Michael Holmes, Homebuilding & Renovating Show expert, predicts five planning led trends for 2025 that will influence anyone looking to build their own home.
Rush to Convert Rural Barns
The deadline for converting redundant metal and concrete frame barns into very large homes under Class Q (formerly Class MB) is approaching at the end of May 2025, prompting a likely rush to secure prior approval. Once approved, projects up to 465 m² must be completed within three years. Introduced in 2014, the scheme – which applies only to England and excludes National Parks, Areas of Outstanding Natural Beauty and Conservation Areas – has enabled up to 20,000 new homes in the countryside where permission would normally be refused unless required for agricultural needs.
From May 2025, the scheme will allow up to 1,000 sq m of redundant farm buildings to be converted, creating up to ten new dwellings, with individual units having a maximum floor area of 150 m². Buildings must have been in agricultural use on 20th March 2013 and be structurally suitable for conversion. Changes include allowing single-storey rear extensions up to 4m as part of the change of use (subject to conditions).
High Street Transformation
2025 heralds significant changes for England’s high streets as retail closures create residential conversion opportunities under permitted development rights. Class M has already enabled around 3,500 residential conversions since 2013, with the trend accelerating.
The retail sector’s dramatic shift since the pandemic saw over 17,000 chain store closures in 2023. Under permitted development rights, Class E shops can be converted to residential use through streamlined prior approval. The 1,500 sq m size limit per building enables creation of multiple dwellings, typically one and two-bedroom flats.
Building Upwards
A significant wave of ‘top-up’ developments is anticipated across England as expanded permitted development rights for upward extensions include pre-1948 buildings. The scheme allows up to two additional storeys on existing blocks of flats, commercial and mixed-use buildings, subject to a 30-metre overall height limit.
Garden Annexes
Multi-generational living solutions through garden annexes are expected to surge. Under current rules, outbuildings can cover up to 50% of the garden area, with maximum heights of 4 metres for dual-pitched roofs or 3 metres for buildings within 2 metres of boundaries. These supplementary spaces must remain ‘incidental’ to the main house.
Self-Build & Replacement Dwellings
The Right to Build reforms could revolutionise plot availability through enhanced digital platforms and stricter local authority compliance. Meanwhile, proposed changes to demolition and rebuild rules may allow replacement of post-1990 buildings under permitted development rights, with greater footprint flexibility.
These changes align with the government’s push towards housing delivery and sustainability, creating unprecedented opportunities for those seeking to create or substantially modify their homes in 2025.
To attend the Homebuilding & Renovating Shows visit www.homebuildingshow.co.uk. The next events take place in Farnborough from 18-19 January and in Birmingham from 20-23 March.