It is longstanding planning policy in both England and Wales that the countryside should be safeguarded from uncontrolled and sporadic development. This remains the central policy concerning residential development in the countryside.
In July 2010, the Welsh Government published revised planning policy concerning its approach to the development needs and aspirations of rural communities in a revised Technical Advice Note TAN6: Planning for Sustainable Rural Communities.
It has always been recognised that, within this policy of restraint, there are particular housing needs that can only be met through the provision of individual dwellings in the countryside; primarily these have related to the operational needs of farming and forestry, where an essential need for workers to live at or close to their place of work has been established.
As a consequence of a review, the scope of exceptions have been extended to a wider range of workers in rural enterprises. This extension applies primarily to land-related businesses which, directly or indirectly, need to be located in the countryside rather than in existing settlements.
One particular problem that has been identified by the Welsh Government concerns the passing-on of farm businesses to a younger generation in the context of an ageing agricultural community. In order to encourage younger people to take on farm businesses, particular provision has been made in this guidance note to allow for additional housing on existing farms to enable the transfer of management.
The purpose of this guide is to assist applicants and their advisers in outlining the nature of the Rural Enterprise Dwelling exemption; set out the process whereby proposals will be justified and assessed; provide practical advice relevant to planning applications; and indicate sources of assistance. This guide will also assist local planning authorities in the determination of Rural Enterprise Dwelling applications.
The scope of the new policy provision is as follows:
“--- qualifying rural enterprises comprise land related businesses including agriculture, forestry and other activities that obtain their primary inputs from the site, such as the processing of agricultural, forestry and mineral products together with land management activities and support services (including agricultural contracting), tourism and leisure enterprises.” TAN 6 paragraph 4.3.2
The five groups of enterprises which are covered by the new TAN 6 policy are therefore:
- agriculture and forestry;
- activities which obtain their primary inputs from the site;
- land management related activities;
- land related tourism and leisure; and
- support services related to rural-based activities
Local planning authorities may include a broader definition of qualifying rural enterprises in their development plans where this can be justified by specific local circumstances and evidence.
This is a valuable addition to Welsh Planning Policy which English policy makers would be well advised to adopt in the same way. The NPPF may appear to offer a more flexible approach, but the real issue will be its interpretation in LDF’s at the local level.
At a time when the rural economy is suffering as much if not more than urban areas, a more flexible but controlled approach to housing provision for rural businesses is very welcome.
The document can be found here:
http://wales.gov.uk/docs/desh/publications/111212redpracticeguideen.pdf
http://wales.gov.uk/docs/desh/publications/111212redpracticeguideen.pdf
or from the latest news section at www.ruralurbanplanning.co.uk
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