A recent project undertaken by RPE illustrates the challenges and ultimate success of navigating retrospective planning applications for a unique rural development. Following dealings with the Council’s enforcement Team, the proposal involved securing retrospective permission to change the use of a small parcel of land from agricultural to a mixed-use combining commercial and existing residential uses.

This case exemplifies the complexities of rural planning, particularly when operating within areas designated for their environmental and heritage significance.

The Retrospective Proposal

The application sought to regularise the ongoing use of the land for a dog grooming business operating from an existing barn adjacent to a residential dwelling.

Key Challenges

The site was located outside of the settlement boundary, within open countryside, and fell under a National Landscape (previously Area of Outstanding Natural Beauty (AONB)). These designations imposed strict criteria on development, focusing on maintaining landscape character and avoiding significant visual intrusion.

The primary issues included:

1. Policy Compliance: Ensuring the proposal aligned with national and local planning policies, particularly those governing development in rural areas and AONBs.
2. Visual Impact: Mitigating any perceived impact on the natural beauty of the AONB through sensitive design and siting of the proposed structures.
3. Transport and Access: Addressing concerns over vehicular access and traffic, particularly since the site is accessed a minor rural lane.
4. Community and Environmental Impact: Balancing the needs of the applicant’s business with considerations for neighbouring properties and local wildlife habitats.

Strategic Approach

To address these challenges, RPE prepared a comprehensive application underpinned by a detailed design and access statement. The approach included:

• Demonstrating the functional need for the business operations to be located on-site and the economic and social benefits they would bring to the local community.
• Designing all proposed structures to be low-impact, single-storey, and constructed using timber to ensure they blended seamlessly with the rural character.
• Proposing screening measures, including retaining mature hedgerows and trees, to minimise visibility from public vantage points.
• Ensuring that all vehicular movements, including those related to the dog grooming business, were managed to avoid disturbances to the surrounding area.

The Outcome

After careful consideration by the local planning authority, the retrospective planning application was granted. The decision recognised the applicant’s contributions to the local economy and the sensitive measures taken to respect the AONB’s character. The approval ensured that the site could continue to operate both as a family home and as a base for rural enterprises, setting a precedent for balancing development with environmental preservation.

This success story underscores the importance of working with RPE which specialises in navigating complex Retrospective Planning Applications.