By Steve Hesmondhalgh, Managing Director & Business Owner at AMS Planning
As we confront the challenges facing rural planning in the UK today, it's clear that something fundamental has to change. We hear a lot about sustainability in planning circles, but are we truly considering what rural areas need to thrive economically, socially, and environmentally? Too often, current planning policies fall short, favouring a preservationist mindset that is stifling the very communities it seeks to protect.
In this article, I’ll argue for a new, more dynamic approach to rural planning. One that balances environmental sustainability with economic growth and social vitality.
It’s time to rethink how we manage rural development to unlock the full potential of these areas, before rural Britain is reduced to a picturesque museum rather than a vibrant part of the country.
The Problem with Rural Planning: A Broken System
At its core, rural planning in the UK is fundamentally broken. It’s an outdated, overly rigid system that prioritises preservation over progress. While we all appreciate the importance of protecting our rural landscapes, the restrictive nature of current policies has led to unintended consequences—housing shortages, economic stagnation, and a lack of opportunity for younger generations. If this trajectory continues, rural Britain risks becoming a relic of the past, with communities frozen in time, unable to adapt to modern challenges.
It’s important to recognise that the needs of rural areas differ vastly from those of urban environments. Yet planning policies often impose a one-size-fits-all approach, limiting the potential for tailored solutions that encourage rural development. The focus on limiting development, protecting landscapes, and minimising car use, while commendable in some respects, has often come at the expense of economic growth and diversification.
The Reality of Car Dependency: Time for a Reassessment
Take, for example, the fixation within planning policies on minimising car use. This is a prime example of how rural realities are often misunderstood by policy-makers. In many rural areas, public transport is either non-existent or too infrequent to meet the daily needs of residents. Despite this, planning policies are drafted as though rural dwellers can simply hop on a bus or cycle to work, school, or the nearest shop.
It’s time to admit that, in most rural areas, cars are essential.
...Ignoring this fact only serves to perpetuate the myth that rural communities can exist without the infrastructure that modern life demands. Rather than penalising car use, we need to acknowledge its importance while simultaneously encouraging the adoption of more sustainable technologies, such as electric vehicles (EVs). With the rise of EVs and improved digital connectivity enabling more remote working, we can reduce carbon emissions without halting development or rural growth.
Breaking the Myths: Car Dependency and Sustainable Development
One of the most damaging myths in rural planning is the notion that car dependency is inherently unsustainable. This binary thinking fails to account for the ways technology can support sustainability without forcing rural areas into the same mould as urban centres. The solution lies in leveraging new technologies—EVs, better broadband for remote working, and infrastructure that supports both—and adapting our planning policies accordingly.
Learning from Diddly Squat Farm: Rural Diversification in Action
Jeremy Clarkson’s Diddly Squat Farm may polarise opinion, but there are valuable lessons to be learned from his efforts at rural diversification. Clarkson’s farm has attracted tourists, created jobs, and showcased the potential for rural businesses to tap into new markets. Yet, despite these successes, planning policies continue to throw up barriers for farmers and other rural enterprises looking to diversify into sectors like tourism, retail, and renewable energy.
The government’s Class Q changes and other reforms to permitted development are a step in the right direction, but they simply don’t go far enough.
If rural areas are to thrive, we need far more flexibility in the planning system to encourage diversification and innovation. Farms need the freedom to explore new business opportunities without being bogged down by overly restrictive planning rules.
NPPF Reforms: A Step Forward, But Not Radical Enough
The recent proposed reforms to the National Planning Policy Framework (NPPF) have been welcomed by many, but they don’t go far enough to address the specific challenges facing rural Britain. While the reforms take small steps toward promoting development, they still cling to a cautious, conservative approach, focusing on larger settlements and prioritising brownfield development over more creative, flexible approaches.
If we’re serious about revitalising rural areas, we need to be bolder. The current NPPF reforms don’t do enough to promote housing or economic growth in rural communities. What’s required is a radical overhaul of the planning system—one that genuinely encourages development and diversification, rather than stifling it with over-regulation.
The Modern Rural Economy: A Need for Affordable Housing
One of the most critical issues facing rural areas is the acute shortage of affordable housing. Young people are being driven out, and forced to relocate to cities where there are more opportunities. This exodus leaves rural communities ageing and shrinking, threatening their long-term sustainability.
The rise of short-term holiday lets, particularly in high-demand areas like Cornwall, exacerbates this problem. But banning second homes or short-term lets isn’t necessarily the only solution. Instead, we need a planning framework that actively supports the development of affordable housing in rural areas. Without it, rural communities will continue to suffer as schools close, local services disappear, and the social fabric of these areas unravels.
Radical Solutions for Rural Planning
To revive rural Britain, we need radical change. Below are five key recommendations that could transform rural planning and put these areas on a path to economic and social recovery:
- Farm-Led Affordable Housing Initiatives with Cross-Subsidy Farmers should be incentivised to deliver new housing developments, where a portion of market-rate homes can subsidise affordable housing. This cross-subsidy model would unlock land for development, allow farmers to retain a profit, and increase the stock of affordable homes, addressing the rural housing crisis.
- Presumption in Favour of Farm Diversification Projects The planning system should introduce a presumption in favour of farm diversification. Rural businesses should have an automatic right to diversify into sectors like tourism, retail, and renewable energy, reducing the need for extensive planning permissions. This would enable farms to grow and evolve, boosting local economies.
- Community-Led Affordable Housing on Rural Exception Sites Simplifying the process for developing affordable homes on rural exception sites would encourage local communities and farmers to work together. By reducing red tape and offering a presumption in favour of approval for these schemes, we can meet local housing needs while maintaining the character of rural villages.
- Extended Permitted Development Rights for Agricultural and Equestrian Conversions Permitted development rights should be expanded to allow the conversion of agricultural and equestrian buildings into residential units, including affordable homes. This would provide a quicker, simpler path for farmers to diversify their income and help alleviate rural housing shortages.
- Farmer-Led Development Zones with Community Input Special Farmer-Led Development Zones could be created, where planning rules are relaxed to allow mixed-use developments that meet local needs. These zones would include housing, commercial, and renewable energy projects, with significant community input ensuring that local priorities are reflected.
Conclusion: The Time for Change is Now
Rural Britain cannot survive under the current planning system. We’re already witnessing the economic and social decline of rural areas as a result of restrictive policies that prioritise preservation over progress. Policymakers need to act swiftly and decisively to overhaul the planning system and embrace a more flexible, dynamic approach that encourages growth and diversification.
Yes, protecting the landscape is important, but it shouldn’t come at the expense of rural communities. If we get this right, rural areas can be dynamic, economically vibrant, and sustainable. Let’s seize the opportunity to make these changes before it’s too late. The future of rural Britain depends on it.