Historically agricultural workers cottages are located at the end of the farm drive to enable team members to walk to work and be on hand when required; however with the ever increasing competitive market for employing people and farms increasing in size a vacant cottage isn’t always available.
The reason for this post is to provide an insight to how you can go about obtaining an additional dwelling on a farm holding. There is of course the issue of being able to fund the building of the property, however before that you will require planning permission (which can be tricky) depending on the planning policy of your local Council.
What is an agricultural workers dwelling and why does it matter?
An agricultural workers dwelling can be a house, cottage, bungalow or barn conversion that has a connection to an agricultural holding, that is specifically that the occupant to be mainly employed in agriculture.
There is no definition of an agricultural holding it could be an intensive broiler farm on 3 acres or a large dairy farm on 600 acres. The main definition is in relation to “agriculture”; for more recent applications, agriculture includes horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur, or for the purpose of its use in the farming of land), the use of land as grazing land, meadow land, osier land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes, and “agricultural” shall be construed accordingly.
The reason why an “agricultural workers dwelling” matters is that in most cases it will result in planning permission being granted on a site that is in a rural/ agricultural location that in normal circumstances would not obtain planning permission for a residential dwelling.
How to get planning permission for an agricultural workers dwelling?
With all planning applications, the proposal must meet both national and local planning policy. Local planning policy will determine the Council’s rules and requirements on what basis an application would be supported. In past national planning policy, there were specific requirements that an application for an essential rural workers dwelling must meet to be supported. These are outlined below because although despite no longer in planning policy, these criteria are often the basis of an application:
- There is a clearly established existing functional need for an additional worker to live permanently at the site.
This does not mean, that you just want to have an additional dwelling you must prove from a functional point of view that there is a requirement. Detailing the day to day activities and what takes place on the farm can demonstrate why there is a need for an additional worker to live permanently on the farm. Animal welfare and travel time maybe part of the justification for living on site.
- The need relates to a full-time worker, or their primary employment as a rural worker, and does not relate to a part-time requirement.
The simplest way demonstrating that the need relates to a full time worker is to calculate the ‘standard man days’ using books such as ABC costings that provide the number of days an animal requires in relation to labour. Please see some examples below.
400 cow dairy unit
Dairy cows = 3.75 standard workdays per cow x 400 = 1500 work days/ 275 (standard man days) = 5.45 (6) full time workers
100 suckler cow unit
Suckler cows = 4.75 standard workdays per cow x 100 = 475 work days/ 275 (standard man days) = 1.7 (2) full time workers
If there is already accommodation for two workers, then of course the requirement must be higher than two full time workers.
- The unit and the rural land based activity concerned have been established for at least three years, have been profitable for at least one of them, are currently financially sound and have a prospect of remaining so.
To demonstrate the farming business has been trading for three years, trading accounts will be required, demonstrating that at least one of those years was profitable. In some cases, a three year budget can assist with proving the business is viable for the future.
- The functional need could not be fulfilled by another existing dwelling on or near to the site, or any other existing accommodation in the area which is suitable and available for occupation by the worker(s) concerned;
In this instance proving there is no other accommodation that is in close proximity or affordable can assist. If there was a reasonably priced cottage for sale on the open market at the end of the farm drive, this may be difficult to prove. In some circumstances it could be suggested that traditional buildings could be converted but on most farms these are located in the centre of the yard and either still used or are too dangerous with no garden area.
- The size and siting of the dwelling is commensurate with the established functional requirement and well-related to existing buildings or other dwellings.
This is to ensure that a dwelling is in proportion to the size of the holding and business and also located in a that meets the functionality, for example in sight and sound of the buildings, as opposed to on the top of a hill with a great view.
- Occupation of the dwelling will be restricted to persons employed in agriculture, forestry, or other land-based rural enterprise, or the widow or widower of such a person or any resident dependants.
As mentioned above this is on the basis that in normal circumstances a residential dwelling would not be granted planning permission in this location. It is also worth noting that an agricultural occupancy restriction (as detailed above) can reduce the value of the property by approximately 1/3.
Temporary agricultural workers dwellings
Where a new dwelling is essential to support a new rural based activity, whether on a newly created agricultural unit or an established one, it should, for the first three years, be provided by a caravan, or other temporary accommodation.
Proposals for temporary workers’ dwellings should satisfy all of the criteria for permanent rural workers dwellings set out above, with the exception of criterion three, requiring activity to have been established for three years.
A temporary agricultural worker’s dwelling is only permitted for 3 years, if the business wishes they can apply for a permanent dwelling after 3 years
TOP TIPS FOR APPLYING FOR AGRICULTURAL WORKERS DWELLINGS
- Ensure you start the ball rolling sooner rather than later, these applications can take a considerable amount of time
- Look at other similar applications in the local area to see what applications were refused or granted and see why
- Instruct a planning consultant who understands the farming business, without this an application will fail
- Be willing to negotiate on the size of the dwelling, start big and work down
- Keeping neighbours and the Parish Council on board; having their support is far better than them opposing your proposals
- Use external consultants such as vets or specialists who can assist by producing a robust planning statement
If you are considering a new agricultural workers dwelling on the holding or would like to know the best way forward, we would be able to assist. Obtaining planning permission for an agricultural workers dwelling is one of the most satisfying jobs we do. Please contact us on:
01829 423183