Rural Planning & Development
Rural planning and development often require a very different approach to more urban locations due to its specific needs and policies as well as it’s inherent differences.
At Plande, we have a wide range of experience of rural planning matters, with our team having worked and lived in rural settings for many years. We have worked in a wide range of rural locations including the Lake District, Green Belt, Peak and National Parks, Cheshire, Lancashire, Norfolk, Suffolk, Hertfordshire and all of the North Wales Councils (including Flintshire, Denbighshire, Wrexham, Conwy and Gwynedd) among many other locations.
We have been involved with a wide range of rural planning permission and development projects, some of which are highlighted below, including residential housing, self-build homes, paragraph 55 / 79 houses, retail, community facilities and rural planning conversions among many others.
Speak to the rural planning experts to discuss your particular project.
The following case studies provide a small sample of the different types of rural planning and developments we have been involved with.
Barn Conversion of a rural building into a contemporary family home
The project involved the barn conversion of an existing rural stone building into a modern family home. Sited close to a Listed Building and due to the Councils restrictive planning policies, the project requiring sensitive treatment to facilitate the barn conversion.
Project Challenges: Proximity to Listed Building. Sensitive conversion, limited external space, integration of new staircase
Keywords: Conversion of
WE HAVE BEEN INVOLVED WITH NUMEROUS RURAL PLANNING APPLICATIONS FOR BARN CONVERSION PROJECTS – PLEASE SEE OUR CASE STUDIES PAGE FOR MORE INFORMATION
see also: Barn Conversion; C3 Use; Change of use to Dwellinghouse
Change of Use to rural building into Day Care Nursery
Change of Use of B1 Office rural building into Daycare Nursery
Conversion and Change of Use of existing historic building into Day Care Nursery. A new business wished to lease a vacant existing office building set within open countryside. Rural Planning Permission achieved following negotiation with the Planning Department and Highways Department, including issues on road/ highways safety, parking, vehicular movement and the integration of the external play space within the character of the building and countryside.
Project Achievements: Conversion of building outside of existing settlement boundary, sensitive conversion integrating into historic context.
Retrospective Change of Use of B8 Storage & Distribution building (c. 18,000 sq ft) to B2 (General Industrial), Macclesfield, Cheshire
Retrospective planning consent was sought for the change of use from a storage building into a part B8 part B2 industrial unit within a rural planning policy location in Cheshire.
A recommendation for refusal was proposed to Planning Committee, by the Planning Department due to perceived noise issues, having received strong objections from the Environmental Health Department and local residents. The Environmental Health Department required a significant and unviable scheme of noise mitigation. We successfully negotiated and persuaded the Committee that the application should be approved as the noise issues were not significantly different than could already be expected and were not significantly louder than the background noise and permission was granted accordingly.
see also: B8 Storage; B2 General Industrial
Planning Approval for NPFF Paragraph 55 Dwelling House in open countryside
Our client appointed us with respect to a carbon-neutral family
The National Planning Policy Framework (NPPF), however, makes an exception in special circumstances where designs are “truly outstanding or innovative”.
A redesign of the original house design was proposed to ensure that the application had the best chance of arguing that the house was of exceptional quality. A robust and detailed planning statement was included within the planning application, incorporating the design and access statement to justify the scheme and design.
Although the Rural Planning Department recommended refusal, the Planning Committee granted approval, commenting the house achieved a “… high standard of sustainable construction and innovative design”.
WE HAVE BEEN INVOLVED WITH SEVERAL RURAL PLANNING PERMISSION FOR PARAGRAPH 55 / 79 HOMES – PLEASE SEE OUR DEDICATED PAGE FOR MORE INFORMATION
Green Belt House Extension in Cheshire East
The detached dormer bungalow had previously been extended past the LPA’s suggested 30% local rural planning policy, however, our clients weren’t aware of the policies when they purchased the property and still wanted substantial green belt house extension. Following an initial review, we suggested a planning strategy not only to further extend the house but also to create complimentary outbuildings. The site was quite complex with an irregular shape and substantial level changes. The site was fairly exposed with fantastic panoramic views across Cheshire.
Ultimately we achieved approval for a green belt house extension (not including outbuildings) over 200% larger than the “existing” house but almost 300% larger than the “original” dwelling.
Replacement self build home in open countryside
Houses outside of recognised settlement boundary
The greenfield housing scheme was located outside of the recognised settlement boundary of a large village and adjacent to the Conservation Area. The application was refused planning permission on several grounds including precedent, the living conditions of neighbouring properties, highways and noise disturbance.
The Planning Inspector agreed that the precedent should not be a concern for the appeal and that the scheme should not have been refused planning on noise disturbance grounds.
We successfully argued that the proposals did not conflict with either the local plan or the NPPF with the Inspector stating, “I do not find that there would be harm to the living conditions of existing neighbouring occupiers”.
We also successfully argued the points regarding the Conservation Area with the Planning Inspector commenting “I cannot see how there would be any significant effect on the character and appearance of the Conservation Area“.
WE HAVE BEEN INVOLVED WITH NUMEROUS RURAL PLANNING APPLICATIONS FOR HOUSES IN RURAL LOCATIONS – PLEASE SEE OUR CASE-STUDIES FOR MORE INFORMATION
see also: outside of settlement boundaries; five year housing land supply; C3; conservation areas
Appeal for an Agricultural training/ teaching facility
The Council refused this rural planning permission on several grounds including the principle of development in its rural location as well as the effect of the design on the character of the site and area. A unique proposal, which received substantial local and national support, for an agricultural training facility focusing on the production of food and the care and welfare of farm animals. With regards to the design of the scheme, we successfully argued against the Council’s view that the buildings were too large to fit with the prevailing rural character with the Inspector agreeing that the buildings “would appear well suited to their purpose and not unusual for agricultural buildings” and concluded that these rural planning proposals would not harm the character and appearance of the area.
Local Planning Authority: Fylde Council
see also: Agricultural; D1 Use Education Training Facility
more projects added soon.