Do aircraft hangar buildings require planning permission?

Aircraft hangar buildings usually require planning permission in the UK. The local planning authority will assess the proposed use, siting, scale, appearance, access and effect on neighbouring land before deciding whether development can proceed. A limited permitted development route may be available for certain agricultural buildings, but an aircraft hangar is not automatically exempt simply because it is located on agricultural land.

The first issue is the proposed use of the building. A hangar used to store, maintain or operate aircraft is generally treated differently from a conventional agricultural building used for machinery, livestock or crop storage. If the building is genuinely required for an agricultural purpose, agricultural permitted development rights may be relevant. If it is intended for private aviation, commercial aviation, aircraft maintenance or an airfield-related activity, a full planning application is more likely to be necessary.

Permitted development rights for agricultural and horticultural buildings are subject to conditions and limitations under the applicable planning legislation. These can relate to the size and form of the building, the location of the agricultural unit, the nature of the agricultural operation and whether the development is reasonably necessary for agriculture. Some proposals require the local authority to review matters such as siting, appearance, access and environmental effects before work begins. This is commonly known as a prior approval process; it is not a general exemption from planning control.

Using an agricultural permitted development right for a hangar that is primarily intended for aviation could lead to enforcement action. The authority may consider the actual use of the building, not only the description given on the application or drawings. A clear statement of the proposed use, ownership arrangements, access requirements and relationship with any existing airfield or agricultural enterprise is therefore important.

A full planning application is particularly likely to be needed where the hangar:

• is located on a private airfield, aerodrome or land associated with aviation;
• will support aircraft storage, flight operations, repair, maintenance or commercial activities;
• is a replacement, extension or change of use that falls outside the relevant permitted development rights;
• is positioned in a sensitive landscape or close to residential properties;
• could affect highway safety, public rights of way, drainage, ecology or neighbouring amenity; or
• is within a conservation area, Green Belt, National Park, Area of Outstanding Natural Beauty or another specially controlled location.

The planning authority will examine more than the steel frame and cladding. The assessment can include the visual impact of the building, its distance from boundaries and homes, aircraft movements, noise, lighting, hardstanding, fuel storage, surface water drainage and the effect of construction traffic. The authority may also consider landscape character, heritage assets, protected species, flood risk and the cumulative effect of other buildings or aviation activity on the site.

Permitted development rights can be restricted or removed by local planning policies, planning conditions, Article 4 directions or the history of the site. Listed buildings and land in designated areas can have additional controls. A previous permission may also contain conditions limiting the use of an existing building or requiring particular materials, landscaping or access arrangements. These matters should be checked before relying on an exemption.

The usual process is to confirm the planning history and site designations, define the proposed use, and discuss the principle of development with the local planning authority if there is uncertainty. A formal application may then require location and block plans, proposed elevations, floor plans, a site section, access details, drainage information and supporting planning statements. Depending on the site, the authority may request assessments covering ecology, trees, heritage, highways, landscape, noise or flood risk.

Planning permission is separate from Building Regulations approval. Permission controls whether the development is acceptable in land-use and environmental terms, whereas Building Regulations deal with technical matters such as structural stability, fire safety, drainage, ventilation and accessibility. A hot rolled steel frame, large aircraft door, suspended equipment or storage of fuel and machinery may all affect the technical design, even after planning permission has been obtained.

Where the position is unclear, an application for a lawful development certificate can sometimes establish whether an existing or proposed use falls within permitted development rights. This certificate does not grant planning permission for a use that requires it, so the evidence must support the claimed lawful use and development route.

Do not start groundworks or order a building on the assumption that agricultural land makes the project exempt. The consequences of getting the planning route wrong can include an enforcement notice, alteration or removal requirements, difficulty obtaining finance or insurance, and restrictions on selling or using the property. Buildings UK Ltd can incorporate planning elevation drawings into a bespoke design package, giving the planning authority a clear representation of the proposed hangar before fabrication is finalised.