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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

Planning Policy Statements (PPSs) set out the policies of the Department of the Environment on particular aspects of land-use planning and apply to the whole of Northern Ireland. Their contents will b

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 Department of the Environment is responsible for development management in Northern Ireland. The Planning Service, an Agency within the Department, administers its planning functions. The Departme

NI-wide·PPS 21 Sustainable Development in the Countryside

In a Statement to the Assembly on 1 June 2010, the Minister of the Environment indicated that the policies in this final version of PPS 21 should be accorded substantial weight in the determination of

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 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

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 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

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

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

Planning permission may be granted for a group of no more than 14 dwellings adjacent to or near a small settlement or within a designated Dispersed Rural Community to provide social and affordable hou

NI-wide·PPS 21 Sustainable Development in the Countryside

In assessing the acceptability of sites outside a small settlement, the following sequential test in terms of location will be applied: (a) land adjacent to the existing settlement limit, subject to a

NI-wide·PPS 21 Sustainable Development in the Countryside

Where the need relates to a Dispersed Rural Community the housing group should be located adjacent or close to a traditional focal point such as a church, hall, school or community centre.

NI-wide·PPS 21 Sustainable Development in the Countryside

All proposals will need to be sited and designed to integrate sympathetically with their surroundings and meet other planning criteria and policy requirements.

NI-wide·PPS 21 Sustainable Development in the Countryside

Generally only one group will be permitted in close proximity to any particular rural settlement or within any particular Dispersed Rural Community.

NI-wide·PPS 21 Sustainable Development in the Countryside

Applications for social and affordable housing groups will be restricted to Registered Housing Associations. Such proposals will need to be accompanied by information demonstrating that the potential

NI-wide·PPS 21 Sustainable Development in the Countryside

Planning permission will be granted for a dwelling in the countryside for the long term needs of the applicant, where there are compelling, and site specific reasons for this related to the applicant'

NI-wide·PPS 21 Sustainable Development in the Countryside

There may be cases where special personal or domestic circumstances require a new house in the countryside. Such cases will include instances where a young adult who requires a continuing and high lev

NI-wide·PPS 21 Sustainable Development in the Countryside

Planning permission will be granted for a dwelling house in connection with an established non-agricultural business enterprise where a site specific need can be clearly demonstrated that makes it ess

NI-wide·PPS 21 Sustainable Development in the Countryside

Established non-agricultural business enterprises, located in the countryside, may require residential accommodation. The presence of such a business is not, of itself, sufficient justification to gra

NI-wide·PPS 21 Sustainable Development in the Countryside

A business which has been operating satisfactorily without residential accommodation will be expected to demonstrate why accommodation is now considered necessary in order to enable the enterprise to

NI-wide·PPS 21 Sustainable Development in the Countryside

Planning permission will be refused for a building which creates or adds to a ribbon of development. An exception will be permitted for the development of a small gap site sufficient only to accommod

NI-wide·PPS 21 Sustainable Development in the Countryside

Ribbon development is detrimental to the character, appearance and amenity of the countryside. It creates and reinforces a built-up appearance to roads, footpaths and private laneways and can sterilis

NI-wide·PPS 21 Sustainable Development in the Countryside

For the purposes of this policy a road frontage includes a footpath or private lane. A 'ribbon' does not necessarily have to be served by individual accesses nor have a continuous or uniform building

NI-wide·PPS 21 Sustainable Development in the Countryside

Many frontages in the countryside have gaps between houses or other buildings that provide relief and visual breaks in the developed appearance of the locality and that help maintain rural character.