Do farm buildings need a building warrant in Scotland?

Planning permission and building warrants are two different things, and farm buildings in Scotland have their own rules for each. Plenty of farmers know about prior notification for planning but get caught out by the building warrant. Here's how it works.

Planning vs building warrant

• Planning decides whether a building should go there, and what it looks like. Many new farm buildings can use Class 18 permitted development, with a prior notification to the council first. Read our planning guide for agricultural buildings.
• A building warrant is about the building being safe and meeting the Building (Scotland) Regulations 2004: structure, fire, access and so on.

Getting through prior notification doesn't mean you don't need a warrant, and the other way round.

The agricultural exemption

Schedule 1 of the Building (Scotland) Regulations 2004 exempts some buildings from the regulations entirely, including many agricultural buildings. According to the Farm Advisory Service, agricultural buildings on agricultural land in Scotland are exempt from needing a building warrant except:

• Buildings over 280m² in area
• Buildings close to a boundary: within 6m of a boundary, or a distance equal to the building's height, whichever is less
• Buildings used as a dwelling, residential building, office, canteen or visitor centre
• A dungstead, slurry or farm effluent tank

So a modest single-storey machinery shed well away from the boundary may not need a warrant. A large cattle court or grain store usually will.

Why 280m² catches people out

280m² is about 16.7m × 16.7m, or 12m × 23.3m. That's smaller than a lot of modern farm buildings. A typical general-purpose shed for machinery, a cattle court or a grain store can easily be bigger.

If you're planning to extend an existing building, check whether the extended building goes over the limit.

What the warrant involves

If you need a warrant, your application to the council's building standards team (through the eDevelopment portal) will usually include:

• Drawings: site plan, floor plan, elevations and sections
• Structural calculations for the frame, foundations and slab, from an engineer
• Fire and means of escape information, where relevant
• Drainage details

The Farm Advisory Service says a building warrant application typically takes 6 to 8 weeks to process. Build that into your programme. You also have to tell the council when work starts and when it's complete, and submit a completion certificate at the end.

Buildings that are often not exempt

• Large grain stores, cattle courts and general-purpose sheds over 280m²
• Buildings with a farm office, canteen or toilets for staff
• Farm shops and visitor buildings
• Slurry stores and dungsteads
• Buildings close to a neighbour's boundary
• Equestrian buildings: horses kept for riding aren't usually treated as agricultural, so the exemption may not apply. See equestrian buildings.

Slurry and silage: SEPA too

Slurry stores and silage pits have their own rules under SEPA's regulations. You must tell SEPA at least 30 days before starting work on a new store or pit, and an engineer must be involved in the design.

Check before you build

The exemption is a technical test, and councils can interpret details differently. Before you commit:

1. Check the building's size, height and distance to every boundary.
2. Check what the building will be used for, including any office or welfare space.
3. Ask your council's building standards team if you're unsure.

We do this as part of the design stage on every farm building we price.

FAQs

Do farm sheds need a building warrant in Scotland?

Many don't. Agricultural buildings are exempt unless they're over 280m², close to a boundary, used as an office, canteen or similar, or are a slurry or effluent store.

Does prior notification cover the building warrant?

No. Prior notification is part of the planning system. The building warrant is separate.

How long does a building warrant take for a farm building?

The Farm Advisory Service says 6 to 8 weeks is typical.

Do I need a warrant to extend a farm shed?

You might, if the extended building goes over 280m² or the extension brings it close to a boundary.

Do equestrian buildings need a warrant?

Possibly. Riding horses isn't usually treated as agricultural, so check with your council.

Get a price for your building

Send us the farm postcode, what the building is for and a rough size. We'll check the planning and warrant route as part of the price.

Get a price