What are the opportunities offered by the recently announced revisions to permitted development on farms? We asked Ben Wood, an associate in Savills rural planning team in the south west.

The government’s recently announced changes to Class Q, allowing the conversion of agricultural buildings to residential dwellings without planning permission, is significant for anyone looking to unlock additional value from their land holding.

Up until now, the legislation allowed for the conversion of up to 450sqm of agricultural building floorspace to a maximum of three residences. These thresholds have been increased, meaning it is now possible to convert agricultural floorspace to create:

• Up to three ‘larger homes’, with a combined maximum floorspace of 465sqm; or

• Up to five smaller homes (each less than 100sqm); or

• A mix of both, with a total of no more than five homes, of which no more than three may be larger homes.

The legislative announcement follows changes to government guidance on its application, which clarified two crucial points.

Firstly, there is no longer a specific requirement for a building to be structurally strong enough to take the loading that comes with the works required to convert it. This suggests an acceptance that structural reinforcement may be required to enable a barn conversion to take place, such as providing a replacement roof.

Secondly, any interior works, such as introducing a new floor or mezzanine, do not constitute development, so local planning authorities cannot refuse proposals due to the extent of internal work involved – even if it involves new structural elements.

The revised guidance states that the test of whether a proposal is acceptable is whether it can be described as a ‘conversion’ or whether it crosses the line into a ‘rebuild’. Some ambiguity remains over this point and so it is worth seeking professional advice to get a better understanding of the likely prospects for success in each case.

The legislative changes do not just apply to conversions of barns to residences. The allowance to develop new farm buildings on large agricultural holdings, of five hectares or more, has been more than doubled, from 465sqm to 1,000sqm before planning permission is required. On smaller holdings of five hectares or less, while there remains no permitted development rights to erect new buildings, it is now possible to extend existing buildings to reach a maximum floor space of 1,000sqm, up from 465sqm previously.

These amendments are excellent news for the farming community in the south west. Whether you are considering works for the first time, or have previously been refused prior approval, these revisions represent a real opportunity to release additional value from your land holding.