Obtaining planning permission for dwellings situated in the countryside has historically been challenging, due to the presumption against building outside defined development boundaries.

This may now change, as with the onset of the National Planning Policy Framework (NPPF), there is a presumption in favour of sustainable development. Provided an application can demonstrate that there is a special circumstance for an isolated dwelling, the application should be met positively.

One example of a special circumstance would include the essential need for a rural worker to live permanently at or near their place of work in the countryside.

Rural workers can include a range of professions, including (but not limited to) Agriculture, Equestrian, Agricultural Contracting, Forestry, Horticulture, Market Gardening and Game Keeping.

Any application with special circumstances will need to be supported by a robust and thorough supporting statement to adequately justify that the need for the dwelling is essential.

As the NPPF has replaced Planning Policy Statement 7, the former guide to Sustainable Development in Rural Areas, there is no longer detailed guidance at a national level to determine how the need for a rural dwelling is tested. Therefore there may be some scope to challenge historic view points and to make applications for occupational dwellings that initially appear “border line”. Preparing a strong case at the outset will be imperative.

If you would like advice regarding planning matters, please contact Stags Professional Services on 01392 439046 (for Devon, Somerset or Dorset) or 01872 279911 (for Cornwall), where you will be transferred to the surveyor in your area.