Development Opportunities: A Guide for Small to Medium Sized Developers
At Planning & Design Practice we take pride in working with small and medium sized developers to deliver high quality bespoke housing in rural locations. Creating beautiful new housing that sensitively stitches into existing communities with design that reflects the local style and character is one of the most rewarding things about our work. Collaborating with regional developers that share our values for creating great design helps us to achieve this in the villages and landscapes that we work in. We believe that these developers are extremely well placed to help meet the nations housing needs, unlocking complex and sustainable smaller sites whilst delivering a unique product tailored to a sense of place.
Over the next 3 months we will be looking at the various stages of delivering small and medium sized development sites in a range of rural locations. Part 1 this month will look at the process of finding plots and assessing their viability for development, followed by a detailed look at the planning process and finally concluding with the technical design and delivery aspects of these projects.
These articles are all written from the perspective of our architectural team but build on the experience of our planning and heritage consultants and their expertise and knowledge of local and national planning policy relating to these types of development.
Unlocking Opportunity Beyond the Obvious
Edge-of-village and rural development is often more nuanced than simply waiting for land that is allocated for housing via a Local Plan. For medium and small-scale developers, finding those viable opportunities often means knowing the right place to look, and more importantly assessing those opportunities to determine if a site has development potential – even if not entirely apparent from the outset.
Large developers may focus on the strategic land set out in the Local Plan, but many smaller-scale opportunities do exist outside of these. Disused agricultural land or farmyards, infill plots or even gardens at the edges of settlements, can all present viable opportunities for development. Recognising the potential for these sites early can give developers a strategic edge. However, it is worth noting that undertaking a detailed planning feasibility study beforehand, can identify the site’s potential but can also save time and money by teasing out any possible constraints and planning routes early on. For example, is there an obvious policy conflict? Is the site liable to flooding? Or is accessing the site a potential problem? Identifying those possible site obstacles before any development of the land, allows you to make those informed decisions which can later potentially unlock more value through creative solutions.
During this early stage, our team of architects and planners can work with you to provide expert advice and insight into the site viability. We can help advise whether the proposed development is likely to be approved and to determine what might be achievable- thereby determining what is possible before significant funds and time are committed.
This article will set the framework for our three-part series through exploring where to look for the most viable sites for development in rural and village contexts.
Planning Foundations: What Makes a Site Viable?
Finding a ‘good’ site doesn’t just come down to the ownership or its size. Whether it aligns with policy, planning potential and deliverability are also key considerations.
Some key factors to consider before committing to a site might include: the location of the site- is it near or within existing settlement boundaries? Does it have good access and infrastructure links? Will it need any off-site improvements?
There may also be some environmental and policy constraints if the site is within a Green Belt, an Area of Outstanding Natural Beauty (AONB) or in a conservation area. These can impact the development, for instance in terms of scale or sensitivity.
To get a sense of the constraints presented by a site, a great way to mitigate unwanted and costly missteps is to undertake an early-stage planning feasibility study. A feasibility study can help clarify a site’s local plan status to determine if the local council is supportive of schemes in that location. They can also outline the potential for development and possible risk level, and can highlight those key site constraints- flood zones, ecology and tree impacts, etc.
Infill and Small-Scale Windfall Sites
As previously discussed, infill developments can offer one of the most accessible and policy supported routes to develop sites in rural areas. So, what is an infill development? An infill development refers to buildings that are constructed on vacant or disused land within existing built-up areas like villages. Essentially ‘infilling’ a gap between existing development. These can be in between existing buildings or in un-used gardens. Infill developments utilise the land in an efficient way and can often re-vitalise the area and reduce the risk of potential urban sprawl by filling in existing gaps as opposed to pushing more development into the open countryside.
Many Neighbourhood Plans and Local Plans often show support towards infill developments as they are viewed as sustainable and allow for modest growth which maintains a community’s vitality. Smaller and well-designed proposals can benefit from policy favourability as they seek to address a local housing need and contribute to the local housing mix.
Sites suitable for developing could range from long or disused side or rear gardens, gaps between existing buildings and sites with refused or expired permissions that may now be viable for development. The principle of infill can also apply to existing single dwellings sitting on large garden plots. We have worked on a number of projects with this situation, involving the demolition of an existing dwelling and the construction of many more in its place. This process will essentially increase the density of housing in an area, and an argument can be made that this is therefore a more sustainable use of the available land. Something to think about in this context is the existing density of the area. Is the street defined by large dwellings sitting on large plots? Or are houses generally more tightly packed on the street and this plots stands as an outlier? Ensuring a sensitive response to the local context can be key to securing success in these cases.
Brownfield Land and Previously Developed Sites
Brownfield or Previously Developed Land is land which has been lawfully developed and is or was occupied by a permanent structure and any fixed surface infrastructure associated with it, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed). These sites are often overlooked in rural settings but can provide strong areas for opportunity for small or medium sized developers. Brownfield sites can include former commercial or equestrian uses, i.e. workshops or stables, disused infrastructure or quarry sites, and redundant agricultural buildings. Please note that not all agricultural buildings are eligible to develop under permitted development but some can still be converted with full planning applications.
Brownfield land reuse is supported by several key planning principles. The National Planning Policy Framework (NPPF) encourages local councils to prioritise land that has previously been developed in order to meet local housing needs. The NPPF often supports the re-use of disused sites as they can enhance the immediate landscape. In addition, brownfield sites are seen as sustainable development options by many rural local authorities.
In some instances, brownfield sites can be somewhat complex as they can come with patchy planning history, unclear lawful use and possible hidden constraints. However our team of experts can review the sites’ existing use class, planning history and determine the viability for redevelopment.
Edge-of-Settlement and Grey Belt Opportunities
Not all rural development takes place deep in the countryside. Some opportunities lay in land adjacent to existing buildings outside defined settlement boundaries. Where these edge of settlement locations in the defined Green Belt they are often referred to as ‘grey belt’ areas . This is an emerging concept which can create new windows of opportunities for development.
Not all ‘grey belt’ land is the same, and a successful site proposal depends on whether the scheme is visually and environmentally suitable, easily accessible and whether the scheme is actually deliverable.
Local Plans are regularly reviewed which can create additional opportunities for developers and landowners. For example: through a Call For Sites exercise councils invite submissions from landowners who want to put their site forward for development. If successful, such land may be allocated for development in the Local Plan.
Our architectural and planning team will work closely with you to prepare early masterplans and concept visuals which aim to strengthen and promote the scheme to present its viability.
Rural Exceptions and Affordable-Led Schemes
Developments in rural areas are often restricted beyond the defined settlement boundaries. However ‘Rural Exception Sites’ can allow for development outside the typical boundaries. A rural exception site is a parcel of land outside a settlement boundary that would not usually qualify in being developed into housing. However development can be granted if it can address local housing needs. A rural exception site is typically used for small scale affordable housing schemes.
A rural exception site can be unlocked through the use of Local Housing Needs Surveys and with parish or neighbourhood plan support.
These sites are increasing being produced by smaller developers in partnership with community led trusts and registered providers. This allows for sensitive schemes which address a real need for local housing.
Our team can help assess the feasibility of site and whether it meets the rural exception policy criteria.
Community-Led and Self/Custom Build Opportunities
Self-build and custom builds gain strong support from planning, especially when they meet the demand registers. Opportunities for developers vary from providing serviced plots or build-ready homes. These strategies can unlock sites which may not support traditional open-market housing. The NPPF promotes local plans to allocate land and adopt policies supportive of custom/self-build in particular on smaller rural sites like infill or brownfield.
We can support self-build projects and advise on whether your scheme aligns with plot subdivision strategies and policy.
What Makes a Site Succeed?
When considering developing sites villages and rural areas, identifying the right site is crucial. It is worth noting that a successful development isn’t just about location- it’s about potential. For small to medium-sized developers, navigating the rural planning process means balancing ambition with sensitivity and vison with viability.
Jumping into a rural project without undertaking a thorough site appraisal is a risky strategy. A robust site appraisal goes beyond checking policy alignment but looks at the full picture to identify opportunities and risks early- such as accessibility, character, ecology, flood risk and design quality. This process is particularly important in rural contexts where planning policy can often be more nuanced and community expectations are often higher.
Our team can help reduce any uncertainty and move the project forward with confidence by developing a comprehensive feasibility study that considers the Local Plan and NPPF policy alignment, any possible environmental constraints, possible heritage or landscape impacts, provisions for site access and infrastructure, and the design risks and opportunities.
Conclusion: Identifying Land with Confidence
The most successful rural developments are rarely obvious and often hide in plain sight- but when viewed through the right lens can be full of potential. Turning that potential into a viable project requires more than just instinct, but an understanding of policy, place and the site’s context. So whether you’re considering a small infill plot, barn conversion or a longer term promotion site, getting early advice makes all the difference. Our team of planners and architects can work with you from the outset to provide you clarity and vision through a bespoke feasibility study before committing to a site.
Want to find out more about building in rural settings? Come back next month for our next article “Designing in Context – Creating Sensitive, High-Quality Proposals in Rural Settings”.
So are you considering a site for rural or village development? Our team can help assess its potential through a tailored planning and design feasibility study. We combine architectural insight with planning expertise to give you a clear route forward for your — saving time, managing risk, and identifying development opportunities.
Call 01332 347371 or email enquiries@planningdesign.co.uk to discuss your site today.
