Planning Rules
Farm Diversification Planning Permission: What Needs Consent? (2025)
Farm diversification projects — from holiday lets to farm shops to glamping — almost always need planning permission. Here’s the framework and what planning policy says.
⏱ 7 min read📅 Updated June 2025🏠 England only
Quick Answer
Most farm diversification projects need planning permission
Farm diversification — converting redundant farm buildings or land to new uses such as holiday accommodation, farm shops, camping, events, or renewable energy — almost always requires planning permission or Prior Approval. The NPPF supports farm diversification that contributes to sustainable development, but new uses in the countryside must meet local planning policies. Some conversions of farm buildings to commercial use can use Class R permitted development rights (up to 500m²). Holiday cottages and glamping require full planning applications. Farm shops may also need planning permission depending on their scale.
What Is Farm Diversification?
Farm diversification means supplementing agricultural income with non-agricultural activities, typically using existing buildings or land. Common forms include:
- Holiday cottages and holiday lets (converting barns or farm buildings)
- Farm shops and pick-your-own operations
- Glamping, camping, and outdoor recreation
- Farm-based events (weddings, open days, farmers’ markets)
- Commercial offices and light industrial uses in converted farm buildings
- Renewable energy installations (solar farms, wind turbines, anaerobic digestion)
- Educational or community uses of farm buildings
Farm diversification often involves a change of use of agricultural buildings (from agricultural to a new use class) and/or a material change in the use of agricultural land. Both of these are development that requires planning permission unless permitted by the GPDO.
Planning Policy for Farm Diversification
The National Planning Policy Framework (NPPF) supports the sustainable growth and expansion of businesses in rural areas, including through farm diversification. Paragraph 84 of the NPPF states that planning policies and decisions should ‘enable the development and diversification of agricultural and other land-based rural businesses’.
In practice, most Local Plans have specific policies for farm diversification that typically support:
- Conversion of existing redundant agricultural buildings to alternative uses
- New uses that are in keeping with the rural character of the area
- Diversification that does not dominate the agricultural use of the holding
- Development that is proportionate to the existing farm complex
Councils generally apply a sequential test — conversions of existing buildings are preferred over new-build, and the scale should be appropriate to the rural setting.
Common Diversification Projects
Planning considerations for common farm diversification projects:
- Holiday lets: Conversion of farm buildings to holiday cottages requires planning permission. The use class for self-catering holiday accommodation is C1 (hotels) if serviced, or C3 (dwellinghouse) if used as a dwelling. Planning applications for holiday lets in rural areas are usually assessed on landscape impact, design, and whether the conversion creates appropriate accommodation.
- Farm shop: A small farm shop selling produce grown on the holding may be permitted on a farm in the curtilage of the farmhouse, depending on scale. A larger shop selling third-party products and attracting significant traffic usually requires planning permission — and may need retail impact assessment in some cases.
- Glamping and camping: Seasonal glamping pods or tents may be permitted under the temporary use of land provisions (28 days per year as permitted development), but permanent or longer-term glamping requires planning permission. Glamping applications are assessed on landscape impact, access, and appropriate design.
- Renewable energy: Solar farms and wind turbines on agricultural land require planning permission (separate from domestic solar panel PD rights). Anaerobic digestion plants also require planning permission.
Permitted Development Routes
Two permitted development routes are particularly relevant to farm diversification:
Class R — Agricultural building to commercial use
Part 3, Class R of the GPDO permits the change of use of agricultural buildings (up to 500m²) to a flexible commercial use including offices, shops, restaurants, light industrial, and hotels. Prior Approval is required (56 days). This is the most useful PD right for farm diversification — it avoids a full planning application for converting redundant farm buildings to commercial use.
Class Q — Agricultural building to residential
Part 3, Class Q permits conversion to dwellinghouse (up to 5 dwellings per unit). This is typically used for residential conversions rather than commercial diversification. Where a diversification project involves a residential element (such as a farm manager’s house), Class Q may apply but a planning application is often more flexible for mixed-use projects.
Frequently Asked Questions
Do I need planning permission for a farm shop?
It depends on scale and use. A small farm shop in an existing building selling produce grown on the holding may not require planning permission if it is ancillary to the agricultural use and on a small scale. However, a dedicated farm shop building, a shop selling third-party products, or a large operation attracting significant traffic will require planning permission. The change of use from agricultural to retail (Class E) is a material change of use that requires consent. Many farm shop applications are granted in rural areas where the design is appropriate and the impact on the highway is acceptable.
Can I use my barn for events without planning permission?
Not on a regular basis — using an agricultural barn for commercial events (weddings, parties, markets) is a change of use that requires planning permission. The 28-day temporary use permitted development right allows land to be used for events for up to 28 days per year (not more than 14 days for motor sports or clay pigeon shooting) without planning permission. Beyond that, a change of use application is needed. Many rural event venues have planning permission as a ‘mixed use’ agricultural and events venue.
Does NPPF support farm diversification?
Yes — the NPPF (2023) supports rural diversification and economic development in rural areas. Paragraph 84 explicitly supports the development and diversification of agricultural and land-based rural businesses. This is a material consideration in planning decisions — councils should give weight to the economic benefits of diversification. However, NPPF support doesn’t override local planning policies that restrict development in the countryside, and each application is assessed on its merits.
Can I convert a barn to holiday lets without planning permission?
Not under standard PD rights — Class Q (agricultural to residential) permits conversion to permanent dwellinghouses, not holiday lets. Class R (agricultural to commercial) permits conversion to hotels (C1 use), which covers serviced holiday accommodation, but not self-catering holiday cottages (which are dwellinghouse C3 use). In practice, barn conversions to holiday lets require a full planning application. Most rural local authorities are supportive of sympathetic barn conversion to holiday accommodation where the design is in keeping with the agricultural character.
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 →
