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Farming
& Planning
The
Future for Farmers Planning
& Your Future Summary Notes
Full Government Guidance Notes
(Information taken from "A Farmer's Guide
to the Planning System, published by DEFRA & ODPM 2002)
The
Future for Farmers
In
its Rural White Paper, Our Countryside: the future, published
in November 2000, the Government explained how it would
help farmers to diversify. This included measures to
promote a flexible and consistent planning system that is
supportive of well-conceived farm diversification
proposals, particularly involving the re-use of existing
buildings for business purposes.
In
January 2002 the Government established an independent
Policy Commission on the Future of Farming and Food. The
Government intends that it's report will make a
substantial contribution towards a comprehensive and
sustainable new strategy for food and farming in England
which is properly integrated with wider goals, including
sustainable development and rural policies. The strategy was
launched in early autumn 2002, with the Government
engaging with stakeholders in its development.
Against
this background many more farmers need to start new, or
expand existing, agricultural and non-agricultural
enterprises. Well planned and managed, these enterprises
can benefit farmers, and the communities in which they
live. They can generate profitable alternative uses for
land and buildings and create and maintain new jobs and
services in the countryside.
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Planning
and Your Future
If you are engaged in agriculture and are
looking at opportunities to modernise, expand or diversify, it is
important that you understand how planning regulations may affect your
proposals and, where relevant, how to improve your chances of obtaining
planning permission.
If
you are proposing a change of use of land or buildings from agricultural
use, you will need to apply for planning permission. Planning
permission, where required, is often also a prerequisite of obtaining
grant funding for a project.
The
Government have produced a Guide
which applies to England. In Wales the Welsh Assembly Government are
issuing a farmer's guide to the planning system. In Scotland, the
Development Department of the Scottish Executive has published the
booklet, A Guide to Farm Diversification and Planning Permission in
Scotland which can be obtained from: The Scottish Executive,
Planning Division, Victoria Quay, Edinburgh EH6 6QQ, or from the
Executive web site at: www.scotiand.gov.uk/planning
.
Whatever
your position, you may find the following summary
useful.
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SUMMARY
Ø
Do
consider your ideas and options carefully, take time
to prepare and plan your development proposals properly, and allow
sufficient time for the process as a whole.
Ø
Do
consider what effect your proposals might have on local amenity, the
landscape and the environment, and on local services such as roads.
Ø
Do
talk to your local planning authority – usually your local council –
about your proposals; check whether you need planning permission and, if
so, what local planning policies might be relevant to your proposals.
Ø
Do
consult any neighbours or others who may be affected by your proposals,
and your elected local councillor(s).
Ø
Do
consider whether you might need professional advice and assistance (e.g.,
from planning consultants, land agents, surveyors like Benfield ATT) to
prepare your planning application, particularly if your proposals
involve large-scale or complex building development.
Ø
Do
find out whether you are eligible for free planning consultancy advice
under the Rural Enterprise Scheme administered by the Department for
Environment, Food and Rural Affairs (DEFRA) - Benfield ATT can help you
with this if required..
Ø
Do
take account of all the advice and comments you receive, be prepared to
amend your original ideas if necessary, and try to frame your proposals
to bring out the positive impact they will have (e.g., improving the
appearance of a run-down building, providing new employment
opportunities, or facilities for the local community).
Ø
Do
ensure that you present a clear and accurate planning application with
supporting plans, covering all the points likely to be of concern to the
planning authority.
Ø
Do
respond positively and helpfully to any requests from the planning
authority for further information; be prepared to be flexible in
adapting your proposals to meet any concerns of the authority.
Ø
If
your planning application is refused, do try to discuss the proposals
with the planning officer to see if the planning authority’s concerns
can be overcome, before you consider whether to appeal.
Ø
Do
read the Government's guide, available on line at www.defra.gov.uk,
and any guidance provided by your local planning authority.
Ø
Don’t
rush ahead with ill-considered and poorly prepared proposals.
Ø
Don’t
place too much weight on advice (e.g., from family of friends) about how
to obtain planning permission unless it is confirmed by the planning
authority or professional sources.
Ø
Don’t
rely on hearsay or assumptions (e.g., ‘a neighbour has planning
permission for a similar development, therefore I should get permission
for my proposal’).
Ø
Don’t
expect your local planning authority to tell you what sort of
development (e.g., diversification) would be best for you – that is
not heir role – although you can ask the authority what type of
developments are more likely to be acceptable in planning terms.
(Benfield ATT can help you with project assessments, feasibility studies
and business plans)
Ø
Don’t
assume that any indication of your chances of obtaining planning
permission that a planning officer might be prepared to give you prior
to the submission of an application, will automatically be reflected in
the final decision by the planning authority.
Ø
Don’t
expect an instant decision – you should allow at least eight weeks
from the submission of your planning application, unless the planning
authority has indicated otherwise.
Ø
Don’t
proceed with any development works without first checking with your
local authority about the need for planning permission (or for any other
forms of consent), and until any necessary permission and other consents
have been given.
Full Government
Guidance Notes are available on line at www.odpm.gov.uk
and www.defra.gov.uk
These explain how the planning
system works to help you decide whether you need to put in a planning
application and how to go about it. It gives practical advice
about presenting your application, what you need to consider, and what
you can do to make your case effectively.
If
you would like help with your planning and
development issues ...
Remember
Wherever you are ... Whatever you need ....
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