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Agriculture and Equestrian
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.
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
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.
And remember, if you would like help with
your planning or development issues, contact Benfield ATT.
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