Greater Cambridge Local Plan: Proposed Submission

Paragraph 13 of Policy S/SH: Settlement hierarchy be amended as follows:
13. In very exceptional circumstances a slightly larger development (not more than about 8 dwellings) may be permitted where this would lead to the sustainable recycling of a brownfield site bringing positive overall benefit to the settlement or the redevelopment of farmyards within or on the edge of settlements.

The NPPF recognises the value of growth in rural areas.

Paragraph 83 of the NPPF (December 2024) states that housing should be located where it will enhance and maintain rural communities, and planning policies should identify opportunities where villages can grow and thrive.

Paragraph 88 of the NPPF (2024) supports “the sustainable growth and expansion of all types of business in rural areas, both through conversion of existing buildings and well-designed, new buildings” as well as “the development and diversification of agricultural and other land-based rural businesses.”

In addition, Paragraph 89 states that “Planning policies and decisions should recognise that sites to meet local business and community needs in rural areas may have to be found adjacent to or beyond existing settlements, and in locations that are not well served by public transport”.

As drafted, Policy S/SH is considered to be overly restrictive with the potential to undermine the vitality and sustainable growth of villages.

Proportionate growth is the best way to ensure the continued vitality of the rural area, reflecting the organic way in which many villages have developed over time. This includes changes in activities on sites such as farmyards, which may have outgrown their location either within or on the edge of a settlement.

Whilst it is acknowledged that the Plan will be examined under the December 2024 NPPF, it is important to have regard to Annex A of the August 2026 NPPF which states that “development plan policies (or parts of those policies) which are materially inconsistent with national decision-making policies in this Framework should be given very limited weight”.

The 2026 NPPF includes Policy S4, which establishes a presumption in favour of development within settlements. Further, S5 establishes a similar framework for determining developments outside settlements. Neither S4, nor S5 of the NPPF include any reference to limiting or restricting development inside villages. In particular, Policy S5 (and E4) includes specific forms of development that should be approved outside of settlements, including those that would meet business needs in rural areas.

As Paragraph 83 of the NPPF 2024 (Policy HO6 of the NPPF 2026), suggests, provisions should be made to ensure that villages can continue to grow, thrive, and support local communities.

Sites should preferably be brought forward through the plan-led process, however if not, policies such as Policy S/SH should be sufficiently flexible to ensure that justified and proportionate development can come forward. In particular, the policy should recognise that farmyards that are no longer compatible with modern farming practices, could represent suitable sites for growth.

By enabling these opportunities, it is considered that the policy would accord with national policy, particularly that in Paragraphs 82, 83, 88 and 89 of the NPPF 2024 and S4, S5, E4 and HO6 of NPPF 2026.

That paragraph 2 of Policy S/DE: Defined development extents be amended as follows:
2. Outside defined development extents, development will not be permitted except for:
a. Allocations within Made Neighbourhood Plans;
b. Rural Exception sites meeting local need for affordable housing;
c. Development for agriculture, horticulture, forestry, outdoor recreation and other uses which need to be located in the countryside;
d. Redevelopment of existing and/or redundant farmyards and buildings; or
e. Where development is supported by other policies in this plan.

The NPPF recognises the value of growth in rural areas.

Paragraph 83 of the NPPF (December 2024) states that housing should be located where it will enhance and maintain rural communities, and planning policies should identify opportunities where villages can grow and thrive.

Paragraph 88 of the NPPF (2024) supports “the sustainable growth and expansion of all types of business in rural areas, both through conversion of existing buildings and well-designed, new buildings” as well as “the development and diversification of agricultural and other land-based rural businesses”

In addition, Paragraph 89 states that “Planning policies and decisions should recognise that sites to meet local business and community needs in rural areas may have to be found adjacent to or beyond existing settlements, and in locations that are not well served by public transport”.

As drafted, in defining the locations outside of defined settlement extents where growth will be supported, Policy S/DE is considered to be overly restrictive with the potential to undermine the vitality and sustainable growth of villages.

Proportionate growth is the best way to ensure the continued vitality of the rural area, reflecting the organic way in which many villages have developed over time. This includes changes in activities on sites such as farmyards, which may be on the edge of an existing settlement and in many cases will have outgrown their location or no longer be compatible with the needs of modern agriculture. Farming practices and machinery has changed significantly over the past 40 years, growing larger and less compatible with neighbouring uses.

Whilst it is acknowledged that the Plan will be examined under the December 2024 NPPF, it is important to have regard to Annex A of the August 2026 NPPF which states that “development plan policies (or parts of those policies) which are materially inconsistent with national decision-making policies in this Framework should be given very limited weight”.

The 2026 NPPF includes Policy S4, which establishes a presumption in favour of development within settlements. Further, S5 establishes a similar framework for determining developments outside settlements. In particular, Policy S5 (and E4) includes specific forms of development that should be approved outside of settlements, including those that would meet business needs in rural areas.

As Paragraph 83 of the NPPF 2024 (Policy HO6 of the NPPF 2026), suggests, provisions should be made to ensure that villages can continue to grow, thrive, and support local communities.

Sites should preferably be brought forward through the plan-led process, however if not, policies such as Policy S/DE should be sufficiently flexible to ensure that justified and proportionate development can come forward. In particular, the policy should recognise that farmyards that are no longer compatible with modern farming practices, could represent suitable sites for growth.

By enabling these opportunities, it is considered that the policy would accord with national policy, particularly that in Paragraphs 82, 83, 88 and 89 of the NPPF 2024 and S4, S5, E4 and HO6 of NPPF 2026.