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NI-wide·PPS 21 Sustainable Development in the Countryside

This Planning Policy Statement, PPS 21 sets out planning policies for development in the countryside. For the purpose of this document the countryside is defined as land lying outside of settlement li

NI-wide·PPS 21 Sustainable Development in the Countryside

This Planning Policy Statement, PPS 21 sets out planning policies for development in the countryside. For the purpose of this document the countryside is defined as land lying outside of settlement li

NI-wide·PPS 21 Sustainable Development in the Countryside

The policy provisions of this PPS will take precedence over the following provisions of A Planning Strategy for Rural Northern Ireland (PSRNI): Policy SP 5 Dispersed Rural Communities; Policy SP 6 Hou

NI-wide·PPS 21 Sustainable Development in the Countryside

the Slieve Croob CPA Zone A as identified in Banbridge District Rural Area Subject Plan 1986-1998; the Ring of Gullion CPA Zone A as identified in Newry and Mourne Rural Area Subject Plan 1986-1999; a

NI-wide·PPS 21 Sustainable Development in the Countryside

The policy provisions of this PPS will take precedence over PPS 4 insofar as it relates to proposals for farm diversification, and Policy BH15 of PPS6 insofar as it relates to buildings in the country

NI-wide·PPS 21 Sustainable Development in the Countryside

There are a limited number of policies remaining in the PSRNI, as well as a number of Planning Policy Statements that distinguish between development in Green Belts/CPAs and non-policy areas. In such

NI-wide·PPS 21 Sustainable Development in the Countryside

The promotion of a sustainable approach to development is now a major tenet of Government policy. The Regional Development Strategy (RDS) for Northern Ireland further recognises that the application o

NI-wide·PPS 21 Sustainable Development in the Countryside

The Regional Development Strategy (RDS) provides an overarching strategic framework for development plans and planning policies. It also provides a framework to protect and enhance the physical, natur

NI-wide·PPS 21 Sustainable Development in the Countryside

It reflects national and international commitments to a sustainable approach to accommodating growth within the Region. It states that the cumulative impact of development in the countryside has the p

NI-wide·PPS 21 Sustainable Development in the Countryside

Published in May 2006, the Sustainable Development Strategy highlights the need for action to address growing concerns about unsustainable trends including adverse impact upon our environment. Its sup

NI-wide·PPS 21 Sustainable Development in the Countryside

One of the main initiatives of the Habitats Directive is the creation of a European network of "Natura 2000" wildlife sites made up of Special Areas of Conservation (SACs) under the Habitats Directive

NI-wide·PPS 21 Sustainable Development in the Countryside

These sites aim to maintain or restore the extent and quality of rare habitat types and to ensure that rare species can survive and maintain their populations and natural range on a long-term basis. T

NI-wide·PPS 21 Sustainable Development in the Countryside

The Rural Strategy 2007-2013 was published by the Department of Agriculture and Rural Development (DARD) on 9 October 2006. The Strategy provides a broad strategic context for rural policy which takes

NI-wide·PPS 21 Sustainable Development in the Countryside

In addition, DARD's Strategic Plan 2006-2011 has amongst its stated goals the strengthening of social and economic infrastructure in rural areas as well as the development of a more sustainable enviro

NI-wide·PPS 21 Sustainable Development in the Countryside

The aim of PPS 21 is to manage development in the countryside: • in a manner consistent with achieving the strategic objectives of the Regional Development Strategy for Northern Ireland 2025; and • in

NI-wide·PPS 21 Sustainable Development in the Countryside

The objectives of PPS 21 are: • to manage growth in the countryside to achieve appropriate and sustainable patterns of development that meet the essential needs of a vibrant rural community; • to cons

NI-wide·PPS 21 Sustainable Development in the Countryside

The development plan process plays a key role in identifying the countryside assets of different parts of the Region and balancing the needs of rural areas/communities with protection of the environme

NI-wide·PPS 21 Sustainable Development in the Countryside

Countryside Assessments are an integral part of the development plan-making process and PPS 1 General Principles advises that they will normally include the following four interrelated strands: • an E

NI-wide·PPS 21 Sustainable Development in the Countryside

Arising from the process of Countryside Assessment local policies may be brought forward in the development plan to complement or amplify regional policies on matters specific to the local circumstanc

NI-wide·PPS 21 Sustainable Development in the Countryside

In addition there are some areas of the countryside with exceptional landscapes, such as the High Mournes, stretches of the coast or lough shores, and certain views or vistas, wherein the quality of t

NI-wide·PPS 21 Sustainable Development in the Countryside

In the interests of promoting rural regeneration, and in recognition of the strong sense of belonging and sense of place in certain rural areas the planning authority, through the development plan pro

NI-wide·PPS 21 Sustainable Development in the Countryside

The criteria for designation as a DRC includes: • location in a remoter rural area and away from areas of development pressure close to existing towns;

NI-wide·PPS 21 Sustainable Development in the Countryside

• association with a traditional focal point, where there is convincing evidence of local community activity; with the existence of social and recreational facilities, such as a church, hall, school,

NI-wide·PPS 21 Sustainable Development in the Countryside

A limit of development will not necessarily be drawn round the existing dispersed settlement pattern, as this may be an unnecessary obstacle to promoting the regeneration of the community and gives no

NI-wide·PPS 21 Sustainable Development in the Countryside

In exercise of its responsibility for development management in Northern Ireland the Department assesses development proposals against all planning policies and other material considerations that are

NI-wide·PPS 21 Sustainable Development in the Countryside

There are a range of types of development which in principle are considered to be acceptable in the countryside and that will contribute to the aims of sustainable development. Details of these are se

NI-wide·PPS 21 Sustainable Development in the Countryside

Planning permission will be granted for an individual dwelling house in the countryside in the following cases: a dwelling sited within an existing cluster of buildings in accordance with Policy CTY 2

NI-wide·PPS 21 Sustainable Development in the Countryside

Planning permission will be granted for non-residential development in the countryside in the following cases: • farm diversification proposals in accordance with Policy CTY 11; • agricultural and for

NI-wide·PPS 21 Sustainable Development in the Countryside

• an extension to a dwelling house where this is in accordance with the Addendum to PPS 7; or • Travellers Accommodation where this is in accordance with Policy HS 3 of PPS 12.

NI-wide·PPS 21 Sustainable Development in the Countryside

The countryside is a unique resource. It contains landscapes of considerable quality and amenity, important indications of our cultural heritage and is also significant in terms of nature conservation

NI-wide·PPS 21 Sustainable Development in the Countryside

However, while the countryside has traditionally contained a substantial number of individual houses and other buildings, significant concern has been expressed by many about development trends and th

NI-wide·PPS 21 Sustainable Development in the Countryside

In recent years there has been an accelerating pressure for development throughout the countryside, in particular single new dwellings.

NI-wide·PPS 21 Sustainable Development in the Countryside

Over development in the open countryside would have the potential to bring with it significant environmental, financial and social costs. These can be

NI-wide·PPS 21 Sustainable Development in the Countryside

The continuation of these development trends in the countryside is now judged to represent a significant threat to the environment and therefore is considered to be unsustainable. For this reason, str

NI-wide·PPS 21 Sustainable Development in the Countryside

Agriculture continues to be of major importance to the economy of the rural area. With the restructuring of the industry ongoing in response to the continuing change to agricultural support measures b

NI-wide·PPS 21 Sustainable Development in the Countryside

Opportunities also exist for tourism growth, particularly through the sympathetic conversion or re-use of existing buildings in the countryside. Exceptionally, new build accommodation may also be acce

NI-wide·PPS 21 Sustainable Development in the Countryside

Appropriate industrial and commercial enterprises, including minerals development and necessary infrastructure will be facilitated, as well as proposals for new community buildings and uses where thes

NI-wide·PPS 21 Sustainable Development in the Countryside

Within a Dispersed Rural Community (DRC) designated in a development plan planning permission will be granted to suitable proposals for a small cluster or 'clachan' style development of up to 6 houses

NI-wide·PPS 21 Sustainable Development in the Countryside

Some rural areas display symptoms of economic and social disadvantage. These areas may contain dispersed communities with a strong sense of identity. In the interests of promoting rural regeneration t

NI-wide·PPS 21 Sustainable Development in the Countryside

The determining factors, on any proposal in a DRC, will be the scale of development proposed, visual impact, and its association or integration with the existing pattern of settlement. Other service c

NI-wide·PPS 21 Sustainable Development in the Countryside

Planning permission will be granted for a dwelling at an existing cluster of development provided all the following criteria are met: • the cluster of development lies outside of a farm and consists o

NI-wide·PPS 21 Sustainable Development in the Countryside

Planning permission will be granted for a replacement dwelling where the building to be replaced exhibits the essential characteristics of a dwelling and as a minimum all external structural walls are

NI-wide·PPS 21 Sustainable Development in the Countryside

Favourable consideration will however be given to the replacement of a redundant non-residential building with a single dwelling, where the redevelopment proposed would bring significant environmental

NI-wide·PPS 21 Sustainable Development in the Countryside

In cases where a dwelling has recently been destroyed, for example, through an accident or a fire, planning permission may be granted for a replacement dwelling. Evidence about the status and previous

NI-wide·PPS 21 Sustainable Development in the Countryside

The retention and sympathetic refurbishment, with adaptation if necessary, of non-listed vernacular dwellings in the countryside will be encouraged in preference to their replacement. Proposals involv

NI-wide·PPS 21 Sustainable Development in the Countryside

In cases where the original building is retained, it will not be eligible for replacement again. Equally, this policy will not apply to buildings where planning permission has previously been granted

NI-wide·PPS 21 Sustainable Development in the Countryside

In addition to the above, proposals for a replacement dwelling will only be permitted where all the following criteria are met: • the proposed replacement dwelling should be sited within the establish

NI-wide·PPS 21 Sustainable Development in the Countryside

For the purposes of this policy 'curtilage' will mean the immediate, usually defined and enclosed area surrounding an existing or former dwelling house.

NI-wide·PPS 21 Sustainable Development in the Countryside

The policy provisions of PPS 6 state that there is a presumption in favour of the retention of buildings listed as being of special architectural or historic interest. Planning permission will not the

NI-wide·PPS 21 Sustainable Development in the Countryside

All permissions for a replacement dwelling granted under this policy will be subject to a condition requiring demolition of the existing dwelling or restricting its future use if it is to be retained