PPS 21: Sustainable Development in the Countryside
One of our new contemporary designs complies with the guidelines of PPS 21.
We had an opportunity to create a traditional design but with some nice contemporary touches. The “barn” shape appearance provides living and dining spaces with a double garage to the rear.
The entrance area also boasts a double-height space with gallery overlooking.
Background to PPS 21
Effective from 1st June 2010, the PPS 21 sets out planning policies for development within Northern Ireland’s countryside.
The main objective of the policy is to manage growth and development within the countryside; striking a balance between the need to protect the environment, whilst simultaneously sustaining a strong and vibrant rural community.
The Regional Development Strategy (RDS) for Northern Ireland recognizes that to conserve the landscape and resources of the rural area, the application of the principles of sustainable development must be at the heart of future rural development.
The policy seeks to facilitate the development necessary to achieve a sustainable rural community, including appropriate farm diversification and other economic activity. In addition, it seeks to promote high standards in the design and landscaping of development within the countryside.
Furthermore, the PPS 21 has been introduced as a means of developing an attractive and prosperous rural area, improving the quality of life of rural communities, and hence contributing to the overall well-being of the region as a whole.
PPS 21: Conversion and Reuse of Existing Buildings
Planning permission will be granted to proposals that show the sympathetic conversion of the existing building, which would ultimately secure its upkeep and retention. Such proposals will be required to be of high design quality and to meet all of the following criteria:
The building is of permanent construction.
The reuse or conversion would maintain or enhance the form, character and architectural features, design and setting of the existing building and not have an adverse effect on the character or appearance of the locality.
Any new extensions are sympathetic to the scale, massing and architectural style and finishes of the existing building.
The reuse or conversion would not unduly affect the amenities of nearby residents or adversely affect the continued agricultural use of adjoining land or buildings.
The nature and scale of any proposed non-residential use is appropriate to a countryside location.
All necessary services are available or can be provided without a significant adverse impact on the environment or character of the locality.
Access to the public road will not prejudice road safety or significantly inconvenience the flow of traffic.
PPS 21: Development in the Rural Communities
Within a Dispersed Rural Community (DRC) designated in a development plan, planning permission will be granted to suitable proposals for a small cluster or ‘clachan’ style development. This may include up to 6 houses at an identified focal point. Permission will generally be limited to one cluster per focal point. Appropriate economic development enterprises, including schemes for tourist development, and new social or community facilities may also be accommodated. The design of all proposals should be of high quality appropriate to their rural setting and have regard for local distinctiveness.
PPS 21: Dwelling on Farms
Provided the farm business is active and has been established for a minimum of six years, permission may be granted for a dwelling house, as long as the additional criteria are also met.
The farm business is currently active and has been established for at least 6 years.
No dwellings or development opportunities out-with settlement limits have been sold off from the farm holding within 10 years of the date of the application. This provision will only apply from 25 November 2008
The new building is visually linked or sited to cluster with an established group of buildings on the farm and where practicable, access to the dwelling should be obtained from an existing lane. Exceptionally, consideration may be given to an alternative site elsewhere on the farm, provided there are no other sites available at another group of buildings on the farm or out-farm, and where there are either:
Demonstrable health and safety reasons; or verifiable plans to expand the farm business at the existing building group(s).
PPS 21: Infill Gap Sites
Planning permission will be refused for a building which creates or adds to a ribbon of development. An exception will be permitted for the development of a small gap site sufficient only to accommodate up to a maximum of two houses within an otherwise substantial and continuously built-up frontage and provided this respects the existing development pattern along the frontage in terms of size, scale, siting and plot size and meets other planning and environmental requirements.
For the purpose of this policy, the definition of a substantial and built-up frontage includes a line of 3 or more buildings along a road frontage without accompanying development to the rear.
In certain circumstances it may also be acceptable to consider the infilling of such a small gap site with an appropriate economic development proposal including light industry where this is of a scale in keeping with adjoining development, is of a high standard of design, would not impact adversely on the amenities of neighbouring residents and meets other planning and environmental requirements.
PPS 21: New Dwelling in Existing Clusters
New dwellings may be established in existing cluster developments, provided the following criteria are met.
The cluster must consist of four or more buildings, at least three of which must be dwellings.
It must appear as a visual entity in the landscape and be associated with a focal point, such as a social or community building, or a crossroad.
The site must provide a certain degree of enclosure, bounded on a minimum of two sides with existing buildings.
The development of the site should not significantly alter its existing character or visually intrude into the open countryside.
The development must not adversely affect residential amenities.
PPS 21: Replacement Dwellings
Planning permission may be granted for existing dwellings, where the proposed design allows existing structural walls and openings to be preserved and incorporated into the building. Favourable consideration will be given to the replacement of a redundant non-residential building where the proposed redevelopment would bring significant environmental benefits, providing the building is not listed or contributes significantly to the heritage, appearance, or character of the locality. In the case of a building being recently destroyed, e.g. through accident or fire, planning permission may be granted for a replacement building. The replacement of existing dwellings is an important factor in the regeneration of the countryside and the development and renewal of rural housing.