Farming Talk: Policy changes can affect way farms use land

Rural development in Shropshire has undergone various planning policy changes over the past two years.

Although the underlying policy ethos has not changed dramatically, a number of subtle changes make it worthwhile for farmers and landowners to look again at their land and make the most of development opportunities.

It is advisable for landowners to check on the planning potential of their land before sale or as a matter of course as part of any strategic property or business review.

In terms of rural business projects, new guidance issued under the controversial National Planning Policy Framework will now need to be taken into account by local councils. This policy supports economic development in rural areas to create jobs and prosperity.

Regarding rural housing, the new guidance indicates that to promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Totally isolated homes in the countryside should be avoided unless there are special circumstances.

These special circumstances could be where there is an essential need for a 'rural worker' to live permanently at, or near, to their place of work in the countryside, or the development would represent the optimal viable use of a heritage asset. Another example might be the re-use of redundant or disused buildings or, in exceptional circumstances, where the outstanding quality or innovative nature of the design of the dwelling warrants a rural setting.

Planning policy therefore remains restrictive in rural areas but landowners and would-be homeowners in certain areas can still get the go ahead for new builds in the countryside providing they meet specific criteria.

An opportunity also still exists for landowners in Shropshire to gain planning consent for a dwelling or dwellings on 'greenfield' land as an 'exception' to normal planning policies. This opportunity has arisen off the back of Interim Planning Guidance (IPG) adopted by Shropshire Council in July 2009 and Berrys has had success with a number of applications to the council.

This 'exceptions' policy is designed to allow applicants with a local connection and need to obtain planning consent for a residential property of a reasonable size on land within or next to an existing recognised settlement – which can be as small as a hamlet or a small cluster of houses.

The single plot exceptions policy presents an excellent opportunity for landowners to maximise the value of their landholding and for local people struggling to find a suitable or affordable residential property to acquire their own home.

The key with any piece of land is to have it assessed. We at Berrys can visit the property, provide a short report highlighting any development potential, and then recommend the best way to proceed to maximise the value. I can be contacted on (01743) 267062 or e-mail Stephen.locke@berrybros.com

Stephen Locke is a partner of Berrys based in Shrewsbury