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Planning for development in and around the South Devon National Landscape;
The landscape and beauty of the South Devon National Landscape is protected in planning, and has the same level of protection as a National Park, therefore all public bodies and statutory undertakers must have regard to the area's National Landscape status when performing their duties.
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Unlike it's neighbour Dartmoor National Park, the South Devon National Landscape Partnership only acts in an advisory capacity to local planning authorities, and do not prepare statutory planning documents or determine the outcome of planning applications. Instead they rely on the district, borough and county councils to follow their own individual National Landscape planning policies in order to work with people whilst protecting the area's natural beauty.
The National Landscape partnership are consulted on a variety of planning applications that are likely to have a significant impact on the National Landscape and features, or which would set a precedent. However, they do not tend to comment on applications which have a limited impact, residential extensions for example.
The National Landscape partnership are consulted on a variety of planning applications that are likely to have a significant impact on the National Landscape and features, or which would set a precedent. However, they do not tend to comment on applications which have a limited impact, residential extensions for example.
Branding confusion: AONB's vs National Landscapes
Despite serving its purpose for decades, in the Autumn of 2023 the Area of Outstanding Natural Beauty (AONB) designation was rebranded by Government to 'National Landscape'...
Following the Glover Review and years of internal consultations before the rebrand was implemented - many who live and work in (and are directly affected by) the designated areas have questioned the purpose and benefit of the rebranding exercise - although they are assured that the branding will have a 'positive effect' on national recognition and 'funding opportunities' - needless to say Bondstones are working for our clients to find access the latter!
In planning terms "Article 2(3) land" is designated land referenced in various statute and planning legislation - it includes National Parks, The Broads and 'Areas of Outstanding Natural Beauty' - the wording has not yet been updated to reflect the rebrand... Applicants are guided that AONB & NL designations are (for the time being) one and the same - and seem to be set for interchangeable use for some time to come.
Following the Glover Review and years of internal consultations before the rebrand was implemented - many who live and work in (and are directly affected by) the designated areas have questioned the purpose and benefit of the rebranding exercise - although they are assured that the branding will have a 'positive effect' on national recognition and 'funding opportunities' - needless to say Bondstones are working for our clients to find access the latter!
In planning terms "Article 2(3) land" is designated land referenced in various statute and planning legislation - it includes National Parks, The Broads and 'Areas of Outstanding Natural Beauty' - the wording has not yet been updated to reflect the rebrand... Applicants are guided that AONB & NL designations are (for the time being) one and the same - and seem to be set for interchangeable use for some time to come.
Seek Independent Planning and Architectural Advice...
If you have any questions about how an area's National Landscape (AONB) designation may influence your future plans, the local National Landscape Partnership are generally obliged to recommend that you contact the Local Planning Authority for 'pre-app advice'...
Needless to say, if you are still unsure about how to take your proposal to the next stage, or if there is anything that you'd prefer not to disclose to the local authority, we would strongly encourage you to take advice from an independent expert before approaching your planning department!
Needless to say, if you are still unsure about how to take your proposal to the next stage, or if there is anything that you'd prefer not to disclose to the local authority, we would strongly encourage you to take advice from an independent expert before approaching your planning department!
The Bondstones team are experts in planning and architecture for rural projects - especially in protected and designated areas. The landscape protection does raise the bar for planning and design - however achieving results is far from impossible. Our specialists are available for informal advice and are happy to impart our knowledge from the earliest stage of any project - whether this be for a new farm house, a diversification project, glamping site or even a bespoke new isolated dwelling...
Do feel free to call our team for initial impartial advice - we are confident that our colleagues expertise will shine through and we look forward to working with you in delivering fantastic results.
Contact our South Devon area team on: 01823 210610
Do feel free to call our team for initial impartial advice - we are confident that our colleagues expertise will shine through and we look forward to working with you in delivering fantastic results.
Contact our South Devon area team on: 01823 210610
About
South Devon National Landscape
The South Devon National Landscape has been protected as an Area of Outstanding Natural Beauty (AONB) since 1960.
It covers 337 square kilometres, including much of the South Hams area of Devon and the rugged coastline from Jennycliff Bay to Elberry Cove near Brixham. The purpose of an Area of Outstanding Natural Beauty is to conserve and enhance the area's natural beauty. In South Devon this includes: undeveloped coastline, estuaries, geological and geomorphological features, expansive panoramic views, ancient agricultural field pattern, Devon banks, areas of high tranquility, dark night skies and natural nightscapes, historic features, green lanes, well known cultural associations, picturesque villages and hamlets. South Devon AONB was formally designated in August 1960 under the National Parks and Access to the Countryside Act 1949 (South Devon AONB Management Plan 2009-14). The highest point in the AONB is Blackdown Camp at 199 metres above sea level.
Towns and villages within the area include Bigbury/Burgh Island, Kingsbridge, Newton Ferrers, Battisborough Cross, Salcombe on the Kingsbridge Estuary, Slapton, Wembury, and Dartmouth and Kingswear on either side of the River Dart Estuary.
The AONB also includes a 97km section of the South West Coast Path, 10 kilometres of cliffs at Bolt Head, Bolberry Down which is one of the longest stretches of coast belonging to the National Trust and Prawle Point, the southernmost point in Devon.
It covers 337 square kilometres, including much of the South Hams area of Devon and the rugged coastline from Jennycliff Bay to Elberry Cove near Brixham. The purpose of an Area of Outstanding Natural Beauty is to conserve and enhance the area's natural beauty. In South Devon this includes: undeveloped coastline, estuaries, geological and geomorphological features, expansive panoramic views, ancient agricultural field pattern, Devon banks, areas of high tranquility, dark night skies and natural nightscapes, historic features, green lanes, well known cultural associations, picturesque villages and hamlets. South Devon AONB was formally designated in August 1960 under the National Parks and Access to the Countryside Act 1949 (South Devon AONB Management Plan 2009-14). The highest point in the AONB is Blackdown Camp at 199 metres above sea level.
Towns and villages within the area include Bigbury/Burgh Island, Kingsbridge, Newton Ferrers, Battisborough Cross, Salcombe on the Kingsbridge Estuary, Slapton, Wembury, and Dartmouth and Kingswear on either side of the River Dart Estuary.
The AONB also includes a 97km section of the South West Coast Path, 10 kilometres of cliffs at Bolt Head, Bolberry Down which is one of the longest stretches of coast belonging to the National Trust and Prawle Point, the southernmost point in Devon.
Useful Links
Local Planning Authorities:
South Hams District CouncilFollaton House,
Plymouth Road, Totnes, Devon, TQ9 5NE 01803 861234 |
Devon County CouncilCounty Hall,
Topsham Road, Exeter, Devon, EX2 4QB 0345 155 1015 |
Torbay CouncilTown Hall,
Castle Circus, Torquay, Devon, TQ1 3DR 01803 201201 |
Plymouth City CouncilBallard House
West Hoe Road Plymouth PL1 3BJ 01752 304351 |
Areas Covered
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01823 210 610
Devon - Somerset - Dorset |
01326 727 828
Cornwall |
01452 234 934
Severn Counties |
01264 513 813
Hants & Wilts |
01372 897 697
Home Counties |
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Bondstones is a regulated firm of Chartered Surveyors - specialising in Change of Use, Architectural Design and "Town & Country Planning" matters (with a core emphasis on "country"!). Our head-office is based in the West-Country and we typically work in the geographical areas between Lands End and London. However, on occasion, we also work farther afield...
We are extremely proud to be 'Regulated by RICS' - this means we are a professionally qualified and regulated practice - bound by a code of conduct, strict rules and regulations. This means that we will only undertake work which is directly within our field(s) of expertise and that we are also fully insured (both Professional Indemnity and Public / Employers Liability).
Our team are passionate about architecture and the countryside, its' sustainable future and re-use of rural buildings: We offer our professional expertise to satisfy a range of rural property issues, including (but not limited to) Planning Consultancy and Architectural Design / Architecture. Our primary interest is in the delivery of sustainable projects - and particularly the 'change of use' / modification of buildings & land.
Despite our cutting edge offer and market leading output, our services are available to all of our customers at surprisingly low rates - especially compared to our competitors. OK, its true to say you will always find someone cheaper... but isn't that always the way!
Our philosophy is to provide objective advice from the outset - indeed may of our new clients are amazed at the level of advice that we offer at first contact... Our overriding mission is to "quote high and bill low - providing valuable advice and exceptional design - which should delight our clients at every opportunity"
We are extremely proud to be 'Regulated by RICS' - this means we are a professionally qualified and regulated practice - bound by a code of conduct, strict rules and regulations. This means that we will only undertake work which is directly within our field(s) of expertise and that we are also fully insured (both Professional Indemnity and Public / Employers Liability).
Our team are passionate about architecture and the countryside, its' sustainable future and re-use of rural buildings: We offer our professional expertise to satisfy a range of rural property issues, including (but not limited to) Planning Consultancy and Architectural Design / Architecture. Our primary interest is in the delivery of sustainable projects - and particularly the 'change of use' / modification of buildings & land.
Despite our cutting edge offer and market leading output, our services are available to all of our customers at surprisingly low rates - especially compared to our competitors. OK, its true to say you will always find someone cheaper... but isn't that always the way!
Our philosophy is to provide objective advice from the outset - indeed may of our new clients are amazed at the level of advice that we offer at first contact... Our overriding mission is to "quote high and bill low - providing valuable advice and exceptional design - which should delight our clients at every opportunity"
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We generally undertake work for:
* Please note that 'small' extensions are not really our cup of tea... However if necessary we would be happy to refer you to a suitable 3rd party specialist. That said, large, unique extensions and complete 'one off' domestic overhauls really do float our boat... so please get in touch! |
The 'Contact Us' bit:
Call us: 01823 210610 Email us: [email protected] The 'Legal' bit: Bondstones (1990) Limited - Registered in England No. 8970430 Registered Address: Hestercombe House Cheddon Fitzpaine Taunton Somerset TA2 8LG "Bondstones" is a Registered Trademark used under licence. Reg'd: UK00003049388 |
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