ITV and Planning on Member James Owen's Farm
James Owen, owner of Ralph’s Cider in Powys, recently discussed the significant challenges he has faced with planning regulations for his farm shop during an interview with Hamish Auskerry from ITV.
Permitted Development Rights
James Owen, owner of Ralph’s Cider in Powys, recently discussed the significant challenges he has faced with planning regulations for his farm shop during an interview with Hamish Auskerry from ITV.
Ralph's Cider is a notable rural business that has been hindered by Wales' restrictive planning laws, contrasting sharply with the more liberal regulations in England.
In England, the introduction of "Clarkson's Clause" has revolutionised the repurposing of agricultural buildings. This term, popularised by Jeremy Clarkson's Amazon Prime series "Clarkson's Farm," refers to reforms that ease the conversion of agricultural buildings into residential and commercial properties.
Implemented in May 2024, these changes permit the conversion of up to 1000sqm of building space into up to ten homes and include redundant agricultural buildings not part of an agricultural holding. The UK Government also increased the allowable floorspace for new agricultural buildings from 1000sqm to 1500sqm.
Class Q and Class R Explained
Class Q allows the conversion of agricultural buildings into dwellings. Initially, this permitted up to three dwellings, increased to five in 2018, and now up to ten homes with the 2024 reforms. It includes buildings not part of an agricultural holding and those on agricultural units not in active use.
Class R permits the conversion of agricultural buildings to commercial uses. Initially limited to 500sqm, this was increased to 1000sqm with the latest reforms. Unlike Class Q, Class R requires full planning permission for operational works.
The Welsh Context
In Wales, stringent planning laws have created barriers for rural entrepreneurs like James Owen. The absence of similar permitted development rights (PDR) means converting agricultural buildings for residential or commercial use involves a cumbersome and lengthy approval process, stifling growth and innovation in rural businesses.
James Owen's experience at Ralph’s Cider underscores the need for such reforms. He has faced significant delays and obstacles in expanding his business due to the restrictive planning environment in Wales. Owen highlights:
"The planning process in Wales is incredibly challenging, expensive, and time-consuming. Adopting a more flexible approach like in England would make a world of difference for rural businesses like mine."
"The Welsh Government has historically prioritised environmental protection and sustainable development in its planning policies. Adopting a more flexible approach, as seen with the changes to permitted development rights in England, can help us achieve a balance while reducing the cost and time spent navigating the planning system."
The Rural Housing Crisis
Wales faces a significant rural housing crisis, exacerbated by high demand driven by tourism and second-home ownership. The Office for National Statistics (ONS) highlights that the average house price in rural Wales is £230,000, compared to £160,000 in urban areas. Additionally, the Welsh Government's Rural Housing Enabler project indicates that 40% of rural households spend more than 30% of their income on housing.
The 182-day rule, which requires holiday lets to be available for rent for at least 182 days per year to qualify for business rates, also impacts rural housing availability. While it supports tourism, it can reduce the availability of long-term rental properties for local residents. CLA Cymru advocates for a more flexible approach that balances the needs of the tourism industry with local housing demands.
"Adopting planning reforms similar to Clarkson's Clause in Wales could be transformative for our rural communities. By allowing more flexible use of agricultural buildings, we can significantly increase the supply of affordable housing and support local economic diversification."
The experiences of James Owen at Ralph’s Cider and the insights from CLA Cymru highlight the critical need for planning reform in Wales. By adopting measures similar to Clarkson's Clause, Wales can unlock the potential of its rural economy, supporting both business growth and community development while maintaining its commitment to environmental sustainability.
CLA Cymru remains steadfast in its mission to advocate for the needs of rural Wales, ensuring that the voices of farmers and rural business owners are heard and considered in policy development.
For more information and to get involved, please contact CLA Cymru at wales@cla.org.uk.
