I have considered the broad principles of the
NPPF in my BLOG at:
I now consider the
document in a more specific manner related to various subject areas. I look
first at development in rural areas.
The full NPPF document can be found at the
link below. The numbers in brackets refer to the relevant paragraph in the
NPPF.
The Draft NPPF contained one short paragraph
regarding development in rural areas and this was rather bland and
inconclusive. The final Document is a little more helpful.
1. One of the Core
Principles is to take account of the different roles and character of different
areas, promoting the vitality of our main urban areas, protecting the Green
Belts around them, recognising the intrinsic character and beauty of the countryside
and supporting thriving rural communities within it. (17)
Another Core Principle is to: promote mixed
use developments, and encourage multiple benefits from the use of land in urban
and rural areas, recognising that some open land can perform many functions
(such as for wildlife, recreation, flood risk mitigation, carbon storage, or
food production)
This is a largely unchanged position from that
previously established in Planning Policy Statement 7. The countryside is generally
protected, with emphasis on ensuring viable communities; a requirement which may
involve development.
2. A sequential test is
required for ‘Town Centre’ uses (which include office and hotel uses) but there
are exceptions for small scale rural development.
The sequential approach requires applications
for main town centre uses to be located in town centres, then in edge of centre
locations and only if suitable sites are not available should out of centre
sites be considered. When considering edge of centre and out of centre
proposals, preference should be given to accessible sites that are well connected
to the town centre.
3. The NPPF states: This
sequential approach should not be applied to applications for small scale rural
offices or other small scale rural development. (25)
This is a helpful statement that addresses the
problems encountered over many years under PPS7 where otherwise beneficial conversion
of rural buildings to workspace has been declined on the grounds of the sustainability
of the location. Whilst this may remain an issue in the most remote of locations
the NPPF does not maintain the rather blanket limitation. Having been involved
in securing planning approval for many workspace schemes over the years ( see www.ruralworkspace.co.uk ) this wording
will prove very helpful when combined with the more positive approach to
economic development required by the Framework.
4. Section 3 of the NPPF
supports a prosperous rural economy. The document states:
28. Planning policies should
support economic growth in rural areas in order to create jobs and prosperity
by taking a positive approach to sustainable new development. To promote a
strong rural economy, local and neighbourhood plans should:
● support the sustainable
growth and expansion of all types of business and enterprise in rural areas,
both through conversion of existing buildings and well designed new buildings;
● promote the development and
diversification of agricultural and other land-based rural businesses;
● support sustainable rural
tourism and leisure developments that benefit businesses in rural areas,
communities and visitors, and which respect the character of the countryside.
This should include supporting the provision and expansion of tourist and
visitor facilities in appropriate locations where identified needs are not met
by existing facilities in rural service centres; and
● promote the retention and
development of local services and community facilities in villages, such as
local shops, meeting places, sports venues, cultural buildings, public houses
and places of worship. (28)
5. The transport system needs to be
balanced in favour of sustainable transport modes, giving people a real choice
about how they travel. However, the Government recognises that different
policies and measures will be required in different communities and
opportunities to maximise sustainable transport solutions will vary from urban
to rural areas. (29)
This position is reinforced further in the
document. Plans and decisions should ensure developments that generate
significant movement are located where the need to travel will be minimised and
the use of sustainable transport modes can be maximised. However this needs to take
account of policies set out elsewhere in this Framework, particularly in rural
areas. (34)
The vast majority of rural areas have a poor
public transport system available at best and certainly nothing comparable to urban
areas. Therefore planners will have to have regard to the problems of achieving
the sustainable transport aims of the Framework when considering proposals that
satisfy other aspirations, particularly the creation of jobs and prosperity in
the countryside.
6. To promote sustainable
development in rural areas, housing should be located where it will enhance or
maintain the vitality of rural communities. For example, where there are groups
of smaller settlements, development in one village may support services in a
village nearby. Local planning authorities should avoid new isolated homes in
the countryside unless there are special circumstances…(55)
The NPPF retains the general presumption
against isolated residential development except in defined circumstances that
include agricultural need and perhaps where exceptional design is involved.
7. In
rural areas, exercising the duty to cooperate with neighbouring authorities, local
planning authorities should be responsive to local circumstances and plan
housing development to reflect local needs, particularly for affordable housing,
including through rural exception sites where appropriate. Local planning
authorities should in particular consider whether allowing some market housing
would facilitate the provision of significant additional affordable housing to
meet local needs. (54)
There has been a real problem in delivering
rural housing and exception sites have rarely achieved success because of
economic limitations. The opportunity to cross-subsidise the delivery of
affordable housing with some market housing will be a welcome boost to otherwise
undeliverable schemes.
8. Green Belt policies remain
in place and these include assisting in safeguarding the countryside from
encroachment (80)
As noted in my previous Blog the Green Belt
remains sacrosanct in development terms. Equally, there is continuing
protection for SSSI’s AONB’s and other important wildlife and environmental areas.
9. The Framework encourage
the effective use of land by reusing land that has been previously developed
(brownfield land), provided that it is not of high environmental value; (17)
Previously developed land means: Land which is or was occupied by a permanent structure,
including the curtilage of the developed land (although it should not be assumed
that the whole of the curtilage should be developed) and any associated fixed
surface infrastructure. This excludes: land that is or has been occupied by agricultural
or forestry buildings; land that has been developed for minerals extraction or
waste disposal by landfill purposes where provision for restoration has been
made through development control procedures; land in built-up areas such as
private residential gardens, parks, recreation grounds and allotments; and land
that was previously-developed but where the remains of the permanent structure
or fixed surface structure have blended into the landscape in the process of
time.
Previously developed land DOES NOT therefore
include redundant farmyards.
10. Local planning authorities
should take into account the economic and other benefits of the best and most
versatile agricultural land. Where significant development of agricultural land
is demonstrated to be necessary, local planning authorities should seek to use
areas of poorer quality land in preference to that of a higher quality. (112)
Whilst not specifically related to land
quality grading the implication remains that the highest grading of
agricultural land is likely to be protected to a greater degree (i.e. grade 1,
2 and 3a) than other areas. However, note from 9 above that even brownfield
land that has returned to a natural state is now protected by exclusion from
that designation.
I've been here before; appearing at over 40 Local Plan Inquiries
and making written representations for many more, most recently in
relation to the Isle of Wight Core Strategy, where the Inspector accepted my
submissions and made significant beneficial alterations to the finally adopted
Plan.
If you require further information in relation to the NPPF and its
implications for your business then please contact me at:
The full NPPF document can be found at:
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