Planning Advice Note: Pan 72: Housing in the Countryside

Planning Advice Note Housing in the Countryside

Location

The provision of new development should be sustainable. One way of achieving this is whether it helps to maintain the population in an area - making services viable, retaining people in affordable homes and creating new businesses in rural areas. It is also helpful if development makes use of spare capacity in existing infrastructure and services. But it is important to ensure that any new development does not overload the capacity of current services and infrastructure.

graphic for factors which influence location

1. Landscape

photo of house Scotland's geological and climatic conditions have influenced vegetation, land use, settlement patterns, building methods and styles. This has led to a rich diversity of landscapes. These landscapes have different capacities to accommodate development. It is therefore crucial that the proposed location and siting of new housing considers the impact on the landscape, in terms of both immediate and wider surroundings. If a proper fit in the landscape is not achieved, then even a well designed building can fail. Overall, a well designed house must reflect the landscape in which it is set. It must be informed by and respond to it, rather than being a house which is designed without regard to the context and placed within a site.

Scotland's most valued landscapes are recognised by a range of national and local designations. These include National Parks, National Scenic Areas, local landscape designations (such as Areas of Great Landscape Value), Gardens and Designed Landscapes, Conservation Areas and the setting of listed buildings and Ancient Monuments. These identify areas that are mainly important for their scenic or cultural heritage but which may also be important for nature and recreation. In such places, planning authorities should take steps to encourage developments that respect the special combination of features for which an area has been designated.

Scottish Natural Heritage (SNH), in partnership with local authorities across Scotland, has completed a suite of Landscape Character Assessments. These provide a more objective description of landscape, enabling a better assessment of how change will affect it. Related techniques, such as landscape capacity studies, can also help in exploring the ability or limits of different landscapes to successfully accommodate development in keeping with local landscape character.

Some landscape considerations

Location within the landscape - Location concerns site selection within the wider landscape. Some areas are so prominent that it is accepted that any development at these locations would be detrimental to the surrounding landscape. Most new developments should try to fit into or nestle within the landscape. Skyline development should normally be avoided, as should heavily engineered platforms. This is to ensure that the building does not interrupt and conflict with the flow of the landform or appear out of scale. Even where sites are less visible they will still require a significant level of skill to assimilate buildings into the landscape. Sites which are least visible can often be suitable for more adventurous or individual designs. Occasionally, where a landmark development is considered to be appropriate, its design needs to be of the highest quality and considered very carefully. Likewise, where there are groupings of new buildings, their location within the landscape and relationship to each other is important.
Woodlands - Setting a building against a backdrop of trees is one of the most successful means by which new development can blend with the landscape. Where trees exist they should be retained. Care should be taken to ensure an appropriate distance between tree root systems and building foundations, so that neither is compromised. In some parts of Scotland, where there is little existing planting and limited scope for landscaping, particular care should be taken in the selection of sites and design of houses.
New planting - The purpose of new planting is not to screen or hide new development, but to help integration with the surrounding landscape. New trees and shrubs which are locally native will usually be easier to establish than non-native plants, and will be more in keeping with the character of the area. Planting with locally native species has the additional benefits of creating habitats for wildlife and potentially contributing to Local Biodiversity Action Plans.
Boundary treatments - The open space associated with a house or houses should be considered as an integral part of the development, not as an afterthought, and again be treated in relation to the surrounding environment. Suburban ranch-type fences, concrete block walls and the regimented use of non-native fast-growing conifers should be avoided. Although the use of dry-stone walling in some areas can help the integration of new development with the landscape, the costs involved may mean that this can only be justified in exceptional circumstances. Such circumstances are most likely to arise in designated areas, e.g. National Parks, National Scenic Areas, Conservation Areas and local landscape designations.

2. Layout

The importance of layout within a site cannot be over stated. A good layout can enhance an individual house design; conversely, a bad layout can detract from a good design. When determining a site's layout, consideration must be given to a range of natural and technical factors.

Layout considerations

Topography - Sloping sites need careful consideration to allow a practical house design which does not look out of place. They can, however, give an opportunity to use the difference in levels to create an interesting and fitting building. This approach is much more appropriate than the use of platforms. In low-lying areas, flood risk needs to be addressed.
Orientation - Attention should be paid to established building lines and orientation of any buildings in the area. Overlooking should be avoided. The location and proximity to natural and built features, such as landmarks, can also influence layout.
Shelter - Layouts should try to avoid any unnecessary exposure to the elements, i.e. houses should shelter one another and generally be positioned to take account of the prevailing wind direction and to create a good microclimate.
Solar gain - Energy efficient layouts can help to maximise natural light and solar gain.
Views - Views to and from the site should be maximised, but not at the expense of good design.
Movement - Easily accessible links should be made for pedestrian and vehicular movement.

3. Access

Rural areas need design solutions and road standards which are appropriate to their character and setting. The application of urban standards and materials, such as tar macadam and concrete kerbs have resulted in development in the countryside looking too formal and over engineered. In addition, the adoption of suburban street lighting standards is not only inappropriate and increases light pollution, but often the lamp design can look out of place in the rural context. Every effort must be made to adopt an approach which complies with safety standards and yet responds sensitively to the rural scene and local circumstances.

There is scope for innovative road design solutions, particularly in designated areas, which achieve safety without compromising a sense of place. For example, where possible, access should be from existing entrance points on existing roads, modified as appropriate to improve sightlines. It may be appropriate to develop small groups of roadside buildings, particularly where this follows a historical precedent. Provision should also be made for safe parking.

Careful consideration needs to be given to proposals for new housing where access from the trunk road is required. The Executive is committed to improving safety on trunk roads.