The Planning Timeline Problem

It can take longer than you might think to obtain the relevant consents allowing you to build your project and that’s before taking into account lead in times for contractors.

Depending on what you have planned you might be able to use permitted development rights or alternatively need to go down the full planning route. Depending on the application type this might have a 4, 8, 13 or even 16 week statutory determination period for the local authority to reach a decision. This does not include the validation period where the Council will check all the required documents have been submitted. A local authority may request an extension of time to reach their decision and there can be further delays if the decision needs to go to planning committee or appeal.

It can potentially take longer to prepare the application with drawings, supporting documents and any third-party surveys all having their own lead-in and turnaround times. Specialist third party reports such as ecology, drainage and emissions reports can be especially time hungry and only have certain annual survey windows.

A planning consent is often subject to conditions that will need to be discharged prior to or during construction. This can be additional surveys and reports or confirmation of details such as materials choices. These conditions will require an additional application to discharge these conditions which will have another 8-week determination deadline. Some projects may then require building regulations approval adding additional time but this can be done alongside any discharge of conditions application.

All of this means that if you are planning a project in 2027, now is the time to start getting consents in place. Contact the Howie Kent & Co team to discuss this further.

Arable

2026 has been a difficult farming year for most with another exceptionally dry growing season seriously hurting yields. Straw which may have been seen as a byproduct in previous years is now becoming increasingly valuable commodity and one worth protecting to maintain best value.

If you are considering a new straw shed fire risk should shape the siting from the outset, with clear access for emergency vehicles and sensible separation from other building. It is also worth considering fire breaks between buildings by extending yards.

Straw also needs airflow to avoid heating and spoilage and it’s worth planning the eaves height around your loader’s actual reach to maximise capacity. Another point to consider is bay width and working to bale dimensions rather than opting for the standard 15 or 20 foot options.

It takes time to secure consents and complete building work so now is the time to prepare for next years harvest.

Livestock

Calf values are at historically high levels and whether you are selling or buying it is more important than ever that calf housing is fit for purpose. Light, well-ventilated and draft free buildings are key to calf health and now might be the time to think about improving buildings to maximise returns. This could be through alterations to existing buildings or creating purpose-built new calf rearing sheds.

Along with improving calf heath a new building potentially creates additional alternative use opportunity with the now redundant former rearing buildings. This does not necessarily need to be extensive conversion works and can be a relatively simple change of use to commercial.

If you are considering new livestock buildings or have redundant buildings that you are not sure what to do with get in touch with the Howie Kent & Co team to discuss what options might be available.

Fertiliser Storage

Fertiliser is a valuable commodity yet is often stored on pallets at the back of the workshop or tucked into a spare bay in the straw shed. What many farmers don’t realise is that doing so may breach storage regulations and invalidate their insurance.

Fertiliser storage sits under its own regulatory layer, separate from planning permission, particularly for ammonium nitrate, which carries specific storage and separation requirements.

HSE guidance sets out the practical detail. A few things to check:

• Stack bags no more than 3 high, in stacks of no more than 300 tonnes, with at least a 1 metre gap between stacks
• Fertiliser must be kept well away from fuel, chemicals, and combustible materials like straw and hay — and separated from other substances such as urea, pesticides, and lime
• A sound, impermeable base is essential — both for stock protection and environmental compliance
• Security and access control matter too, given ongoing concerns around fertiliser theft and misuse — outdoor stacks should be on a level, fenced, secure site
• No naked flames or smoking anywhere near the store

Before your next load of valuable fertiliser is delivered, it’s worth asking: is your current store actually fit for purpose — and does it meet all requirements?