Planning Permission in Rural Areas
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.
