultural buildings can be changed to:
- Shops
- Restaurants and cafés
- Offices
- Buildings for light and general industrial uses
- Storage and distribution
- Hotels
- Recreational and leisure facilities
A significant update in Class R legislation came into effect on 21 May 2024, when the Town and Country Planning (General Permitted Development) (England) (Amendment) Order 2024 doubled the maximum cumulative floorspace that can be converted under Class R from 500m² to 1000m².
These rights still require a prior approval application to the local planning authority.
Why Class R Permitted Development Rights Matter for Rural Businesses
For landowners in England, Class R represents a simplified and expedited process to enable the diversification of income streams and strengthen rural economies.
Benefits include:
- Establishes the principle of economic activity in the countryside which can subsequently lead to redevelopment opportunities without necessarily re-using existing buildings
- Simplified supporting documents required and mandatory decision making within 56 days
- Creates new revenue opportunities – to convert a barn into a workshop, storage units, offices, a farm shop, café, or co-working hub, or even a hotel
- Boosting rural tourism – Recreational use or for sporting activities to attract visitors
- Supporting community vitality – Providing local services in villages where shops or offices are limited
- Making better use of existing assets – transforming under-used buildings rather than constructing new ones
Key Considerations Before Applying
While Class R provides increased flexibility, there are important conditions and limitations to be aware of:
- Location restrictions - Class R does not apply to listed buildings or buildings within the curtilage of a listed building, Scheduled Monuments, Safety Hazard Areas or Explosive Storage areas.
- Building eligibility - The building must have been solely used for an agricultural use and have formed part of an established agricultural unit on or before 3 July 2012 (or for 10 years if built after that date).
- Size limits - Conversions are now capped at 1000m² in total across the site (as of May 2024). For buildings under 150m² the sole requirement is to notify the Council of the change of use.
- Prior approval process - Local councils will assess transport, highways impact, noise, contamination, and flood risk.
Unlike Class Q applications (relating to residential conversions), Class R states that any external building works require separate planning permission.
It should also be noted that Class R does apply to changes of use within National Landscapes and Conservation Areas.
Class R does not permit retrospective planning applications, ie, any proposals lodged must relate to prospective changes of use and not existing uses which have already occurred.
Getting these elements wrong can result in refusals or enforcement action, so it’s essential to take expert advice early.
How Salmon Planning + Architecture Can Help
At Salmon Planning + Architecture, our team of chartered planners, architects, and designers has extensive experience of securing successful Class Q and Class R approvals.
We can help you:
- Assess whether your building qualifies under Class R.
- Prepare and submit robust prior approval applications.
- Represent you in appeals if your application is initially refused.
Conclusion
As a result of the May 2024 changes to Class R legislation, Permitted Development Rights give farmers and rural landowners even greater scope to diversify their businesses. With the new 1000m² cap, more agricultural buildings can now be repurposed into valuable commercial spaces, boosting income, and supporting rural communities.
