On-farm developments: Advice on planning consent approval

Navigating the planning process can be daunting for a farm business in an environment where local planning authorities and statutory consultees are continually raising the bar on the conditions dictating developments.

Regulations and delays are well-known obstacles to getting projects over the line, especially so for farms in protected areas or where councils take a more robust approach to limiting the number of developments they deem as out of character.

The system can be unwieldy and bureaucratic, holding up important projects that farms need consent for to strengthen their farming operations or to generate alternative income.

See also: What’s new with Class Q permitted development rights?

England, Wales and Scotland have different national planning policies and systems for local development plans, although they are broadly similar in outline.

Planning experts from each of these regions offer their advice on what farm businesses can do to up their chances of getting their applications for full planning consent approved.

England

The National Planning Policy Framework (NPPF) is the overarching planning policy, while each county has its own local development plan.

The requirements of each need to be considered when preparing a planning application.

The national policy is generally supportive of agricultural development and this is true also of local plans, although specific policy varies from county to county, says Angela Cantrill, a senior planning consultant at The Rural Planning Co.

A local authority might, for example, have a significant chunk of land under its jurisdiction that falls within a National Landscape and that might mean there is a heavy focus on design and location – in a farm situation that could relate to where planned infrastructure is sited within the farmyard.

“Green belt sets a higher bar in terms of design and layout, but in terms of agricultural development it is generally acceptable, although scale and careful design are factors,’’ says Angela.

© The Rural Planning Co

Bodies that must be consulted on planning applications are site-specific – if a farmer wants to locate a new grain store next to a listed building, for example, consultees would include the heritage officer at the council.

The highways authority is almost always a consultee, although not usually if the development is within an existing farmyard.

“The exception is if it’s an application for a large-scale intensive development,” Angela explains.

Consultation with ecology officers in councils has added cost and timescale, further amplified in England with the new 10% biodiversity net gain (BNG) requirement introduced last year.

Engaging a specialist to provide evidence, such as ammonia reports for intensive livestock proposals, will add to the upfront cost but could result in savings overall and prevent unnecessary delays.

For example, if a farm is within 5km of a site of special scientific interest, ammonia emissions are a major consideration in developments linked to livestock. Therefore, data must demonstrate how this will be addressed.

Angela says an important issue that some farmers can overlook is how providing the BNG uplift can require an increase in the site area included within the application, which can push up associated fees.

If it is over one hectare, most local planning authorities will require a flood risk assessment.

Demonstrating key positives in an application, such as sustainability and energy efficiency, health and safety improvements, like embedding cattle handling infrastructure in a building’s design, can add weight.

“Overall, how the development will improve systems or make the farm more efficient, for example, will be key in any application,” says Angela.

How the proposal will make a farm business more viable, through generating more income perhaps, can be a “massive tick’’ in favour of development.

Scotland

An important change to planning guidance in Scotland came in 2023 when the national policy, National Planning Framework 4 (NPF 4), was embedded into local development plans.

“It puts national policy right up there as the first thing you must look at when preparing a planning application,” says Garry Dimeck, Perth-based planner and senior associate at Bell Ingram Design.

It includes policies on everything from transport and heritage to biodiversity and the economy, but if a development conflicts with one policy, it can still succeed.

A planning consultant can identify the policy interests relevant to an application, acknowledging where there are conflicts while leading planning officers to a position where they can make a balanced recommendation, says Garry.

It often means getting specialists on board.

For example, on flood risk, getting surface water drainage assessments done or showing a natural drainage solution within the design for new dairy infrastructure, as this will score well on the development plan’s biodiversity policy.

Scotland doesn’t currently have the same “bells and whistles’’ policy on BNG as England, but national guidance dictates that applicants must demonstrate how an uplift can be delivered.

Use professionals to demonstrate where a development can provide other gains: asking the farm vet to provide a supportive letter on how it will improve animal welfare, for instance.

Planning fees have soared since the end of 2024.

“The Scottish Government is broadly looking at planning becoming a self-financing service with more cost transferred to the client,” says Garry.

Wales

Demonstrating justification for a proposed development is key.

Planning consultant Anna Cheney says the planning authority will expect “justification of need” to be clearly evidenced and to meet the objectives of its local development plan and national policy, Planning Policy Wales (PPW).

This applies whether approval is being sought for a small farm diversification, such as a milk vending hut, or a large agricultural shed.

It is particularly important for developments in rural areas that have additional protection, such as a Special Landscape Area (SLA) designation, says Anna, who is based at Herbert R Thomas’ Cardiff office.

“Given the limited resources of council officers, they will not always contact applicants or their agent to request additional information. They can determine the application negatively if that additional justification is absent.’’

Anna says providing evidence incurs additional cost – that might be engaging a professional to help prepare a supporting statement or a business plan – but that the outlay is always worthwhile.

“It presents the information to the council and evidences the proposal in a way that they may then be able to determine the proposal positively.’’

Within supporting documentation, the council must see that the development is essential for the farm operations or is related to an existing, financially viable agri enterprise.

Councils will also want to understand that no alternative solution to the development exists on the holding.

Better animal welfare is often documented in applications Anna submits, as it is a material planning consideration and noted in the Welsh Government’s Animal Welfare Plan for Wales 2021-26.

On biodiversity, PPW advises that all development must deliver a net benefit. Even if the biodiversity value has been maintained, there must be a proactive process to enhance it.