Draft Planning Policy Statement (PPS) 7 - Sustainable Development in Rural Areas

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Part 1: Introduction

1. This consultation paper seeks comments on a draft of a new Planning Policy Statement (PPS) on Sustainable Development in Rural Areas. It is the Government's intention that this PPS (and accompanying guidance to be drafted) should, in due course, replace Planning Policy Guidance note 7 (PPG7), The Countryside - Environmental Quality and Economic and Social Development (February 1997). PPG7 can be viewed on the web site of the Office of the Deputy Prime Minister (ODPM) {under <Planning><Planning Policy>}.

2. Views and comments on the draft should be submitted to the address in paragraph 14 below by 12 December 2003.

Review of Planning Policy Guidance

3. Planning Policy Guidance notes (PPGs) set out the Government's national land use planning policies for England. The Government's Planning Green Paper, Planning - delivering a fundamental change, published in December 2001 (which can be viewed on the ODPM web site) announced that the Government intended to review all its planning policy guidance; to see whether it is needed; to seek greater clarity; and to remove from national policy guidance advice on practical implementation and policies which are better expressed at a regional or local level. Following consultation on the Green Paper, the Government announced (18 July 2002) that it intended to proceed with the proposals for review and reform of national planning policy guidance. In carrying out the review, the aim was not to change the existing balance of economic, social and environmental objectives.

4. In this context, the Office of the Deputy Prime Minister (ODPM), in close consultation with the Department for Environment, Food and Rural Affairs (DEFRA) and other relevant Government departments, has carried out a review of PPG7. The Government believes that there remains a strong requirement for a distinct set of national planning policies that address the particular circumstances of rural areas and the wider countryside. It is also the Government's view that the broad planning policy framework provided by PPG7 remains appropriate. However, it has concluded that a considerable amount of the material in PPG7, particularly in its annexes, is out of date and/or inappropriate for a shorter, focused Statement of national Planning Policies.

Draft PPS7 - The Government's Proposals

5. In the light of its review and the conclusions reached, the Government has drafted PPS7, as set out in Part 2 of this Paper, for public consultation. The draft sets out the Government's broad policy objectives relevant to rural areas in England, and its proposed planning policies that will help deliver these objectives. These policies are firmly based on the principles of sustainable development and the need to protect the wider, largely undeveloped countryside for the benefit of all.

6. Most of the policies in draft PPS7 reproduce, or are closely based on, existing policies in PPG7, updated as appropriate. There are new policies proposed on the replacement of buildings in the countryside, and on equine-related activities, whilst the policies on community services and on tourism and leisure are expanded. In relation to tourism and leisure, the draft reflects the policies the Government would expect to include in PPS7 if it decides to proceed with its proposals (which have been subject to separate consultation) to cancel PPG21, Tourism. The proposals in draft PPS7 also include a significant change to the policy on local countryside designations.

7. In line with an answer given on 23 April 2001 by Beverley Hughes, then Parliamentary Under Secretary of State at the Department of the Environment, Transport and the Regions, to a parliamentary question from David Heath MP, the Government proposes to remove the specific policy exception in paragraph 3.21 of PPG7 which allows large, high quality houses to be built in the open countryside. Accordingly, this exception is not included in draft PPS7.

8. The Government considers that a considerable amount of the existing text and information in PPG7 would be extraneous to the new form of PPS introduced by the Planning Green Paper. It has therefore sought to omit from the draft most of the background, contextual and non-planning material in PPG7, as well as material setting out statutory requirements (as opposed to policy) and guidance on how policies are to be implemented. It has also sought to minimise duplication of policies more appropriately set out in other PPGs, and any successor PPS, and the number of cross-references to these documents.

9. The draft includes one annex (Annex A) which sets out important policy criteria for new occupational dwellings in the countryside. It also sets out the policy on the imposition and removal of occupancy conditions for such dwellings. This Annex is based on Annex I to PPG7, with some modifications. In particular, it proposes that the policy criteria applied to farm and forestry workers' dwellings should also be applied to countryside dwellings associated with other occupations, as appropriate.

10. The Government proposes to issue accompanying guidance on agricultural and forestry permitted development rights when the final version of PPS7 is published. It is anticipated that this guidance would be closely based on Annex E to PPG7, amended to reflect any changes that may be made as a result of the current Government review of the Town & Country Planning (General Permitted Development) Order 1995.

The Government would welcome views, particularly from planning authorities, on whether separate guidance on any other aspects of the planning policies in PPS7 would assist in the implementation of these policies.

Relationship with other policies and policy reviews

11. The policies in draft PPS7 would complement, but would not change, other national planning policies (e.g. those set out in other PPGs). This draft reflects Government policies at the time of drafting and, with the exception of the proposals to cancel PPG21, does not attempt to anticipate the outcome of other reviews or proposals. Examples of such reviews include the review and update of guidance on planning for affordable housing announced in The Communities Plan, and a review, led by DEFRA, on the present policy in respect of best and most versatile agricultural land. Both these reviews are subject to separate consultations. The final version of PPS7 will reflect any resulting policy changes effected before it is published, as appropriate.

12. The final published version will also reflect, as necessary, any changes to the planning system brought about through the Government's package of planning reforms, in particular, and subject to Parliamentary approval, the proposals in the Planning and Compulsory Purchase Bill.

13. A partial Regulatory Impact Assessment (RIA) is set out in Part 3 of this Paper. Respondents are also welcome to express their views on this RIA.

Consultation arrangements

14. The period of public consultation will last for 12 weeks and responses should be submitted to arrive at the ODPM by 12 December 2003. All responses, and any questions about this consultation, should be directed to:

Phil Grant
Office of the Deputy Prime Minister
Planning Policies Division (A)
Zone 4/J6
Eland House
Bressenden Place
London
SW1E 5DU

Telephone: 020 7944 3978
Fax: 020 7944 3949

Or by e-mail to: pps7consultation@odpm.gsi.gov.uk

15. It would be helpful if responses from representative groups could provide a summary of the people and organisations they represent.

16. Responses may be made available for public inspection in the ODPM library. The ODPM will assume that you do not object to this approach to openness unless notified otherwise. Consultation responses may also be included in a statistical summary and a summary of responses may subsequently be published on the ODPM web site.

17. This consultation is being conducted in accordance with the Government's Code of Practice on Written Consultation. The criteria are reproduced in Part 4 of this consultation paper. Any procedural observations or complaints about the consultation exercise should be sent to Siobhan Benita, ODPM, Room 3/17, 26 Whitehall, London, SW1A 2WH; or by e-mail to: Siobhan.benita@odpm.gsi.gov.uk