Building in the Countryside: Planning Permission

ABOVE: This ‘exemplar’ design by Future Systems is sited within a Kent Conservation Area. Steve Clarke, the Principal Planning Officer, states: “The dwelling is unique and was designed from the outset to complement the landscape… it is highly commendable in terms of sustainable construction and energy use.”

Replacement dwellings and conversions are the most common ways of achieving a new home in the countryside. The benefit of the former is that the existing property often has services in place, and can provide accommodation or act as a site office. However, it will come with constraints — if you hope to relocate the new home to make the most of the views, for example, you’ll have to prove to the local planning authority (LPA) that it won’t impact on surroundings.

The size of a replacement will also be restricted — typically to a maximum of 50% the volume or footprint of the ‘original’ dwelling. The ‘original’ refers to the building as it stood before the introduction of the Planning Act on 1st July 1948 — any extensions added after are not included. Furthermore, if the size is increased, the LPA is likely to remove Permitted Development (PD) rights – small-scale improvements undertaken without planning permission – as a condition. Each replacement is considered on its own terms, so speak with the planning officer first.

Conversion opportunities present themselves in different forms, including barns, mills, schools and churches. But regardless of form, a building’s conversion into a new home will need to adhere to the LPA’s criteria. Maintaining the original roof pitch, minimising new openings for doors and windows – meaning you’ll have to be inventive when it comes to introducing light – and using traditional materials are likely conditions. Inside, original features will need to be retained. Listed buildings or those within Conservation Areas will present further complications, and invariably increase build costs, too. All this will mean you will have to be flexible with your floorplan, working around the existing structure — but isn’t that part of the appeal of a conversion?

Gaining permission for a new home on virgin green belt is under tighter control, but it’s not impossible to build where no man has built before. The rules surrounding building in the countryside are set out in Planning Policy Statement 7 (PPS7), which requires ‘special justification’ for isolated new rural homes. Agricultural Occupancy – which allows one-off homes for agricultural and forestry workers – is the main grounds for this. However, both the need for and size of a new home, as well as the existing business, will be closely assessed – under functional and financial tests – before permission is granted. Once granted, an Agricultural Restriction (or Tie) will be applied, meaning that the new home can only be occupied by workers — unless the Restriction is removed.

Exemplar Projects

PPS7 ‘very occasionally’ gives scope for planning to be granted for new rural homes of the ‘highest standards in contemporary architecture’. The policy continues: ‘Such a design should be truly outstanding and groundbreaking; for example, in its use of materials, methods of construction or its contribution to protecting and enhancing the environment’. To achieve such a high level of design you’ll no doubt require the aid of a skilled designer. However, be prepared: high design can equate to higher build costs.

Homes that Beat the System

Clockwise, from top left: Richard Noble embarked on a lengthy legal battle to remove an Agricultural Tie on a former dwelling to build his new house (Read more); Marina Dennis’ home was partly financed by an ABDS grant – supporting crofters – but she had to complete a 40-page application first (Read more); The Nierops’ eco home replaces a derelict bungalow, but they were instructed to build an outbuilding – costing £11,000 – after bat droppings were found (Read more).

How to self build in the countryside:

• How to Self Build or Renovate in the Countryside
• Drainage and Water
• Fuel and Energy

Further reading:

• Understanding Planning Permission
• How to Get Planning Approval