What is Class R Permitted Development?
Class R permitted development allows agricultural buildings to be converted into a range of commercial uses without applying for full planning permission.
In simple terms, Class R enables a change of use from agricultural to flexible commercial, making it possible to repurpose disused (or underused) farm buildings into viable business space — often with significantly less planning risk.
It forms part of the wider Permitted Development Rights (PDR) framework and applies to agricultural units across England.
This makes Class R particularly attractive to:
- Developers and investors
- Rural landowners
- Operators looking for countryside-based commercial space
And, crucially, it can unlock commercial development in the Green Belt, where conventional planning routes are notoriously difficult.
Why has Class R gained so much attention?
Class R has existed for some time, but it entered the public spotlight following a high-profile dispute featured on Clarkson’s Farm, involving Jeremy Clarkson and West Oxfordshire District Council.
Many will remember the closure of the Diddly Squat restaurant, which highlighted the limitations of the Class R rules at the time.
However, the policy changed in May 2024, significantly expanding what is now possible — and unlocking new opportunities across agricultural units nationwide.
Changes to Class R Permitted Development (May 2024)
From 21 May 2024, Class R was broadened to allow a wider range of commercial and community uses.
Class R now permits change of use from an agricultural building (and land within its curtilage) to the following:
- Class B2 – General industrial
(Limited to processing raw goods produced on-site, excluding livestock, and sold on-site) - Class B8 – Storage and distribution
- Class C1 – Hotels
- Class E – Commercial, business and service uses
(including offices, gyms, cafés, shops and light industrial uses) - Class F2(c) – Outdoor sport and recreation (new from May 2024)
- Agricultural training provision (new from May 2024)
If you’re looking to deliver offices, cafés, gyms, rural retail, hotels or storage space in the countryside, Class R is now one of the most flexible routes available.
How much can you convert under Class R?
Under the current rules:
- The total cumulative floorspace of buildings converted under Class R must not exceed 1,000 sqm
- Multiple buildings within the same agricultural unit can be used, provided the total floorspace cap is not exceeded
Unlike residential PD, there are no dwelling size limits, but floorspace thresholds and eligibility criteria remain critical.
Key criteria to consider with Class R
As with Class Q, Class R is not automatic. Proposals must meet strict eligibility tests and go through Prior Approval.
Key points to be aware of:
- The building must have been solely in agricultural use for at least 10 years
- The total cumulative floorspace must not exceed 1,000 sqm
- The building must not be:
- A listed building
- A scheduled monument
- Located within a safety hazard area
- Used for explosives storage
- The building can be located within:
- National Parks
- AONBs
- Conservation Areas
- The building does not need to be redundant
- Only change of use is permitted — major rebuilds or new structures are not
Local authorities will assess impacts relating to:
- Transport and highways
- Noise and neighbouring uses
- Flood risk
- Design and siting
Why Class R Is a valuable opportunity right now
Class R provides a rare chance to deliver commercial development in rural and Green Belt locations without the burden of a full planning application.
For landowners, it offers a route to:
- Monetise underused agricultural assets
- Diversify income streams
- Attract long-term commercial tenants
For developers and operators, it opens up:
- Hard-to-access countryside markets
- Lower-risk change-of-use schemes
- Flexible commercial formats in unique locations
While it has historically flown under the radar compared to Class Q, Class R is now firmly one to watch.
Is It Class R? How to check eligibility
With criteria around historic use, floorspace limits and eligible commercial classes, Class R can quickly become complex.
Early screening is essential to avoid abortive costs and delays.
That’s why many developers start by identifying:
- Buildings with long-term agricultural use
- Clear curtilage
- Suitable access and context
- Sufficient internal floorspace without exceeding limits
How to Find Class R Opportunities at Scale
Using Searchland, you can identify agricultural buildings across England that may be suitable for Class R conversion. Our pre-defined Class R sourcing filter can be applied across the Uk to instantly uncover sites.
You can:
- Locate qualifying farm buildings quickly
- Understand ownership and landholding structure
- Access landowner names and correspondence addresses
- Layer constraints, access and designation data
- Contact owners directly to secure off-market opportunities
If you’re actively exploring rural commercial schemes, we recommend booking a demo with our onboarding team to see how Class R sourcing works in practice.
TL;DR: Why Class R Should Be on Your Radar
Class R permitted development allows agricultural buildings to be converted into commercial, business and leisure uses without full planning permission.
Following the May 2024 updates, it now supports a broader range of uses — making it one of the most flexible and underutilised permitted development rights available.
If you’re looking to unlock value from rural buildings or deliver commercial space where planning is traditionally restrictive, Class R deserves serious attention.
