KKPC has successfully secured planning permission on appeal – one of the first for a major site in Dorset under the new NPPF – for a client to go ahead with 78 homes in Okeford Fitzpaine.

Dorset Council had refused consent for the scheme by AJC Developments (South) Ltd on a site in Castle Lane, within the countryside and outside of the defined settlement of the village.

However, this was overturned by a Planning Inspector from the Planning Inspectorate following representations by KPPC on behalf of AJC.

It is one of the first appeals of major housing decisions in Dorset under the new National Planning Policy Framework (NPPF). It tested the bounds of a development being:

• • Physically well related to an existing development
  • Of a scale that can be accommodated taking account the availability of existing or proposed infrastructure

The Planning Inspector supported KPPC’s interpretation of Policy S5(1)(j) of the Framework for development outside of settlements – including the presumption in favour of sustainable development.

KPPC planning director Adam Bennett said: “The Inspector endorsed our interpretation and application of Policy S5 of the Framework, confirming that the village of Okeford Fitzpaine was a sustainable location, that there were adequate services and facilities to meet the needs of the development and appropriate support would be provided for walking, wheeling and cycling and there was sufficient access to local bus links, despite the limited nature of the service.

“In this case, a local pub, village shop, church, recreation ground and village hall were deemed to be sufficient in this respect.

“As there was an opportunity to access the centre of the village by public footways, even though not the most direct route, this was a realistic and safe route and in any event, walking along the public highway, as existing residents do, in a 20mph speed controlled environment, was not itself unsafe or unreasonable and did not render the location unsustainable.”

Adam set out what this means more widely for rural development under Policy S5.

“This confirms that development adjoining villages with some service provision, but not all day to day services, can still be found acceptable where the other absent local services, such as schools, a GP surgery and employment opportunities, can be accessed by a short bus journey (or dedicated school service), cycle or use of a private car.”

The development is designed with blocks of semi-detached and terraced houses separated by roads, gardens, frontages, green spaces and landscaping.  There will also be an apartment building on the corner of the site.

The appeal was accompanied by a completed S106 agreement which will secure various contributions, including towards infrastructure within the wider area.

The appeal was allowed and planning permission granted subject to conditions.

(Images: Corstorphine & Wright and AJC Developments)