We are extremely pleased to share that planning permission has been granted for a self-build dwelling in the countryside, following over a year of dedicated work and perseverance by the ET Planning team.
This was one of those smaller-scale projects that proved to be anything but simple. The proposed site was located outside the settlement boundary and resisted by the Local Planning Authority’s (LPA) Development Plan. However, due to the applicant’s unique personal circumstances, this was the only viable location available to them.
Planning Challenges and Strategy
A previous refusal was followed by a negative pre-application response from the LPA, even after an amended scheme was proposed. Despite this, the applicant had no alternative, and we began preparing a robust resubmission strategy.
With high stakes, we sought a legal opinion from Marc Willers KC, and assembled an expert consultant team including:
- Stephen Kirkpatrick – Landscaping
- Jasmine Bernard – Ecology
- ET Planning’s Stephanie Richards and Rachel Weir, who played a key role in shaping the planning argument
Our approach focused on mitigating perceived harm while clearly presenting the social and environmental benefits of the scheme. We recognised early on that a policy-compliant application was not achievable within the current planning framework, so we focused on creating a compelling, evidence-led case for committee consideration.
Key Planning Arguments Presented:
- Lack of Suitable Self-Build Opportunities: The Development Plan favoured large site allocations, leaving no feasible options for individual self-builders in rural areas. We asked: how can individuals compete with large developers for land within settlements?
- Accessibility Needs: The applicant required a dwelling far exceeding M4(3) accessibility standards. Despite a general supply of accessible housing in the district, no suitable options existed to meet this specific need.
- Equalities Considerations: We raised equalities implications regarding the failure to meet the applicant’s needs. The LPA had previously approved similar-sized rural dwellings, often with more visual impact due to their height.
- Overly Restrictive Countryside Policies: We demonstrated how current policies are overly rigid, even in areas that are neither designated landscapes nor isolated. The site’s location within a hamlet was highlighted in relation to Paragraph 83 of the NPPF.
- Contextual and Landscape-Led Design: The proposed dwelling incorporated design elements in keeping with the surrounding hamlet. Our design also delivered over 100% net gain in habitat and hedgerow enhancements, reinforcing existing landscape features.
A Successful Outcome at Committee
Despite a recommendation for refusal from planning officers, the application was called into committee. After a long wait, we had just three minutes to present our case. The committee voted in our favour, overturning the officer’s recommendation — and crucially, without requiring a personal permission, as the scheme was considered acceptable on its own merits.
This result was the outcome of meticulous research, strategic thinking, and genuine collaboration. It’s a testament to what can be achieved when planning policy is challenged constructively and creatively.
This project highlights ET Planning’s commitment to supporting individual self-builders, particularly where personal needs and accessibility requirements make traditional routes to development unviable. We are incredibly proud of our team and grateful to our consultants for their dedication.
Need planning advice for a rural self-build?
For expert planning advice, please contact ET Planning today on 01344 508048 or office@etplanning.co.uk to discuss your planning strategy.
