Agritourism has become a major force in sustaining the future of farms and estates across Scotland, playing an ever more important role in our fragile rural economies.
With the right vision - and proper planning - the opportunities are huge, whether you want to create an on-farm visitor attraction or become a holiday destination in your own right.
Scotland’s farms and crofts welcome in excess of 1.5 million visitors every year, with hopes of that number increasing to two million by 2030.
Earlier this year, the trade group Scottish Agritourism released its latest Go Rural map, highlighting the working farms and crofts which people can visit to enjoy the countryside, get outdoors and experience food and drink directly from a farmer. It listed 217 venues - up from 135 in 2022.
All of that highlights why many landowners are keen to have tourism in their diversification portfolio.
But, anyone who’s been following Jeremy Clarkson’s challenges at Diddly Squat will appreciate the need to ensure you have all of the legal protections in place.
There is, though, good news in Scotland.
Permitted Development Rights (PDRs) allow minor developments or changes, such as erecting, extending or improving certain buildings without the need to submit a full planning application.
So long as a building had a solely agricultural use prior to 4 November 2019 - and is not listed or located on croft land - it can be converted for ‘flexible commercial use’, which could include shops, food and drink businesses and ‘non-residential institutions’. Listed buildings are not included and work in relation to those must be carried out in consultation with your local council and may require listed building consent.
Depending on your current use and intended use of your land and buildings you may need to consider whether you need planning permission for change of use.
If you are planning to open a shop or cafe - perhaps to showcase some of your produce - food and beverage venues legally require licensing from councils in various forms – from environmental health to premises licences for the sale of alcohol. From a practical perspective, beware of seasonality. Cafes and gift-type shops or galleries in rural areas often close in the winter months so it is worth considering viability during the low season, especially if you want income year-round.
Success may mean you have to expand production. If polytunnels are needed for fruit and vegetables, you may require planning permission, depending on their size. If you go down the visitor-pulling pick-your-own route you would also be wise to think about parking and access to fields and toilets.
To benefit from staycations, you do not necessarily need to have a vacant cottage on your land to benefit (though, if you are using one you would be wise checking with your council as regards its licensing rules for short-term lets).
Glamping pods are an easier and cheaper option and can be relatively low maintenance.
One important consideration will be whether you need planning permission. Permission is required for ‘permanent’ structures and may also be required if you are considering a camp site with multiple pods.
You might already have a place for people to stay or visit and want to bring in some animals as an added attraction.
Please plan carefully. Owning livestock brings obligations in terms of animal welfare and the disposal of waste. The title deeds to your property may also have restrictions on the raising of animals or other uses, so check before buying.
Walking with alpacas has become popular. Some owners offer them for weddings and other events, as well as their visual appeal. If you do keep alpacas, pay attention to the duties of care placed on owners by the Animal Welfare Act 2006. It’s worth checking that same Act as regards any other “attraction animals” you are considering.
Speaking of events, if you want to create a “venue” on your land - perhaps for celebrations or outdoor pursuits, again make sure you have the necessary licences.
Exciting options are emerging. A few checks can ensure they are not derailed or delayed.
Eilidh Robertson is an Associate in the Rural Services team at legal firm Lindsays, which works with landowners across Scotland
