Rural Housing

Rural Housing This policy applies to all locations outside of allocated sites and the defined Built-up Area Boundaries of settlements, as defined in Policy DS.8 and shown on the Policies Map. Proposals for residential development in the above rural locations will be supported in the circumstances set out below. A. Rural Exceptions Local communities are encouraged to bring forward proposals for affordable housing schemes which meet the needs of their communities in accordance with Policy HO.5 B. Self-Build and Custom-Build Housing Small scale schemes for self-build and/or custom-build housing to meet an identified need where the prospective occupier has the primary influence on the design, in accordance with Policy HO.12. C. Changes to Existing Buildings The following proposals will also be supported in principle where they relate to existing buildings: 1. Conversion and/or change to a residential use of a redundant or disused building in open countryside, constructed of brick or stone, that is Listed or of local historic, architectural or other merit. In such cases, residential should be the only viable use and the building should be capable of conversion in a manner that is appropriate to its character and setting. 2. A dwelling that forms part of the conversion of a building in open countryside where it is ancillary to a business and is necessary to ensure the efficient and secure operation of the business. 3. A replacement dwelling subject to its scale and design not causing inappropriate harm to the character of the area or to neighbouring properties. 4. Alterations and extensions to existing buildings in accordance with Policy BN.13 subject to their scale and design not causing inappropriate harm to the character of the area or to neighbouring properties. D. New Homes New homes will also be supported in principle in the following circumstances: 1. Redevelopment of a site for residential development where the current use has been the cause of prolonged environmental conflict. 2. A small-scale expansion of an existing lawful mobile or park home site, including Gypsy & Traveller site and Travelling Showpeople yard where this would secure benefits to its function and appearance. 3. A permanent dwelling for occupation by a person engaged in an agricultural operation or other form of use that can only reasonably be carried out in the countryside, subject to a functional need being established. 4. A new single dwelling in open countryside which is of exceptional quality and design and makes a positive contribution to the character of the local area. DS.12 Development Management Considerations 1. In relation to part C1 in the policy - there may be circumstances where the conversion to residential use of a building of historic or other interest which is situated in open countryside offers the only viable prospect of maintaining that building in a good state of repair. However, evidence must be produced to show that the building has been robustly marketed for a business use. In the case of a Listed Building it will be necessary to demonstrate that a business use is not a viable option because of the particular characteristics of the building and/or its site and surroundings. 2. In relation to part C2 in the policy - schemes with an element of residential development will be considered when a dwelling is proven to be essential for the efficient and secure operation of a business use. Sufficient evidence will be sought by the Local Planning Authority through a comprehensive appraisal of the business in order to justify permanent residential accommodation. 3. In relation to part C2 in the policy - a business plan should be submitted with a planning application to demonstrate the degree of linkage between the business and residential uses. In all cases the scale of the residential element must be directly related and subsidiary to the business uses. Any dwelling approved on this basis will be subject to a strict occupancy condition. 4. In relation to part C3 in the policy - unless significant environmental benefits would accrue, a replacement dwelling should be located within the curtilage of the existing dwelling. The existing dwelling should have the benefit of a lawful planning use and not have been substantially demolished and/or abandoned. 5. In relation to part D1 in the policy – a documented history of environmental conflict will be required to accompany a planning application to seek to justify a redevelopment scheme. 6. In relation to part D2 in the policy - any proposal must be comprehensive and show how improvements to the existing site would be secured. 7. In relation to part D3 in the policy - the Local Planning Authority will require sufficient evidence to demonstrate that there is an essential need for a person or persons to be present on the site at all times sufficient to justify the provision of residential accommodation. A case based solely on grounds of security will not necessarily be sufficient. The future sustainability of the enterprise will be taken into consideration along with established functional and financial tests. Policy Justification 2.9.33 The SWLP seeks to ensure that all three aspects of sustainable development - environment, economy and society - are achieved in a balanced manner in the countryside and the villages that lie within it. The attractive environment, combined with relatively low crime and unemployment rates, make rural parts of Stratford-on-Avon District attractive places to live, work and visit. This exerts pressure for development in the countryside. 2.9.34 The importance of maintaining and enhancing the environmental quality of the countryside, whilst at the same time providing for the needs of rural communities and businesses, is a critical function of planning policy relating to the countryside. Rural services have declined significantly in recent years through the processes of centralisation and rationalisation. Public transport is poor or non-existent in a number of rural settlements and house prices remain high and out of reach of those in rural jobs. In many villages there remains a significant need for affordable housing. Given all of the above, the approach in the SWLP seeks to strike the right balance of ensuring the vitality of rural villages remains. This will be achieved by supporting developments that meet local needs, including through the production of neighbourhood development plans, whi