Development Management DPD Preferred Policy Options Document
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Development Management DPD Preferred Policy Options Document
The Role of the Development Management Development Plan Document
Representation ID: 28321
Received: 27/02/2012
Respondent: Rankin Farms Ltd
Subject: Development Management DPD 2012 Consultation - Concerns and Significant Issues in the Rural Community.
The issues below are considered to be pertinent and of concern to the farmers/landowners in the Rochford District and important for rural businesses to be able to move forward.
* Development within the Green Belt
The vast majority of rural property and farm buildings owned by local farmers/landowners, sits within the Green Belt. This gives rise to a planning process that is very one-sided and at times, illogical. It should be noted that very often, these buildings are in fact the workplaces of those trying to make a living within the local rural community.
The NFU asks that the application process relating to applications within the Green Belt be reviewed and amended.
Applications should not be delegated automatically to the Planning Officers who under the current 'black and white' policy will almost certainly recommend refusal. Instead, Green Belt applications should be put before the Council Members to consider and to give them the option of bringing any applications before the Committee for review and, if deemed appropriate, for further discussion in the Chamber.
* Re-use of Redundant Buildings
The change of use of traditional buildings to residential is often the only positive re-use that can be given to these types of buildings. The policy that exists at the moment is unrealistic as it states that residential is not preferred. This doesn't reflect national policy.
The requirement to run through a marketing exercise to prove that there is no commercial demand for a building is unnecessary and costly to rural businesses. Other authorities in the county are accepting commercial lack of viability on the basis of agent's reports without the need to carry out a staged marketing report.
Most landowners consider the re-use of traditional buildings to provide residential takes pressure off the number of new houses to be provided on green field sites. The re-use to residential often gives the buildings a new lease of life and maintains the traditional character in the landscape.
* Change of use to Industrial
The ongoing problem of change of use to industrial is the location of buildings and whether or not they are sustainable. Most rural buildings in the District are not serviced by bus routes and therefore this should not be the sole criteria to determine whether a use is appropriate or not.
There is strong demand for industrial units in rural areas because many of the population live in the rural area and like to work close to home. This is particularly pertinent in relation to small one-man-band businesses which are starting up and are looking for low cost units to keep their business overheads down.
The wider definition of appropriate uses in the Green Belt, as defined under the draft National Planning Policy Guidance, should be incorporated into the Core Strategy at the earliest opportunity, once this policy becomes adopted.
It is encouraging to note the introduction of limited infill within Green Belt villages and also the ability for the replacement of existing buildings, subject to there being no material increase in the size of the buildings. This will enable rural businesses in rural locations to upgrade existing facilities without being met by the previously onerous Green Belt restrictions. Local policy should be updated to reflect these changes.
Whilst we support the principle of the Green Belt in protecting the wider countryside, there should be more flexibility in terms of previously developed sites where there are existing commercial activities.
* Transport
To support rural businesses, there needs to be significant investment in the transport infrastructure and road network within the district.
Of particular concern is the lack of investment in the local rural bridges. This potentially creates both massive and costly inconvenience (as well as hazards) to those rural businesses which need to use lorries or transport, heavy farm machinery and laden trailers as part of their everyday or at the very least, seasonal business activities.
* Listed Buildings
With the forthcoming changes to requirements for Energy Performance Certificates for listed buildings, there needs to be some support from the Council for businesses trying to upgrade existing properties, for example farming businesses who let cottages will be faced with increasing costs to improve the energy performance of properties.
The planning authority and listed building adviser should work with local businesses to ensure that these properties can be made energy-efficient without unnecessary delay. By way of example, double glazing should now be encouraged not resisted.
* Local List
The addition of many buildings on to the Local List without notification of the landowners direct has caused frustration. It is understood letters went to "The Occupier" of them not the owner of such properties. Many of these buildings do not have special architectural merit and as a consequence are not listed.
It is questioned whether their additional layer of control is necessary and there is grave concern it will be a further burden to rural businesses. The consultation process should be re-run because several owners are still completely unaware of the proposals.
The Local List, in whatever form, must never be allowed to carry similar restrictive powers to a full and formal listing and should not be used by planning officers to strengthen their arguments when attempting to refuse legitimate applications.
* Renewables
The Council should strongly encourage renewables within the district. The potential for landowners to invest in renewables such as wind or biomass or anaerobic digestion should be encouraged and not dismissed simply on the grounds of Green Belt inappropriate development.
Subject: Development Management DPD 2012 Consultation - Concerns and Significant Issues in the Rural Community.
The issues below are considered to be pertinent and of concern to the farmers/landowners in the Rochford District and important for rural businesses to be able to move forward.
* Development within the Green Belt
The vast majority of rural property and farm buildings owned by local farmers/landowners, sits within the Green Belt. This gives rise to a planning process that is very one-sided and at times, illogical. It should be noted that very often, these buildings are in fact the workplaces of those trying to make a living within the local rural community.
The NFU asks that the application process relating to applications within the Green Belt be reviewed and amended.
Applications should not be delegated automatically to the Planning Officers who under the current 'black and white' policy will almost certainly recommend refusal. Instead, Green Belt applications should be put before the Council Members to consider and to give them the option of bringing any applications before the Committee for review and, if deemed appropriate, for further discussion in the Chamber.
* Re-use of Redundant Buildings
The change of use of traditional buildings to residential is often the only positive re-use that can be given to these types of buildings. The policy that exists at the moment is unrealistic as it states that residential is not preferred. This doesn't reflect national policy.
The requirement to run through a marketing exercise to prove that there is no commercial demand for a building is unnecessary and costly to rural businesses. Other authorities in the county are accepting commercial lack of viability on the basis of agent's reports without the need to carry out a staged marketing report.
Most landowners consider the re-use of traditional buildings to provide residential takes pressure off the number of new houses to be provided on green field sites. The re-use to residential often gives the buildings a new lease of life and maintains the traditional character in the landscape.
* Change of use to Industrial
The ongoing problem of change of use to industrial is the location of buildings and whether or not they are sustainable. Most rural buildings in the District are not serviced by bus routes and therefore this should not be the sole criteria to determine whether a use is appropriate or not.
There is strong demand for industrial units in rural areas because many of the population live in the rural area and like to work close to home. This is particularly pertinent in relation to small one-man-band businesses which are starting up and are looking for low cost units to keep their business overheads down.
The wider definition of appropriate uses in the Green Belt, as defined under the draft National Planning Policy Guidance, should be incorporated into the Core Strategy at the earliest opportunity, once this policy becomes adopted.
It is encouraging to note the introduction of limited infill within Green Belt villages and also the ability for the replacement of existing buildings, subject to there being no material increase in the size of the buildings. This will enable rural businesses in rural locations to upgrade existing facilities without being met by the previously onerous Green Belt restrictions. Local policy should be updated to reflect these changes.
Whilst we support the principle of the Green Belt in protecting the wider countryside, there should be more flexibility in terms of previously developed sites where there are existing commercial activities.
* Transport
To support rural businesses, there needs to be significant investment in the transport infrastructure and road network within the district.
Of particular concern is the lack of investment in the local rural bridges. This potentially creates both massive and costly inconvenience (as well as hazards) to those rural businesses which need to use lorries or transport, heavy farm machinery and laden trailers as part of their everyday or at the very least, seasonal business activities.
* Listed Buildings
With the forthcoming changes to requirements for Energy Performance Certificates for listed buildings, there needs to be some support from the Council for businesses trying to upgrade existing properties, for example farming businesses who let cottages will be faced with increasing costs to improve the energy performance of properties.
The planning authority and listed building adviser should work with local businesses to ensure that these properties can be made energy-efficient without unnecessary delay. By way of example, double glazing should now be encouraged not resisted.
* Local List
The addition of many buildings on to the Local List without notification of the landowners direct has caused frustration. It is understood letters went to "The Occupier" of them not the owner of such properties. Many of these buildings do not have special architectural merit and as a consequence are not listed.
It is questioned whether their additional layer of control is necessary and there is grave concern it will be a further burden to rural businesses. The consultation process should be re-run because several owners are still completely unaware of the proposals.
The Local List, in whatever form, must never be allowed to carry similar restrictive powers to a full and formal listing and should not be used by planning officers to strengthen their arguments when attempting to refuse legitimate applications.
* Renewables
The Council should strongly encourage renewables within the district. The potential for landowners to invest in renewables such as wind or biomass or anaerobic digestion should be encouraged and not dismissed simply on the grounds of Green Belt inappropriate development.
