Local Planning Guidance Note No 13 - Housing in the Countryside

This guidance note explains the approach which the Council takes towards dealing with proposals for housing development in the countryside. It supports and amplifies the relevant policies (particularly GDP1, H3, H4, H5, H8 and H10) contained in the Wrexham Unitary Development Plan.

The note will form a material consideration in the determination of planning applications.

This guidance note deals with the following aspects of housing in the countryside:-

Part 1: Appropriate development;
Part 2: Extensions to dwellings;
Part 3: Design and layout
Part 4: Permitted development;
Part 5: Information required to accompany a planning application.

Background

National and local planning policies impose strict controls on the amount of new housing development in the open countryside. These policies apply to formally designated areas including green barriers; special landscape areas; and sites of biodiversity interest; and to other land which is not specifically protected. The aim is to protect open countryside for its importance as part of the landscape heritage; as a natural habitat; and to ensure the best agricultural land is retained as a national resource for the future.

Nevertheless, the Council recognises that, in limited circumstances, new housing can be accommodated in the countryside without harming the environment. Indeed, new housing in rural areas can help to support local shops, schools and other services. It can help to sustain the local economy and promote self-contained rural communities.

Part 1 - Appropriate Development

There are six categories of new housing development which may be appropriate in the countryside. However, inclusion of a proposed development within one of these categories does not mean that planning permission will necessarily be granted. There may, for example, be detailed siting, design or other considerations which make a particular scheme unacceptable.

The six categories are:-

1 Housing for essential workers

It is usually the case that agricultural or forestry operations require the presence of at least some staff at all times. If the existing housing accommodation is insufficient (or if there is no accommodation at all to serve a new enterprise) a new dwelling may therefore be acceptable. However, before approving any proposals, the Council must be assured that:-

• there is a functional need for the worker(s) concerned to be readily available;
• the enterprise is economically viable; and
• the scale and design of the proposed dwelling is sustainable.

The justification for a new dwelling will need to be set out in a detailed appraisal which should be submitted in support of the planning application. Information on how to prepare an appraisal is contained in Local Planning Guidance Note 2 : Agricultural Appraisals.

In the case of new enterprises, the Council may consider granting planning permission for a temporary form of housing. This would provide an opportunity to establish whether or not the enterprise is viable.

2 Replacement Dwellings

Dwellings in the countryside can, in principle, be replaced by new dwellings. However, the following restrictions will apply:-

• the existing dwelling must be habitable in its present form or could be made habitable without substantial reconstruction. A demolished or ruined structure will not qualify for replacement;
• replacement dwellings can only be on a one-for-one basis;
• the volume of a replacement dwelling should not be more than one third larger than the existing dwelling - the aim should be to achieve a level of accommodation consistent with meeting residents' reasonable living aspirations while safeguarding the countryside from unnecessary and out-of scale development;
• although the removal of unattractive outbuildings will be encouraged, their existence and volume will not necessarily be accepted as a "site development allowance" when assessing the case for a larger replacement dwelling;
• replacing dwellings of historic or architectural interest will not be permitted;
• the replacement should normally occupy the same location as the existing dwelling - however, in exceptional cases, an alternative location within the same curtilage may be acceptable if this overcomes a significant planning constraint (for example, resolving a highway safety issue, alleviating a flooding risk or improving visual amenity);

3 Infill Development

There are isolated groups of dwellings in the countryside, some (but not all) of which form a clearly defined built frontage to a highway. A small gap within such a frontage, can normally be infilled by one, or at most two, dwellings without adversely affecting the character and appearance of the area. However, when considering applications for infill development, the Council will apply the following limitations:-

• dwellings set back from the highway within substantial gardens will not be regarded as constituting a built frontage;
• the proposed dwelling(s) must be of a similar scale to those within the frontage group as a whole;
• the proposed site must be small and will generally be no wider or deeper than the adjoining gardens - a single dwelling in the centre of a large plot will not constitute infilling;
• curtilages must not extend beyond those of neighbouring dwellings;
• the frontage line of existing dwellings should be maintained;
• the standards contained in Local Planning Guidance Note 21: Space around Dwellings must be met.

4 Affordable Housing

The Council is aware that there are affordable housing requirements in rural areas. However, these must be balanced against the need to conserve the countryside.

The Unitary Development Plan addresses this issue by permitting, in certain circumstances, up to five affordable homes to be built on sites outside of but on the edge of settlement limits. Further information is contained in Local Planning Guidance Note 28 : Affordable Housing.

The need to maintain and, where possible, increase the supply of affordable rural housing will, however, be taken into consideration when assessing proposals for residential development within categories 1,2, 3, 5 and 6.

5 Converted Buildings

In certain circumstances, the conversion of rural buildings into dwellings has the potential to provide good quality housing accommodation without adversely affecting the character and appearance of the countryside. Further detailed advice is contained in Local Planning Guidance Note 3 : Converting Rural Buildings.

6 Sub-division of Dwellings

The sub-division of a dwelling in the countryside to form two or more smaller units will normally be acceptable in principle as long as:-

• the character of the existing building, especially a building of architectural or historic importance, will not be significantly altered;
• an adequate domestic curtilage can be provided for each new dwelling;
• the sub-division would not result in parking or highway safety problems.

Part 2 - Extensions to Dwellings

Extensions to dwellings in the countryside will be permitted in appropriate cases. Detailed advice on the matters which the Council will take into account when considering extension proposals is contained in Local Planning Guidance Note 20 : House Extensions.

However, in view of their potential visual impact, the scale of dwelling extensions in the countryside will be an especially significant consideration. The following guidelines will therefore apply:-

• Extensions must be clearly subsidiary to the original dwelling and should not result in an increase of more than one third in the floor area of the original dwelling*. In most cases, extensions up to this size will strike a reasonable balance between providing additional floorspace and maintaining a broad range of rural housing accommodation;
• Extensions resulting in an increase of more than one third in the floor area of the original dwelling* will only be appropriate:-
  (a) in the case of small dwellings where the additional space is essential to meet modern standards; and
  (b) where a higher quality design more in keeping with the character of the original dwelling could be achieved;
• Extensions will be limited to an increase of less than one third of the floor area of the original dwelling* where additional built development would have a detrimental impact on the appearance of the existing building or its surroundings.This is likely to be the case:-
  (a) with large dwellings;
  (b) if the original dwelling has been extended previously;
  (c) if the dwelling is being created by converting a building when the emphasis will be on keeping extensions to a minimum (see Local Planning Guidance Note 3).
  

  *The original floor area is that of the dwelling as it existed on 1 July 1948; or, if the dwelling was built subsequently, the floor area at the time it was first built. In either case, the floor area should be calculated by measuring the internal dimensions of each occupied floor, excluding roof spaces but including garages and other outbuildings within 5 metres of the dwelling.

• Proposals for new garages and other permanent outbuildings will be treated as extensions to the dwelling and their scale will be assessed taking the above limitations into consideration;
• Garages must be proportional to the needs of the dwelling and there will rarely be circumstances where accommodation for more than two cars per dwelling can be justified;
• urban-style blocks of garages will not be appropriate;
• An extension which could be easily adapted into a separate new dwelling in the countryside would be out of accord with the development plan and will not be permitted;
• Proposals for successive extensions to the same dwelling may not be permitted where their cumulative impact would destroy the character and appearance of the original building;

Part 3 - Design and Layout

The design, scale and layout of new, replacement and extended houses in the countryside will be a key consideration in determining whether a proposed development is acceptable. Developments should therefore have regard to visual amenity and landscape quality and seek to make a positive contribution to the appearance of the County Borough's rural areas.

Designs must be of a scale and character appropriate to the locality. In general, designs which reflect the vernacular character of existing dwellings in the area surrounding an application site are likely to be the most appropriate.

Nevertheless, innovative designs of high quality which demonstrate a sympathetic understanding of the existing landscape will be considered.

In particular, proposals should:-

• have regard to their setting in the landscape - urban-style housing will not be acceptable;
• seek to use materials which are traditionally predominant in the area;
• be appropriate for their plot size and not result in over-development of the site;
• retain original site features such as walls, roadside hedges and mature trees;
• not result in access problems or risks to highway safety;
• in the case of extensions, respect the scale, proportion, form and detailing of the original building;
• in the case of replacement dwellings, seek to maintain the general proportions of the original building and use similar materials - however, in circumstances where the existing materials are unsympathetic to the locality, the use of alternative materials will be encouraged;
• not require an extension to an existing residential curtilage;
• not damage features of historic, biodiversity or conservation value; and
• wherever practical, use porous materials on ground surfaces in order to minimise run-off.

Part 4 - Permitted Development

Householders are normally allowed to carry out various minor building works and/or other alterations to their dwellings without needing to obtain planning permission.

However, in a countryside location, even minor works can have a significant visual impact. If permission is granted for residential development (whether it is for a new dwelling or converting or extending an existing building) these permitted development rights will therefore be removed.

The intention is to prevent the accumulation of garden clutter, unnecessary lighting and other domestic structures. These are generally suburban in character and are therefore not appropriate in a countryside location.

Minor works may still subsequently be permitted but these will need to be the subject of a planning application.

Part 5 - Information Required

Applications for outline planning permission will only be considered if the proposed development has been submitted to establish whether:-

• a dwelling for an essential worker can be supported; or
• the site is an acceptable infill plot;or
• affordable housing would be permitted on the edge of a settlement

All other proposals for:-

• new dwellings (including the details of those for essential workers);
• replacement dwellings;
• sub-division of dwellings;
• conversion of buildings into dwellings; and
• extensions to dwellings

must be applications for full planning permission. These applications should be accompanied by supporting information to enable the Council to assess the impact of the proposals on the countryside. The information should include:-

• detailed plans and elevations of any existing buildings affected by the development;
• detailed plans and elevations of all new building work;
• plans and schedules indicating any areas of repair, demolition and/or rebuilding;
• details of existing and proposed site levels;
• landscaping plans and details of open spaces;
• in conversion schemes, cross sections indicating existing and proposed floor levels;
• details of how the development will comply with sustainable building principles (see Local Planning Guidance Note 22 : Sustainable Building).

For further information and application forms contact:

Chief Planning Officer, Lambpit Street, PO Box 1290, Wrexham, LL11 1WL.

Email: Planning@wrexham.gov.uk

Tel: 01978 292013
Fax: 01978 292502

Adopted March 2006

LPG Note 13 - Housing in the Countryside

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2 - Agricultural Appraisals

3 - Converting Rural Buildings

7 - Landscape and Development

14 - Garden Extensions

16 - Parking

17 - Trees and Development

20 - House Extensions

21 - Space around Dwellings

22 - Sustainable Building

28 - Affordable Housing

Guidance Note index