The short answer to BNG for agricultural buildings is “sometimes”. In England, Biodiversity Net Gain (BNG) is now mandatory for most new developments. But many agricultural buildings are delivered under permitted development rights, and those are exempt from the BNG duty. The detail matters, so read our short guide to BNG on agricultural buildings to find out more… and see how we can able to help maximise the value of your farmland.
When BNG applies on farms
If your agricultural building needs full planning permission (for example, because it exceeds permitted development limits, sits in a sensitive location, or doesn’t meet the criteria in Part 6 of the GPDO), you’ll normally need to deliver a minimum 10% Biodiversity Net Gain and submit a Biodiversity Gain Plan before starting on site.
This requirement has applied to major development since 12 February 2024 and small sites since 2 April 2024, as per the Government website. There’s also a narrow “de minimis” exemption from BNG: where your proposal does not affect any priority habitat and impacts less than 25m² of onsite habitat or less than 5m of linear habitat (such as hedgerow), BNG is not required. Authorities will expect clear evidence if you rely on this route.
When agricultural buildings are exempt from BNG rules
BNG does not apply to development that is granted by a development order, for example when with permitted development rights (such as many agricultural buildings under the GPDO, often via prior approval). If your shed, grain store or livestock building is genuinely PD, the BNG duty doesn’t bite. Government guidance is explicit on this point.
Other exemptions exist (for example, very small impacts under the de minimis threshold or works forming part of a designated high-speed rail scheme), but these are not typical for standard farm buildings. Always check the fine print before assuming an exemption.
Practical takeaways for farmers and rural agents
Confirm your route to permission first. If you can lawfully use permitted development, BNG is not required. If you need full planning, plan for 10% BNG early.
Map habitats and quantify impact. Even small tweaks to siting such as avoiding a short stretch of hedge or an area of species-rich grassland, could move you development into (or out of) the de minimis exemption.
Don’t degrade habitats pre-application. Rules prevent gaming the baseline; LPAs can treat the pre-development value as the higher evidenced state if degradation occurred.
How Intelligent Land accelerates decisions (and uplifts)
Most applicants lose time (and value) debating whether BNG applies. Intelligent Land’s Land Value Accelerator™ (LVA Method™) resolves this within 24 hours in many cases:
- Review Planning Permissions: We confirm whether your agricultural building sits within permitted development (BNG exempt) or needs full consent (BNG required), including any constraints.
- Undertake Research: Rapid, site-specific ecology, BNG and planning checks (BNG baselines, priority habitat risk, local policy) to see where it’s possible to maximise the land value.
- Scenario Testing: AI-driven options to re-site, resize or re-spec the building to avoid BNG, fit the de minimis window, or, where BNG is unavoidable, to hit 10% at lowest cost – on-site, off-site, or via credits.
Result: fewer surprises, faster approvals, and in many cases could see a £1m+ value uplift by reframing constraints into opportunity. Land Value Accelerator™ – Unlocking Hidden Millions. Black-Box Insights, White-Glove Results.
Bottom line
BNG is required for agricultural buildings only when full planning permission is needed (and no exemption applies). However, BNG is not required for permitted development agricultural buildings delivered under a development order (including prior approval routes).
The de minimis exemption can help, but it’s tight and evidence led.
If you need absolute clarity on your scheme and seek the quickest path to consent, then speak to Intelligent Land. We’ll run the LVA Method™ on your agricultural site and unlock hidden millions while keeping BNG risk, cost and delay to a minimum.
