Rural Review is missing the planning point

'Far greater growth in affordable housing through a more effective planning system is needed, or the rural economy will grind to a halt,' warns Mark Hudson, President of the Country Land and Business Association in response to today's Rural White Paper review.

'The critical link between a more effective planning system and the availability of affordable housing has been made before, and will be made again in the CLA's rural housing report to be published next month.

'While today's Government review recognises the continued shortage of affordable rural housing, proposals to change the policies set out in PPG3 planning guidelines are likely to make matters worse.

'The Government's intention to abolish 'exception sites' is particularly short-sighted, and will mean the loss of the only planning mechanism that delivers affordable housing developments in the right place and on the right scale. Exception sites allow developers to build affordable housing where they would otherwise not be permitted, on lower value agricultural land that makes the development economically viable.

'In terms of rural employment, the proposed guidelines in PPS7 on planning in the countryside marks a welcome shift in favour of rural businesses, but they urgently need to come into force. However, the document's undefined references to 'sustainable development' could end up stifling development in the countryside, for example if environmental protection policies outlined elsewhere in the document are given greater weight by local planning authorities.

"In order to achieve a living working countryside, with housing, services and employment, the Government needs to be clear about the importance of rural jobs, rural businesses and rural housing - including how these are achieved in practice.'

'Exception sites' policies were introduced by PPG3. They enable local authorities to grant permission for affordable housing to be developed on small sites on which housing development would not otherwise be permitted.

Because the land cannot be used for open market development, its value is significantly lower than would otherwise be the case, thus making it economically viable for it to be used for affordable housing.

As a condition of granting permission the authority requires the developer to enter into an agreement that the dwelling will remain as affordable housing in perpetuity.

http://www.defra.gov.uk/rural/rwpreview/default.htm

14th Jan 2004

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