BUILDING A HOUSE ON AGRICULTURAL LAND

It might look like the perfect plot with enviable views of open fields and an idyllic countryside location, but just how easy is it to construct your new home on farmland? Our expert shares his advice

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For many self-builders, the idea of swapping the hustle and bustle of urban life for the peace and tranquillity of rolling green fields, fresh air and endless views is very appealing.

And if this is your dream, when you start hunting for land to build on, it's not long before agricultural land pops up on your radar. Farmland is cheap, in plentiful supply and, on the face of it, full of potential. But there's a catch because agricultural land has development restrictions. So can you build a house on it? The answer is, not easily - and I'll aim to explain why in detail here.

WHAT EXACTLY IS AGRICULTURAL LAND?

Put simply, agricultural land is land used for farming crops, livestock or other forms of food production. Agricultural land is considered a vital national resource and planning policy is designed to protect it. It's graded from 1 (excellent) to 5 (very poor), with Grade 1 and 2 land considered 'best and most versatile' and is especially safeguarded. In practice, though, when most people talk about building on agricultural land, they're really talking about fields in the open countryside – cheap, scenic land far away from towns and villages, which is the crux of the problem.

Agricultural land almost always sits outside what planners call the 'settlement boundary'. These boundaries define the extent of settlements and are used to protect rural land and prevent urban sprawl. Land that sits outside of this line is designated as open countryside – and the rules for developing it are far stricter. Even if the land appears to be empty or unused, under planning policy the presumption is against residential development.

PLANNING PERMISSION REQUIREMENTS