Agricultural land in England can carry permitted development rights that allow some farm buildings to be erected without a full planning application. That does not mean farm buildings are exempt from planning control. These rights are set out in the General Permitted Development Order and come with strict conditions, size and siting limits, and very often a prior approval step before work can begin. They also apply only to genuine agricultural use, not to homes or commercial premises. Because the detail decides everything and the rules are interpreted by your council, you should always confirm your specific project with your Local Planning Authority before you build.
This guide explains the concept so you can have an informed conversation with your planners and your steel building supplier. It is general information, not planning advice or a ruling on your site.
What permitted development means for farm buildings
Permitted development is a national grant of planning permission for certain types of work, removing the need to submit a full application in qualifying cases. For agriculture, this is why a working farm can often put up a building, such as a storage barn or livestock shelter, more directly than a homeowner could.
The key point is that the right is conditional. It applies to land that forms part of an agricultural unit, to buildings that are reasonably necessary for the purposes of agriculture on that unit, and only where the proposal stays within the limits written into the order. Step outside any one of those conditions and the right falls away, leaving you needing a normal planning application.
The conditions and limits that apply
The General Permitted Development Order attaches a range of controls to agricultural buildings. Without quoting specific figures, which change and are interpreted case by case, the factors that typically matter include:
- The size of the agricultural unit the building belongs to, as smaller units carry tighter allowances.
- The footprint and overall size of the proposed building.
- The siting of the building and how close it sits to boundaries, roads, watercourses and existing dwellings.
- Whether other recent development has already used up part of the available allowance.
- Restrictions in protected areas such as National Parks, Areas of Outstanding Natural Beauty, conservation areas and sites near listed buildings, where rights are often reduced or removed.
Because these thresholds are precise and subject to change, do not rely on a number you have read in a forum or an older article. Ask your Local Planning Authority to confirm the current limits for your land in writing before you commit to a building size or position.
The prior approval step you should not skip
Even where a farm building qualifies as permitted development, you frequently still have to notify the council first through a prior approval, sometimes called prior notification, process. This is the council’s chance to decide whether it needs to approve details such as the siting, design and external appearance, and, in some cases, highways or contamination matters.
Prior approval is not the same as full planning permission, and it is not always automatic. Starting work without making this submission where it is required can render an otherwise permitted building unlawful, with the risk of enforcement action. Treat it as a non-negotiable first step and let your planners tell you exactly what your project needs.
What these rights do not cover
Agricultural permitted development is for agriculture. It does not authorise:
- Residential dwellings, annexes or holiday accommodation.
- General commercial, retail or industrial use of a building.
- Changing the use of an existing farm building to something non-agricultural without the appropriate separate consent.
Converting a barn to a home or a business, for example, falls under different rules entirely and usually needs its own application or a different class of permitted development. If your plans involve anything other than straightforward agricultural use, get tailored advice before you proceed. Our guide on whether steel buildings need planning permission covers the wider picture for non-agricultural steel structures.
Rules differ across the UK
The framework described here is for England. Wales and Scotland operate their own planning systems with different permitted development provisions, and Northern Ireland differs again. If your land sits outside England, the conditions and the prior approval steps will not match this guide, so check the rules that apply where you farm.
How we help, and where planning sits
T C Rowan is a family-run steel fabricator on Thorpe Way Industrial Estate in Banbury, designing and building steel-framed farm buildings across Oxfordshire and the surrounding counties. We are not a planning authority and we do not grant permissions, so the planning route for your building always rests with you and your Local Planning Authority.
What we can do is design a building that fits the footprint and siting your planners agree, then fabricate and erect it from our own Banbury workshop with our own team. The same firm draws the steel, makes it and bolts the final connection, which keeps an agreed scheme on track. When you are ready, see our agricultural steel buildings service or, for equestrian work, our steel framed stables page. Once your permitted development position is confirmed, contact us for a free quote and we will help you turn an approved plan into a finished building.
Frequently asked questions
Can I build a farm building without planning permission?
Sometimes. In England, agricultural land can carry permitted development rights that allow certain farm buildings to be put up without a full planning application, but only if the building meets every condition attached to those rights and is genuinely for agriculture. Many cases also need a prior approval (prior notification) decision from the council before work starts. The only reliable way to know whether your project qualifies is to ask your Local Planning Authority before you build.
How big can a farm building be without planning permission?
There is no single answer to quote, because the allowances are governed by detailed conditions in the General Permitted Development Order, and your local authority decides how they apply to your site. Permitted development for agricultural buildings is tied to factors such as the size of the agricultural unit, the siting and footprint of the building, and its distance from boundaries, roads and dwellings. Rather than rely on a figure you have read online, get the limits confirmed in writing by your council before committing to a design.
What is prior approval for an agricultural building?
Prior approval, sometimes called prior notification, is a step where you tell the Local Planning Authority about a proposed agricultural building before you start, so they can decide whether they need to approve details such as siting, design and external appearance. It is not the same as full planning permission, but skipping it where it is required can make an otherwise permitted building unlawful. Always check whether your project needs it first.
Do agricultural permitted development rights cover homes or commercial use?
No. Agricultural permitted development rights are for buildings used for the purposes of agriculture on an agricultural unit. They do not authorise residential dwellings, holiday lets or general commercial or industrial use. Converting a farm building to a home or business is a separate matter with its own rules, so speak to your Local Planning Authority and, where needed, a planning consultant before changing how a building is used.