Planning Rules
Class R: Agricultural Buildings to Flexible Commercial Use (2025)
Class R permits the change of use of agricultural buildings to a range of commercial uses without full planning permission. It’s a useful route for farm diversification projects.
⏱ 6 min read📅 Updated June 2025🏠 England only
Quick Answer
Up to 500m² of agricultural buildings can change to flexible commercial use with Prior Approval
Class R of Part 3 of the GPDO 2015 permits the change of use of agricultural buildings to a flexible commercial use — including shops, offices, restaurants, cafes, financial services, hotels, and light industrial uses. The building must have been used for agriculture on or before 3 July 2012 (or used for agriculture for at least 10 years before the application). A maximum of 500m² of floor space can be converted per agricultural unit. Prior Approval is required, with the council able to consider transport, noise, contamination, and flooding impacts.
What Is Class R?
Class R of Part 3, Schedule 2 to the GPDO 2015 grants permitted development rights to change the use of an agricultural building and any land within its curtilage to a “flexible use” falling within certain use classes. It was introduced to support farm diversification by making it easier to bring redundant agricultural buildings into productive commercial use without a full planning application.
Class R is separate from and cumulative with Class Q (residential conversion). It’s possible to use both rights on the same agricultural unit — converting some buildings under Class Q and others under Class R — provided the individual conditions of each class are met.
Permitted Uses
Class R permits change of use to a flexible use that is within one or more of the following use classes:
- Class E(a): Retail — shops, hairdressers, post offices, dry cleaners
- Class E(b): Cafes and restaurants
- Class E(c)(i): Financial and professional services
- Class E(d): Indoor sport, recreation or fitness
- Class E(g)(i): Offices
- Class E(g)(ii): Research and development
- Class E(g)(iii): Light industrial processes
- Class B8: Storage and distribution
- C1: Hotels
- Class F.2(c): Local shops (up to 280m²) in areas without other shopping facilities
✅ “Flexible use” means the use can change between these classes Once a building has been converted under Class R, the resulting use is a “flexible use” that can switch between the permitted categories without further consent — so an office could become a café without a new application.
Key Conditions
| Condition |
Detail |
| Agricultural use |
The building must have been used for agriculture on or before 3 July 2012, or for a period of at least 10 years before the application |
| Floor space limit |
Maximum 500m² floor space per agricultural unit under Class R (cumulative) |
| Not listed |
The building must not be a listed building or within the curtilage of a listed building |
| No separate dwelling curtilage |
The land must not have been created as a new separate planning unit for residential use |
| Not a new build |
The building must not have been erected under Part 6 agricultural PD rights within the 10 years before the application |
Prior Approval Process
Class R requires Prior Approval. The application is submitted to the council, which has 56 days to determine it. The council can only consider:
- Transport and highway impacts
- Noise impacts
- Contamination risks on the site
- Flooding risks
The council cannot refuse on design grounds or general planning policy for Class R (unlike Class Q where design is a consideration). If the council fails to determine within 56 days, Prior Approval is deemed granted.
Frequently Asked Questions
Can I convert a farm building to a holiday let under Class R?
Holiday lets fall into the C1 (hotel) use class if they operate as serviced accommodation, or may be Class C3 (dwellinghouse) if let as a self-contained unit. Class R permits C1 use, so a farm building used as a holiday let in the hotel/serviced accommodation model could fall within Class R. However, a short-term let operating as a self-contained C3 dwelling is not within Class R — that route would require Class Q or a planning application. The precise use class the holiday let falls into is a factual question that depends on how it operates.
Can I use Class R and Class Q on the same farm?
Yes — Class R and Class Q are separate PD rights and can be used on the same agricultural unit, subject to the individual conditions of each class. Class Q applies to the conversion to residential use; Class R applies to flexible commercial use. They have different floor space limits — Class Q has a 5-dwelling limit and 465m² limit for larger dwellings; Class R has a 500m² floor space limit. Each building converted must individually meet the conditions of the relevant class.
Do I need planning permission to extend an agricultural building converted under Class R?
Once a building has been converted under Class R to a commercial use, extensions to it would be assessed under the commercial PD rights (Part 7 of the GPDO) rather than agricultural PD rights. The Class R conversion itself doesn’t permit extensions — only the change of use and any works reasonably necessary for that change of use. Extensions beyond the existing footprint require a planning application.
What’s the difference between Class Q and Class R?
Class Q permits the change of use of agricultural buildings to residential (dwellinghouses). Class R permits the change of use of agricultural buildings to flexible commercial uses (offices, shops, restaurants, light industrial, hotels). Both require Prior Approval. Class Q has a 5-dwelling / 465m² limit; Class R has a 500m² limit. Class Q allows the council to consider design; Class R does not. Both can be used on the same agricultural unit.
More on Permitted Development Rights
Extensions, loft conversions, outbuildings, solar panels — our complete guide covers everything you can build without planning permission.
Read the Complete PD Guide →
