Bell tents and glamping field at a rural diversification event in the countryside

Rural Diversification Planning

Rural diversification can unlock significant new income from land and buildings you already have.
Our Chartered Town Planners guide landowners through the planning process for diversification projects of all kinds, from glamping and holiday lets to barn conversions, farm shops and events venues, across Kent, Sussex and Surrey.

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Making the most of what your land and buildings can offer

Farming income alone is increasingly uncertain, and many landowners are looking at rural diversification planning as a way to make their land, buildings and location work harder for them. Projects of this kind, whether a glamping site, a barn conversion, a livery yard, a farm shop or an events venue almost always require planning permission. Getting consent is where the right advice makes the biggest difference to whether a project succeeds or stalls.

Our Chartered Town Planners have a strong track record securing consent for rural diversification projects across Kent, Sussex and Surrey. From the conversion of redundant farm buildings to holiday lets, to luxury glamping pods adjoining listed buildings, to commercial enterprises that create new income streams without compromising the working farm around them. We work closely with our Chartered Surveyors and Rural Consultancy team to make sure the planning case is built on a solid understanding of the land, the business and the opportunity.

One client, a South Downs farmer, has diversified successfully across several enterprises over the years, including a livery yard, a converted Victorian barn now let residentially, and solar panels on three farm buildings installed with a DEFRA Farm Resilience Grant, each adding a separate income stream that has helped the business weather the uncertainty of changing agricultural policy.

KEY CONTACTS

Kirsty Castle
MRTPI AISEP
Tunbridge Wells

01892 509280
Email Kirsty

Harriet Richardson
MRTPI
Tunbridge Wells

01892 509280
Email Harriet

Traditional stone farm buildings with a gate and courtyard track

Already got permitted development rights in mind?

Many diversification projects start with permitted development, whether that’s converting a farm building or putting land to a new use without needing full planning permission. It’s worth checking early what your rights allow.

Explore Permitted Development

Common questions about rural diversification planning

In most cases, yes. Converting a barn, setting up a glamping site, opening a farm shop or creating an events venue will typically require planning permission or a change of use consent. Some smaller projects may fall under permitted development rights, but it’s always worth taking advice before assuming no permission is needed.

We advise on a wide range of projects including glamping and holiday lets, barn and agricultural building conversions, livery yards and equestrian facilities, farm shops and cafes, events venues, renewable energy installations and other commercial enterprises on rural land.

It depends on the project, the site and the local planning authority. Diversification projects that support the rural economy, are sensitively designed and don’t conflict with local planning policy generally find favour. Our planners know which arguments carry weight with local authorities across the South East and structure applications accordingly.

A planning application that seeks permission to use a building or piece of land for a different purpose than it was originally approved for. Converting a redundant agricultural barn into a holiday let, for example, requires a change of use consent.

Yes, in many cases. Agricultural buildings can sometimes be converted to residential use under Class Q permitted development rights without a full planning application, though conditions apply. For holiday lets and other commercial uses, a full application is usually required. We can advise on which route is most appropriate for your building and circumstances.

The Farm Resilience Fund provides grants to help farming businesses adapt and diversify. Funding can contribute to the cost of eligible projects including renewable energy installations and other diversification enterprises. Our team can advise on whether your project may qualify alongside the planning process.

A standard planning application takes eight weeks for a decision, though more complex projects can take longer, particularly if they require environmental assessments or are subject to appeal. Getting the application right first time is the most reliable way to avoid delays.