Regulation 19 Rutland Local Plan

Ends on 2 December 2024 (25 days remaining)

Location of Development

What will these policies do?

Planned Limits of Development (PLDs) have been drawn around the two towns and the 21 Larger Villages identified in the development strategy at SS1. The PLDs define the area within which development will generally be considered acceptable in principle in accordance with Policy SS2.

PLDs have not been defined for the small villages and hamlets, where development is not generally considered appropriate. Land outside of defined PLDs (including the small villages and hamlets listed in policy SS1) is considered to be countryside where new development will be limited to the circumstances set out in Policy SS3.

Policy SS3 recognises that outside PLDs there may some limited opportunity for small scale development immediately adjacent to settlements as infill, rounding off and appropriate redevelopment of previously development land. This approach will help to protect small settlements and the open countryside from inappropriate development and enhance landscape and townscape character, whilst also allowing some flexibility to allow for limited growth through the application of policy criteria.

Policy SS2 – Development within Planned Limits of Development Comment

Proposals for development within the Planned Limits of Development (PLDs) indicated on the Policies Maps, which are in accordance with all relevant Local Plan policies will be supported in principle.

It should be noted that not all development will be acceptable within the PLDs as proposals will be considered on their own merits with regard to the policies of this plan and any made Neighbourhood plan.

Proposals for development on sites which adjoin the Planned Limits of Development of Oakham and Barleythorpe, Uppingham and the Larger Villages (as listed in SS1b) may be permitted for:

  1. major housing applications only where it is clearly evidenced that the proposal is needed to maintain a sufficient supply of deliverable and developable housing land (usually a 5 year land supply), in accordance with the requirements of national planning policy and Policy SS1 of this Local Plan; or
  2. small scale housing proposals for infill and redevelopment in accordance with Policy SS3; or
  3. local business and community needs, where the site makes use of previously developed land and is physically well related to the existing built form;

In all cases it must be demonstrated that the development is sensitive to its surroundings and will not have an unacceptable impact on local roads and exploits any opportunities to make a location more sustainable (for example by improving the scope for access on foot, by cycling or by public transport)

This is a strategic policy and significant changes to PLDs defined through the neighbourhood planning process will be incompatible with it. This does not however prevent Neighbourhood Plans from proposing small scale adjustments to PLDs to allow for additional development which meets their community's needs. Where such allocations are made in a neighbourhood plan the PLD will be reviewed and amended by the subsequent Local Plan review.

Policy SS3 – Small scale development on the edge of settlements Comment

Proposals for any of the development types listed below and which are very small in scale * will be supported where essential criteria a) – h) below are met:

  1. redevelopment of previously developed land or buildings;
  2. an infill plot within a substantially built-up frontage;
  3. where development will improve or enhance the existing settlement edge

The proposal must:

  1. be well designed and proportionate in size / scale, layout and character to the setting and reflect the existing pattern of development of the immediate locality;
  2. be adjacent to the existing built form and maintain or enhance the pattern, character and setting of the settlement;
  3. not extend obtrusively into the open countryside and be appropriate to the environmental, heritage and landscape character with specific reference to the Rutland Landscape Character Assessment 2022 or any subsequent character assessment published by the Council;
  4. not harm or erode the public amenity of open spaces or gaps that contribute to the character of the village, including sites identified as Important Open Spaces and Frontages;
  5. support or enhances the vitality of the local community or enable the delivery of essential infrastructure to support growth proposals;
  6. not have an adverse cumulative impact on the settlement with regard to other developments permitted during the plan period; and
  7. demonstrate clear evidence of substantial support from the local community** through an appropriate, thorough and proportionate pre-application community consultation exercise. Where this cannot be determined, support (or otherwise) should be sought from the Town or Parish Council or Neighbourhood Plan Group or Forum

Development of isolated sites outside the existing pattern and form of a settlement will not be considered acceptable.

* Very small-scale development means that which is proportionate in scale and density, and complementary with the size and character of the settlement and its surroundings. It is expected that housing development on such sites will usually be 1-2 new dwellings, although exceptionally there may be sites which yield up to a maximum of 5 dwellings (in order to make the best and most efficient use of land).
** 'demonstration of clear local community support' means that at the point of submitting a planning application, evidence should be included which clearly demonstrates local community support for the scheme, generated via a thorough, but proportionate, pre-application consultation exercise. Where demonstratable evidence of local community support or objection cannot be determined, there will be a requirement for support from the applicable Parish or Town Council or Neighbourhood Plan Group. If an applicant is in doubt as to what would constitute a 'thorough but proportionate', preapplication consultation exercise, they should contact the local planning authority.

Why is this policy needed?

To promote sustainable development in the countryside, the NPPF expects housing to be located where it will enhance or maintain the vitality of rural communities. The NPPF also says that planning policies should be responsive to local circumstances and support housing development which reflects local needs and policies should identify opportunities for villages to grow and thrive, especially where this will support local services.

Development within Planned Limits of Development

Planned Limits of Developments (PLDs) define the extent of existing built-up areas of the main towns and larger villages in the County. Development within PLDs is considered to be acceptable in principle, subject to compliance with detailed polices in this plan. It should not, however, be assumed that all land within the PLDs has potential for future development. PLDs have the following functions:

  • define where development will be acceptable in principle because it meets the objectives of delivering sustainable development;
  • prevent inappropriate development (or encroachment) across into the countryside and open areas;
  • control the scale and location of development by establishing the limit for the outward expansion of settlements;
  • encourages sustainable redevelopment within settlements

The PLDs defined in the Local Plan have been reviewed and updated in accordance with new criteria set out in the Rutland Planned Limits of Development Review report 2023. In addition to the criteria and methodology set out in the review the PLDs have also been amended to include within the boundaries:

  • site which are under construction or where planning permission has been granted.
  • sites which are allocated for development in this Local Plan or made Neighbourhood Plans (as at 31.03.24)

Defining PLDs help to maintain a sustainable development strategy by focusing the majority of new development in the County's most sustainable settlements, where there is better access to services facilities and job opportunities and better transport links.

Development in small villages and hamlets without a Planned Limit of Development

Rutland has a large number of very small villages and hamlets which have few or no services, facilities, or job opportunities. Many of these settlements have a rural character that often merges into the surrounding countryside. These settlements are not sustainable locations for housing growth. Therefore, Planned Limits of Development have not been defined around them and no land has been allocated for development.

There may, however be opportunities for local, very small-scale development to take place on the edges of settlements with PLDs and smaller villages and hamlets. Small scale development on the edge of settlements may help to support the viability and vitality of a village in accordance with the NPPF. Any such development on the edge of a settlement should be limited to infill sites, rounding off and the re-use and redevelopment of previously developed land and buildings and must be located adjacent to the existing built-up part of a settlement. Any housing development that is permitted in these locations will be 'windfalls' to the housing land supply.

Development of isolated sites outside the existing pattern and form of a settlement will not be considered acceptable.

Policy SS3 assumes that development arising from development at the edge of settlements will be very small-scale. This means that which is proportionate in scale and density, and complementary with, the size and character of the settlement and its surroundings. It is expected that housing development on such sites will usually be limited to 1-2 new dwellings, although exceptionally there may be a case for a site to yield up to a maximum of 5 dwellings if this makes the best and most efficient use of land.

Any development provided through this policy also needs to be in keeping with the character of the locality. Care should be taken that such development, does not harm open spaces or gaps that make a positive contribution to the character of the village, including views and vistas, particularly sites identified as Important Open Spaces and Frontages. Careful consideration also needs to be given to the cumulative impact of new development which can, over time, erode the character of rural settlements and/ or lead to the coalescence of groups of buildings to produce a more 'urban' form.

Development proposals on the edge of a settlement must be supported by the local community and evidence that thorough and proportionate pre-application consultation has been undertaken to demonstrate community support will be required as part of the planning application submission. Where demonstratable evidence of local community support or objection cannot be determined, there will be a requirement for support from the applicable Parish or Town Council or Neighbourhood Plan Group. If an applicant is in doubt as to what would constitute a 'thorough but proportionate', preapplication consultation exercise, they should contact the local planning authority.

Definitions

  • Previously developed land is defined in the National Planning Policy Framework.
  • Infill development is defined as a small gap within a continuously built-up frontage.
  • Small scale (for the purpose of this policy) means development of 5 dwellings or fewer)

Supporting Evidence

Landscape Sensitivity Report (July 2023)
Planned Limits of Development (PLD) Review (October 2023)

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