Within current local Planning Policy (PPS21) there are a number of opportunities to gain Planning Permission in Northern Ireland within the Countryside.

What are the main categories of PPS21?

PPS21 has several categories with individual rules to help gain planning permission in Northern Ireland, which can only be applied under the following categories:

• CTY 2a – New Dwellings in Existing Clusters
• CTY 3 – Replacement Dwellings
• CTY 4 – Building / Barn Conversions
• CTY 6 – Personal & Domestic Circumstances
• CTY 7 – Dwellings for Non-Agricultural Business
• CTY 8 – Infill Sites / Gap Sites
• CTY 9 – Residential Caravans & Mobile Homes
• CTY 10 – Dwellings on Farms
• CTY 11 – Farm Diversification

Lets look at the three most common categories in more detail.

CTY 3 – Replacement Dwellings

Planning permission may be granted for a replacement dwelling as long as the dwelling to be replaced exhibits the essential characteristics of a dwelling and as a minimum all external structural walls are substantially intact.

All permissions for replacement dwellings granted under this policy will be subject to a condition requiring demolition of the existing dwelling or restricting its future use if it is to be retained as part of the overall scheme proposal.

Important information for replacement dwellings:

• Suitable for anyone – not related to farming
• Exhibits characteristics of a dwelling
• Substantially intact
• Generally replaced on footprint
• Only replaced once
• Existing Access / Entrance

CTY 8 – Infill Sites / Gap Sites

Planning applications will be permitted for the development of a small gap site sufficient only to accommodate up to a maximum of two houses within an otherwise substantial and continuously built up frontage, provided this respects the existing development pattern along the frontage in terms of size, scale, siting, plot size and meets other planning and environmental requirements.

The definition of a substantial and built up frontage includes a line of 3 or more buildings along a road frontage without accompanying development to the rear.

Important information for Infill Gap Sites:

• Line of 3 or more Existing Buildings
• Site must be between 2 buildings
• All buildings must be Visually-Linked
• Substantial, Built-up Frontage
• Along Road/Private Lane Frontage
• Site can be for 1 or 2 dwellings
• Special Circumstances: Light Industry
• Access / Entrance

CTY 10 – Dwelling on a Farm

Under the new Planning Policy, one dwelling is permitted on a farm every 10 years (applies from 2008 on).

To help minimise impact on the character and appearance of the landscape these dwellings are to be located and grouped close with an established group of farm buildings.

New houses on farms will not be acceptable unless the existing farming business is both established and active for at least a period of 6 years. The applicant will therefore be required to provide the farm’s DAERA business ID number along with other evidence to prove active farming over the required period.

Important information for Dwellings on a Farm:

• Active Farm Business / Landowner
• Business ID / Evidence for 6+ years
• New site once every 10 years
• Can be Sold-Off
• Visually linked with Existing Farm Buildings / Dwelling
• No Buildings – Best Location Available
• Existing Lane-way (preferably)
• Also applicable for Equestrian farmers, Donkey Sanctuaries
• Special Circumstances: Out-lying Farms / Sites
• Access / Entrance

We have created a handy link HERE to a Planning Policy guide document.

If you have a site in the countryside and you would like to discuss if it would be suitable for development please contact us to arrange a consultation.