In May the CLA set out what it believes the priorities for the next government should be in the build up to the general election in June. In a very useful summary (CLA Priorities) they set out five priorities that they feel will help to shape the future of the rural economy and its communities. Read More
Category Archives: rural economy
By James Podesta – Head of Planning
Plans have been submitted to the Government to create one ‘super council’ for Oxfordshire. The change would see the county council and five district councils abolished to be replaced by a single unitary authority. Read More
We are pleased to announce we have been successful in attaining planning for a residential and commercial development at the former ATS Depot, Skipton. Read More
Along with the publication of the Government’s Planning White Paper earlier this week, their response to last year’s consultation process on rural planning was also published.
In a nutshell, key matters on rural issues include:-
- Consulting on extension to agricultural permitted development rights
- Consulting on allowing change of use of agricultural buildings of up to 750sgm (up to 5 new dwellings)
- Will also be providing new guidance on farm shops (so they are not subject to unduly onerous conditions), polytunnels and on-farm reservoir development
- Class Q permitted development rights will be increasing – threshold from 450sqm to 465 sqm to bring it in line with permitted development thresholds for agricultural development (assume this may be imminent and aside from the consultation process of bullet point 2).
James Podesta, Acting Head of Planning at Rural Solutions, commented “Rural Solutions welcomes the publication of the Governments response to the Rural Planning Review Call for Evidence. We are encouraged that they are proposing further consultation on extending the thresholds for agricultural permitted development rights, and also seeking views on amending existing permitted development rights to support more flexibility. We are pleased to see that the Government has committed to make clear in guidance that planning conditions on farm shops should be reasonable and proportionate, and we are also optimistic that further consultation on new agricultural to residential use permitted development will see the threshold for conversion increased up to 750sqm (from 450sqm previously). We are, however, disappointed to note that the Government has not clearly addressed the issue of bringing agricultural buildings and farmyards within the definition of brownfield land, which we consider does not fit the Government’s objective to increase development on brownfield land. Rural Solutions will be responding to the consultation on this matter.”
Rural Solutions have secured planning permission for a new purpose built day nursery that will allow the client to increase the number of children from 80 to 150. The age ranges from baby to 14 years of age.
The wish to expand is driven by the need to accommodate the increase in free hours of childcare for 3-4 year olds, which the Government are introducing from September 2017.
Rural Solutions undertook initial pre-application discussions with Selby Council on a separate parcel of land to the north of the village. Feedback from the Council was not particularly favourable so Rural Solutions recommended redeveloping the site of the existing day nursery.
The site was located outside the village settlement boundary to the rear of the client’s residential property in the open countryside. The proposed development was not insignificant in size with the building being approximately 990 square metres in area. A single-storey approach was therefore taken to minimise the impact and playfully-designed timber cladding helps to provide an appropriate and sensitive feel to the building.
Prior to the submission of the application the importance of attaining local support was stressed to the client who was very proactive in generating local support from the Parish Council, local residents and head teachers at nearby primary schools. The application saw more than a dozen letters of support and no letters of objection. As more than 10 letters of support were received it meant that the application could only be heard at Planning Committee should the officer choose to recommend refusal of the application.
Rural Solutions kept in regular contact with the Case Officer discussing and answering any queries throughout the application and addressing any initial concerns. As such the Case Officer was confident to support the planning application and a decision was subsequently issued under delegated powers.
Planning permission and listed building consent was recently granted at a Craven District Council Planning Committee for the change of use of a listed building in Skipton High Street to form a bar and restaurant.
The new use, set to attract people from the town and surrounding area, will incorporate a restaurant and drinking establishment which will stage live entertainment on specific days of the week, whilst also retaining a retail element at the front of the premises through the introduction of a gelato and coffee shop intended to serve food and drink during the day. The scheme will also offer a comfortable, ambient outdoor seating area to the rear of the property where customers will have the opportunity to enjoy views over Spring Canal.
Members of the Planning Committee found no conflict with local and national planning policies and agreed that the proposal was well thought out and would bring new life to Skipton’s High Street.
The application was made by the PEEL Entertainment Group who specialise in tailor-making entertainment and have over 20 years’ experience in delivering bespoke packages for world-class brands in the leisure, heritage, cultural and educational sectors.
Following the Government’s introduction in March 2016 of new permitted development rights to allow light industrial premises to be converted to one or more dwellinghouses without having to seek full planning permission, this right is due to come into force on 1st October this year.
The Yorkshire Dales National Park has expressed concern regarding the potential loss of important business premises without full planning scrutiny. Concerns have been raised with regard to permanent loss of economic assets, a conflict with economic policy in the newly adopted Local Plan and the need for long-term consistency in the application of Park planning policy.
The Consultation Period is now open and any comments will need to be submitted by 5pm on Monday 27th February 2017.
If you are a landowner in the National Park and you feel that this Consultation is relevant to you, contact Rural Solutions for advice and guidance on your submission.
For further information on Article 4 see the YDNPA website here.
Outline planning consent has been granted this week by Craven District Council for 20 new dwellings on abandoned pasture land on the edge of Skipton.
The development of the site will provide new housing, including a proportion of affordable dwellings (40%), will represent a sustainable form of development which will contribute towards the sustainability and future vitality of the market town and will also assist in supporting the local primary school, which is currently undersubscribed.
Extensive consultation took place with the Canals and Rivers Trust prior to submission and two new footpath links will be created out onto the canalside from the new development. No objections from any of the technical consultees, including the C&R Trust, highways, landscape, flood or drainage, were received.
Sandwiched in between the Skipton overpass and the canal, this piece of land will now provide a high quality ‘gateway’ to Skipton with much improved visual and landscape enhancements including the introduction of new trees to the front and rear of the site, a new pedestrian access connecting the site to the road, access onto the canal tow path, open space with the site, new stone walls and grassed verges and a new ecological corridor will also be introduced adjacent to the Leeds and Liverpool Canal Conservation Area.
The scheme was recommended for approval by the Planning Officer and passed at Committee.
Working in conjunction with Nevill Holt Opera and Stirling Prize winning architects Witherford Watson Mann, Rural Solutions prepared and submitted a planning and listed building application to Harborough District Council which was approved in November and will see a new and permanent opera house at the medieval Nevill Holt Hall near Market Harborough.
Duncan Hartley, Director of Planning at Rural Solutions said “The critical role of Rural Solutions ensured a detailed and effective pre-application consultation process. We coordinated the inputs of the District Council (Planning, Conservation, Ecology), the County Council (Archaeology) and Historic England in the pre-application process. We ensured the final submitted scheme met the client’s desires whilst also meeting the relevant requirements of the consultees. The subsequent applications were determined promptly and under the Council’s scheme of delegation. An entirely collaborative approach was undertaken by all parties and Rural Solutions spearheaded that exercise.”
The application will create an outstanding, beautiful and permanent theatre for opera at Nevill Holt which will sit within a Grade II* listed stable block on the Estate. The new auditorium will have an orchestra pit, stage and balcony enabling the acoustics to be significantly improved. The internal walls of the courtyard will also be uncovered. The scheme will safeguard 40 full and part jobs.
Rural Solutions will be exhibiting and speaking at the Farm Business Innovation Show taking place at Birmingham NEC on Wednesday 9 and Thursday 10 November.
The show is free to enter and tickets can be ordered online from the Show website.
The Rural Solutions advisory, business development and planning teams will be at the show and they will be available to talk to you about your diversification ideas. Willy Browne-Swinburne will also be speaking on Thursday morning about how you decide which diversification idea is the right one for you!
More information about the Show and free tickets can be found here http://www.farmbusinessshow.co.uk/