Planning key to diversification

We are living in uncertain times. On an almost daily basis we are informed about the potential impacts of the Land Reform Act, Brexit, the forthcoming Planning Bill and the future of our digital economy, to name but a few issues.

There is no doubt that unprecedented levels of change and uncertainty exist, however change also provides opportunity with rural and land-based assets offering real prospects.

William Pollard once said that “without change there is no innovation, creativity or incentive for improvement. Those who initiate change will have a better opportunity to manage the change that is inevitable”.

His words certainly ring true in today’s economic and agricultural climate in which there are more and more opportunities available to make your rural assets work harder for you by delivering new revenue streams, innovation, security and longevity.

A wide range of diversification opportunities exist and are achievable, subject to specific site conditions. When considering diversification of rural or estate assets, it is important to assess a range of criteria, including the potential for change, market research, financial options and the planning framework.

In 2006 the Scottish Government published a guide to ‘Farm Diversification and Planning Permission in Scotland’, which states “if you propose to develop a project outwith mainstream farming, the possible need for planning permission has to be examined carefully”.

A planning feasibility study of existing assets and any proposed diversification uses is a good starting point to provide a bespoke assessment.

Understanding the planning constraints and opportunities available within the local and national context provides an informed approach whilst considering all potential diversification opportunities, before applying a range of criteria to assess the likelihood of a proposed development succeeding.

This approach can be supported by a range of other studies, including valuation of proposed uses, financial expectations and market demand.

A planning-led approach to assess the feasibility of diversification options is essential, as this will assess the economic, social and environmental factors that will ultimately impact any proposed diversification.

Information assessed by the feasibility study will ultimately inform and assist the creation of a robust strategy that will consider development aspirations whilst mapping the key stages involved in delivery. Ultimately, this approach will ensure that time delays are avoided, costs are saved, and the chances of a successful planning permission are maximised.

At the time of writing the winners of the Scottish Rural Awards have just been announced, and it is fantastic to see a number of finalists representing start-up businesses and diversification projects.

There is a wide variety of potential diversification opportunities available. Utilising unviable or under-used assets provides an opportunity to consider delivering individual or combined developments incorporating leisure, tourism, food and drink, commercial, energy and farm shops.

Permitted development (essentially permission to perform certain types of work without needing to apply for planning permission) is available for some uses (subject to the development proposed and local considerations).

More and more people are visiting our rural communities and increased visitor rates are a key driver in shaping change throughout Scotland.

Early planning input can help mitigate elements of risk and uncertainty regarding future investment opportunities and deliver diversification of your assets.

Mitigate uncertainty and initiate change by planning ahead.

Agriprofessional Alasdair Adey