Development Outside of a Settlement Boundary
A question we often get asked by our clients is ‘can I secure planning permission for a development outside of a settlement boundary?’ The planning process is not always clear, and the answer will vary depending on the individual circumstances of the site, what is being proposed and the area in which it is located.
A lot of our enquiries are for residential development outside of settlement boundaries and most planning policies will resist such development, but there are several circumstances where there may well be scope to secure a favourable planning permission. Please read on to find out more.
Five-Year Housing Supply
If a local planning authority has failed to supply enough housing land to meet its five-year housing land supply requirements.
In such circumstances, national planning policy dictates that each application should be considered on its merits in accordance with the presumption of sustainable development.
This could mean that if a site is not isolated and is in close proximity to an existing settlement, it could be developed for residential development, even if it falls outside of a settlement boundary.
Self-Build Housing
If a local planning authority has failed to provide enough self-build plots to meet an identified local need, then there may be an opportunity to promote a self or custom-build development outside of a settlement boundary.
Local planning authorities are required, under the Self-Build and Custom Housebuilding Act 2015, to grant enough suitable permissions for self-build plots to meet the need for those wanting to building their own home.
This requirement is separate from the five-year supply requirement.
Under such circumstances, if the site in question is otherwise sustainably located, even if outside of a settlement boundary, it could be suitable for development.
Some of our self-build projects can be found here.
Previously-Developed Land
National planning policy promotes the effective use of land which includes the development of previously-developed land or brownfield land for housing purposes, except where this would conflict with other policies.
This scenario could include, for example, the development of former employment and industrial sites outside of existing settlement boundaries. It could even include the redevelopment of an equestrian facility.
Replacement Dwellings
Most local planning authorities accept replacement dwellings regardless of their location.
The main area of policy constraint relates to the size of the new dwelling compared to one it will replace.
The allowance will vary between local planning authority areas.
Some of our replacement dwelling projects can be found here.
Re-use of Farm Buildings
A few years ago the Government introduced a permitted development right to allow the conversion of agricultural buildings to residential dwellings, which is subject to a prior approval process. This is often referred to as Class Q.
Some of the barn conversion projects we have worked on can be viewed here.
Rural Workers Dwellings
Where there is an essential need for a rural worker to live permanently at or near their place of work in the countryside, the planning process does allow exceptions to normal policy practices. This type of housing could be suitable for workers within, for example, agriculture, forestry, equestrian etc.
Some of the rural workers dwellings we have worked on can be found here.
Exceptional or Innovative Housing
New homes in isolated locations may be deemed acceptable where they are truly outstanding or innovative and reflect the highest standards of architecture.
Each case will need to be considered on its merits and it is strongly advised that a planning appraisal is undertaken early in the project planning to understand the opportunities and risks. Here at ADP we have an experienced team of planning consultants and architects who will be able to guide you through the planning process and advice on the development prospects for your site.
Other Development Options Outside of a Settlement Boundary
Whilst local planning authorities tend to resist residential development outside of settlement boundaries, there are other developemnt schemes they may be more likely to support, for example:
Buildings that promote the development and/or diversification of agricultural and other land based rural business.
The provision of facilities for outdoor sport, outdoor recreation, cemeteries and burial grounds and allotment.
Extension or alterations to existing buildings.
Replacement buildings.
Contact A D P To Discuss Your Out of Settlement Proposal
Do you have a development project that sits outside of a settlement boundary. Please contact one of our planning consultants to see how A D P can assist you through the planning process. You contact us at mail@adpltd.co.uk or use the form below:
