Guide to Development in the Open Countryside
Open Countryside refers to areas outside settlement boundaries and Green Belt land, typically comprising agricultural or natural landscapes. Development here is highly restricted to protect the character, openness, and environmental value of these areas. Understanding these rules is essential for developers and landowners seeking Planning Permission.
For Developers
Standard residential or commercial development is generally not permitted in the Open Countryside. Planning authorities will only consider proposals that meet strict exception criteria, including:
Affordable housing: Homes that meet a proven local need.
Rural worker dwellings: Housing required for agricultural or forestry employees.
Reuse of redundant buildings: Conversions that retain the original character and do not expand the footprint significantly.
Essential infrastructure or public benefit projects: Such as community facilities or utilities that cannot be located elsewhere.
Developers must carefully assess landscape and environmental impacts, demonstrating that the proposal will not harm the character or openness of the countryside. Early engagement with the Local Planning Authority, along with clear justification for the development, significantly improves the likelihood of approval.
For Landowners
Landowners looking to develop in the Open Countryside should focus on exceptional circumstances where development may be acceptable. Opportunities include:
Converting redundant farm buildings or other existing structures.
Providing affordable housing for local needs or rural workers.
Undertaking small-scale projects that enhance the landscape or local community facilities.
Professional guidance is highly recommended to navigate the strict regulations and prepare robust applications that satisfy Planning Policy and the National Planning Policy Framework. Properly prepared proposals can unlock the potential of a site while respecting the openness and character of the countryside.