Since the
coming in to operation of the National Planning Policy Framework (March 2012)
my e-service helpline has been deluged with (well, has received quite a few) queries
asking about the opportunity to build new dwellings in the countryside.
“I have a field
with a derelict barn in it and want to build a four bedroom house with triple
garage and stabling”.
“I am thinking
of buying a small paddock and would like to build a house in one corner”.
That sort of
thing.
The hysteria
whipped up by those national organisations - who should have known better (you
know who you are) - that the NPPF would open the flood gates to rampant and
uncontrolled development in the countryside, simply encouraged people to
believe that this would in fact be the case.
Nothing could
be further from the truth. In my opinion this deliberate misrepresentation of
the intended position actually drew in the horns of policymakers to an extent
that potentially beneficial and otherwise uncontentious opportunities were also
excluded in the final draft.
Anyway, to help
all those who harbour desires to build that dream home in a leafy glade somewhere
in Britain’s green and pleasant land, far from the madding crowd (so to speak) here
are a few pointers based on the current planning policy position.
First and
foremost, nothing is going to change policy–wise at the local level any time
soon. Local authorities may continue to make development control decisions on
planning applications having regard to their ‘saved’ local plan policies for at
least 12 months; pending the introduction of Core Strategies and other Local
Development Framework documents. These saved policies will invariably include a
policy limiting residential development in the open countryside outside of a
settlement or defined development boundary. They simply reflect longstanding
national policy guidance.
The NPPF
provides specific guidance on the point too. Paragraph 55 provides that:
55. 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 such as:
● the essential need for a rural
worker to live permanently at or near their
place of work in the countryside; or
● where such development would
represent the optimal viable use of a
heritage asset or would be appropriate enabling development to secure
the future of heritage assets; or
● where the development would
re-use redundant or disused buildings and lead to an enhancement to the
immediate setting; or
● the exceptional quality or innovative
nature of the design of the dwelling.
Such a design should:
– be truly outstanding or
innovative, helping to raise standards of design more generally in rural areas;
– reflect the highest standards
in architecture;
– significantly enhance its
immediate setting; and
– be sensitive to the defining characteristics of
the local area.
I’m sure the
key sentence here will have stood out on its own. “Local planning authorities should avoid new isolated
homes in the countryside unless there are special circumstances…” So no unfettered residential
sprawl in the countryside then? You will have to justify any development
against special circumstances some – but not all - of which are listed in that paragraph.
What Can I do?
If there is
already a residential dwelling on the land that has not been abandoned (in
planning parlance) then securing permission for a replacement dwelling is
generally a good deal easier, given that the land use is already established.
Just don’t try to turn Mother Hubbard’s one bed cottage into a 25 bed mansion
unless you can provide sufficient justification against the ‘exceptional
quality’ test. This is essentially what was called the PPG7 or PPS7 house in
previous policy contexts. The same applies to putting a dwelling on open land.
The chances are slim to nil unless it is a ‘Grand Design’.
If you can
demonstrate sufficient ‘need’ related to a rural enterprise then this provides
another opportunity. However, although the old ‘functional and financial tests’
have been swept away, my opinion is that authorities are still going to apply
similar tests. How else can you justify need?
Heritage and
agricultural buildings that are redundant and suitable for conversion (i.e. without
punching too many holes in the structure) will be considered suitable, but look
out for the caveats.
As far as
heritage buildings are concerned the residential use has to be determined as
the optimal viable use OR would act as enabling development in relation to
other heritage assets. I have spent a deal of my time securing permissions for
just this sort of development and sustaining heritage assets (whether Listed or
not) is both worthwhile and achievable so long as you approach the application
in the right way.
For redundant
and disused buildings the requirements are generally that they can be converted
without too much alteration. Any scheme that effectively requires demolition
and/or substantial rebuilding is unlikely to be supported; unless perhaps this
would result in significant enhancement of the immediate setting. Either way
enhancement of the immediate setting is a pre-requisite. So an open-sided dutch
barn is not going to get you very far, but a decent stone or brick barn with
doors and window openings that can be adapted without too much external
alteration is likely to be more successful.
And what of the
future? My opinion is that few authorities will loose the opportunity to
replicate limiting policies in their emerging Local Plans. This is common sense
really and will help focus development in sustainable ways. However, the
ability to bring redundant buildings back into beneficial residential use is to
be supported and encouraged.
I have not
looked here at developments proposed in villages and defined settlements – that
is for another time.
If you are
looking to buy a rural idyll then make sure there is scope to fulfill the requirements
of the NPPF and any Local Plan policy. I’d recommend you secure planning
permission for your new abode first before buying (but make the contract
subject to planning of course).
If you have a
planning proposal you can contact me via the e-service at: http://www.ruralurbanplanning.co.uk/eservice.htm
A full copy of
the NPPF can be found on my website at:
