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Alister Smith, Head of Planning and Design at Stags, explains what the Government's latest planning policy changes could mean for landowners, farmers, rural businesses, and those considering development in the countryside.
The Government has published a new National Planning Policy Framework (NPPF), setting out how planning decisions should be made across England.
While national planning policy can often seem complex, the latest changes may have important implications for those living and working in rural areas. The revised framework places an even stronger emphasis on supporting sustainable development and could create opportunities for a wider range of projects in the countryside.
For landowners, farmers, rural businesses, and property owners, the key message is that the new policy appears to take a more positive view of appropriate development in rural locations than previous versions of the NPPF.
The National Planning Policy Framework is the Government's guide for local authorities when deciding planning applications.
The latest version introduces an even stronger presumption in favour of sustainable development. In simple terms, this means planning authorities are expected to take a positive approach towards proposals that deliver social, environmental, or economic benefits and comply with planning policy.
This could be particularly significant in rural areas, where development proposals have often faced challenges due to their location outside recognised settlement boundaries.
One of the most notable aspects of the updated NPPF is its approach to development outside towns and villages.
The new policy identifies several types of development that may be supported in the countryside, provided any harm does not outweigh the benefits of the proposal.
These include:
Agricultural, horticultural, and forestry developments;
Rural businesses and services, including tourism enterprises;
The reuse, extension or replacement of existing buildings;
The redevelopment of previously developed land; and
Limited infill development within existing groups of houses.
For many rural property owners, this provides a clearer indication that development in the countryside can play an important role in supporting local economies, creating jobs and helping meet housing needs.
Another potentially important change relates to the definition of a "settlement".
The revised NPPF includes a broader definition of what may constitute a settlement and does not rely solely on locations identified in development plans. This could be particularly relevant in parts of the South West, where some larger villages are not currently recognised as settlements for planning purposes despite having a range of existing homes and services.
Although it remains to be seen how individual councils will interpret this change, it could offer greater flexibility in some rural locations where development opportunities have previously been restricted.
The updated NPPF should also be considered alongside Policy HO11, which deals with isolated homes in the countryside.
This policy continues to recognise that there are circumstances where a new home in a rural location may be justified.
Planning permission may be supported where:
There is an essential need for a rural worker to live near their place of work;
Development helps secure the future of an important heritage asset;
A redundant or disused building is being brought back into use;
An existing house is being subdivided into additional dwellings; or
A proposal involves an exceptionally high-quality design that enhances its surroundings.
For those considering a countryside property project, this remains an important route to securing planning permission where the necessary criteria can be demonstrated.
The changes may encourage local planning authorities to take a more positive approach to certain forms of rural development.
This could include:
Converting redundant agricultural buildings;
Diversification projects that create new income streams;
Tourism and leisure developments;
Redevelopment of previously developed sites; or
Carefully considered rural housing proposals.
While every planning application will continue to be assessed on its individual merits, the new policy framework appears to recognise more clearly the contribution that rural areas can make to economic growth, housing delivery, and sustainable development.
The full impact of the changes will become clearer as Local Planning Authorities begin applying the revised policies to planning applications.
However, for those who may have previously been told that a site was unlikely to gain planning permission because of its rural location, now could be a good time to seek professional advice and review the opportunities available.
Stags' Planning team works with landowners, farmers, rural businesses, and developers across the South West to secure planning permission for a wide range of rural projects.
Whether you are considering a barn conversion, farm diversification scheme, rural business expansion, or a potential housing development, our specialists can help assess how the new planning policy changes may affect your proposals.
To discuss your land or property, contact Stags Professional Services on 01823 653424 and speak with a member of our Planning team.
