Rural planning permission: Rural Planning | Historic England

Planning Permission in Rural Areas — Baillie Baillie Architects

We work primarily on new homes within rural locations. However, in each council area in Scotland and England, there are various policies and land classifications which are in place to restrict, or in some cases to prohibit, new development outwith established and defined settlement areas. These include designations like Green Belt, Hinterland, Countryside or National Scenic Area.

In addition to these definitions, many rural sites may also have other classifications, such as Agricultural Land, Crofting Land or Native Woodland.

Sites falling within one or more of these categories will inevitably come with additional complexity in the planning process and in some cases, very particular criteria must be met to obtain approval. These constraints exist to safeguard the rural landscape from overdevelopment, which is an objective we share. However, we also believe that considered, contextually responsive new architecture can be sensitively integrated into the rural environment.

Success in achieving approval often requires some strategic thinking. The process also demands more care, consideration, and communication at key stages than typical planning applications. We prioritise early engagement with the planning authority, and articulate our design intent thoughtfully, tailoring our supporting information to address and align with key aspects of local policy. Often this takes the form of a comprehensive strategy document comprising site analysis, alternative design and siting strategies, diagrams, massing studies and visual impact assessments. We may also advise on the need for specialist reports such as tree surveys and habitat surveys.

In some cases planning approval is contingent on operation of a rural enterprise, or more generally in proving an economic benefit. For example, this may be a small-scale tourism business consisting of one or more rental units, or in small-scale food production to demonstrate appropriate land use. These approaches aren’t for everyone, but we’ve found that our clients are often already interested in a lifestyle which integrates well with some productive use of the land. In such cases, we can advise on what will be required to satisfy the local authority, such as agricultural needs assessments or an appropriate business plan.

The process isn’t always straightforward, and every council area has a different set of policies applying to sites which are outwith established settlements. Above all else, we would recommend working with an experienced, design-led architect who is familiar with understanding and interpreting the available options.

Some of our recent projects, such as House with a Cloister and Kepdarroch Farmhouse, have involved several layers of restrictive land classification. With careful thought given to both the design, as well as policy and legislation, we’ve successfully led our clients through the complex planning system.

When looking for a site, you should consider the following:

1. Is it within a defined existing settlement?

2. Is it within a cluster of existing houses? (usually 3 or more sharing one access road)

3. Will it require new access directly from a public road?

4. Is it agricultural land?

5. Is it designated croft land, or part of a crofting tenancy?

6. Is it in a ‘Green Belt’ or ‘Hinterland’? (usually rural areas around cities or major settlements)

7. Is there clear visibility in both directions from the main road access junction?

None of these necessarily mean you won’t be able to achieve planning, but depending on what area your land is in, some can be challenging. If you’re not sure, get in touch and we can give you some informal advice on which policies apply within your council area, and how they might impact your site.

Colin BaillieJuly 12, 2022Planning Permission, Rural Architecture, Rural, Planning, Planning approval, Green Belt, Countryside, modern house, Architecture, Architect Scottish Highlands, Sustainable Architecture, Architect Scotland, Architects Scotland, Architects Scottish Highlands, Modern House, Modern home design, Modern architect scotland, scottish rural architecture, scotland architect, scotland architects, highland architects, eco architect, eco architect scotland, sustainable architect scotland

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How can I get planning permission for a home on the land my uncle left me? – The Irish Times

I have been given a site in rural Carlow from my uncle whom I looked after for many years. He owned a farm which has been given to another. I am now retired and would love to build a house on this site but have been told by a local councillor that it is a case of “local needs only” in the particular area. As we already have a house and live in another county is there a chance that we may be able to get planning permission? The land in question was where my mother was born and reared and my uncle subsequently lived there until he died recently. I had been looking after him for many years and more recently almost permanently until he died. What are our chances, if any, of getting planning? There is no point in having the site really unless we can live there, which we would dearly love to do.

Thomas Acker writes: For anyone seeking to develop a rural site, there are a couple of planning-related issues which it’s a good idea to double check at the outset. The first thing to consider is the plot title and boundary. Is the plot well defined physically? Hedges and fences can prove contentious, and disputes can easily arise.

Secondly, is the plot suitable for development in terms of soil type, drainage and access? You should keep a written record of all discussions with neighbouring landowners – including the person to whom the farm was left – and check if there are any concerns or issues which need to be addressed. Issues with access for example can arise and it’s a good idea to communicate in an open manner and seek professional advice if required.

The Carlow Development Plan 2015-2021 Section 2.7.1 sets out the requirement for development of this type which would be broadly reflective of other counties in Ireland, ie you must be resident in the local rural area for a period not less than three years at an 8km radius. The Wicklow County Development Plan 2016-2022 is more demanding with a requirement for local residency for at least 10 years prior to application for planning permission for one-off rural housing. Irish Planning legislation is likely due an overhaul with the “local” requirement possibly being viewed as discriminatory. It may be replaced with a provision relating to employment in agriculture. County development plans and zoning also change so it’s worth keeping an eye out. However, I do not want to give false hope and the site does not appear practical for you to develop as outlined in your query.

I am not familiar with specific details of the site or the local market but there would appear to be three possible avenues worthy of consideration.

1. Play a long game to establish local residency and employment based on county development plan requirements. A local planning consultant or architect with a track record of similar development could advise more specifically. The planning system will drill down on drainage, road access, ecology, and a variety of factors at the applicant’s cost. However, for persons genuinely keen to work and live locally in a rural location this may be appealing.

2. Accept this is not for you and sell on the site you have inherited. The owners of the original farm which you say has been left to another (I am assuming a relative) would have an easier time converting the land to residential use. There may also be some marriage value for them if it abuts or is local to their farm as it would be convenient for them to access and manage. If you are unable to agree a price you might agree to appoint a chartered surveyor with local rural practice experience to give an independent opinion of saleability and market value.

3. If you are still keen to retire near to the farm where your mother was born and still have relatives it would be more practical to purchase an existing dwelling nearby. There are benefits and disadvantages of a rural location not least the driving and distance from amenities and you might also consider nearby towns. If you are still determined to go for a rural setting and want a project look for a dilapidated or non-habitable house near the farm that can be modernised or even razed, and a new house built in its place. This would be much more straightforward from a planning perspective.

Thomas Acker is a registered valuer and member of the Society of Chartered Surveyors Ireland, www.scsi.ie

Planning and land survey projects

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Information on the procedure and conditions for obtaining services in the urban planning sector can be obtained by clicking on the link http://admoblkaluga. ru/sub/upr_architecture/resources/OrderConditionUrbanis.php#5925493492198″

RESOLUTION dated March 17, 2022 No. 124 “On approval of the project of land surveying for the purpose of redistributing a land plot with cadastral number 40:07:210501:59» (download)
TERRITORIAL SURVEYING PROJECT for the purpose of redistributing a land plot with cadastral number 40:07:210501:59 (download)
RESOLUTION No. 383 of September 13, 2021 On the preparation of a land survey project (download)
RESOLUTION dated September 03, 2021 No. 367 “On approval of the project for planning the territory and the project for surveying the territory for the construction of a linear facility “exit from the highway of the III category Belousovo – Vysokinichi – Serpukhov at km 5 + 530 (left) in the Zhukovsky district of Kaluga region” (download)
PPT and PMT of the linear facility “Exit from the highway of the III category Belousovo-Vysokinichi-Serpukhov at km 5 + 530 (left) in the Zhukovsky district of the Kaluga region” Volume 4 (download)
PPT and PMT of the linear facility “Exit from the highway of the III category Belousovo-Vysokinichi-Serpukhov at km 5 + 530 (left) in the Zhukovsky district of the Kaluga region” Volume 3 (download)
PPT and PMT of the linear facility “Exit from the highway of the III category Belousovo-Vysokinichi-Serpukhov at km 5 + 530 (left) in the Zhukovsky district of the Kaluga region” Volume 2 (download)
PPT and PMT of the linear facility “Exit from the highway of the III category Belousovo-Vysokinichi-Serpukhov at km 5 + 530 (left) in the Zhukovsky district of the Kaluga region” Volume 1 (download)
RESOLUTION dated December 28, 2020 No. 419 “On approval of the project for surveying the territory of a linear facility – a power line within the boundaries of the GKU KO “Zhukovskoye Lesnichestvo” Ugodsko-Zavodskoye Lesnichestvo (OPKh “Belousovsky”), quarter 12, part of allotment 19” ( download)
PROJECT OF TERRITORIAL SURVEYING of a linear facility – “power transmission lines” within the boundaries of the GKU KO “Zhukovskoye forestry”, Ugodsko-Zavodskoye district forestry (OPKh “Belousovsky”), quarter 12, part of allotment 19 (download)
REGULATION dated October 13, 2020 No. 332/1 “On the preparation of a land surveying project for the Territory of a linear object -” power lines “within the boundaries of the GKU KO “Zhukovskoye forestry”, Ugodsko-Zavodskoye district forestry (OPKh “Belousovsky”), quarter 12, part of division 19(download)
RESOLUTION No. 292 dated July 12, 2019 On approval of amendments to the project for planning the territory and the project for surveying the territory of a linear facility (download)
Land survey project with cadastral number 40:07:100301:749 and lands, state ownership of which is not delimited, parts of the cadastral quarter 40:07:100301 (download)
Territory planning project for connecting the gas distribution network of the high-pressure gas pipeline, GRPSH, low-pressure street gas pipeline in the village of Bolotskoye (download)
Plan-scheme of the territory of the village of Peredol (download)

Creation date: 01/25/2017 03:32 PM

Last modified date: 03/21/2022 11:59 AM

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Territory planning documents | Rural settlement Rostilovskoye