The South West region has around 30 local planning authorities (LPAs) which decide planning applications in their areas. Anyone wanting to build a new home – or establish an intentional community – will invariably have to have planning permission in place*.

As well as national planning policy, each LPA has its own planning policies. Many LPAs fall back on traditional policies of restraint in the countryside. Some are willing to embrace alternative forms of housing such as low impact development or community-led housing.

We’ve looked through the various local plan documents, using a range of relevant search terms. The notable findings are below…

Cornwall – The draft Climate Change development plan document has a policy that is supportive of “Regenerative and Low Impact Development (One Planet Development)” (draft policy AL1). According to The Land magazine “It is fairly similar to the Welsh OPD policy, but not as prescriptive in terms of achieving self-sufficiency (though that could come with supplementary planning guidance)”. The draft plan is due to be considered by Cornwall Council shortly, and if approved it will be submitted to the secretary of state for public examination.

Dartmoor National Park – The draft Dartmoor Local Plan has a policy on low impact residential development (policy 3.12). This is designed to enable small scale residential development with a exceptionally low environmental impact. There are ten main criteria to comply with and permission will initially be given on a temporary basis. So, like OPD in Cornwall, this is one to watch. The local plan is due to be adopted by the end of 2021.

Torbay – The Torbay Local Plan offers support for self-build affordable housing in the countryside, to meet the needs of local communities (policy H3). This an exception to normal policies and subject to various criteria.

Sedgemoor District – The Sedgemoor Local Plan has a policy that supports small-scale self build in rural areas (policy D9). This allows for up to 9 homes, well related to rural settlement boundaries. In some circumstances, occupants have to demonstrate a local connection.

Mendip District – The draft Mendip Local Plan Part 2 – Sites and Policies supports single self build plots as an exception to normal policy. Also in Mendip: the Frome Neighbourhood Plan has a specific policy on self build and community housing, on land adjoining the existing development limit of the town.

Bristol City – The draft Local Plan has a policy encouraging self-build and community-led housing, with site allocations specifically for self-build and community-led housebuilding (draft Policy H5).

Stroud District – The Stroud Local Plan has a guiding principle to support low-impact development which will boost the rural economy, including farm diversification. There is also encouragement for organic and permaculture farming methods.

Cotswold District – The Cotswold Local Plan includes support for single self build plots subject to certain criteria, including being in housing need and having a local connection (policy H3).

If any of the above plans or policies sound like they could be of interest – or relevant to a new project or idea you are involved in – then do follow the links and explore the plans in more detail. Most of them have a series of criteria to comply with; other policies within the plans may also be relevant.

LPAs are – gradually over time – replacing their local plans and planning policies with new ones, so it’s worth keeping an eye out for consultations and having your say. Most LPAs have updates you can sign up for.

Notes

• The above list doesn’t include policies requiring housing developments to include a certain proportion of self build plots, or standard policies relating to rural worker’s dwellings, as most councils have these policies.
• Apart from the example from Frome, the list doesn’t refer to Neighbourhood Plans which are an additional consideration in areas where they have been prepared.
• Just because an LPA isn’t included in the above list does not mean it is unwilling to entertain alternative forms of housing. It is usually possible to seek informal (pre-application) advice from your LPA.

* Unless permitted development rights apply, where it’s possible to convert a building into a dwelling without needing full planning permission. See… Permitted development rights (England)

Featured image: Exmoor countryside

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