Rural Exception Sites

source: Rural Housing Trust

In 1986, the Rural Housing Trust proposed – and went on to pioneer – a method of developing affordable homes which requires the participation and support of the local community. It is called the 'exception site' approach. Rural exception sites are now proven to successfully meet housing needs in the places they arise. It is a successful solution because the size of the development is guided by the identified local need, they are affordable for key workers and others, and they are for people either working or living locally, or who are from the area and would like to return for personal reasons, such as caring for relatives. Exception sites are not allocated for development in local plans/Local Development Frameworks. However, exceptional planning consent may be granted if:

• The District/Borough Council has a local needs planning policy 
• The site is well-related to the village development boundary
• There is a demonstrated current and likely future need for the proposed houses
• The proposed scheme meets the demonstrated needs in terms of size, price and tenure
• The proposed scheme conforms to all other planning policies, in terms of design, access, layout and materials
• There are adequate safeguards to ensure that the houses remain available for local people in perpetuity and cannot become part of the open market
• There is general local support, usually demonstrated through the Parish or Town Council, for the use of the site for this purpose.

This approach to building affordable housing in villages is now mainstream policy. It is supported by national government. It is also accepted at parish/town level because the aims are clear, local participation is positively promoted, and long term control of occupancy is guaranteed.

The Beacon Project is currently in discussions with both Charlbury Town Council leaders as well as West Oxfordshire District Council, to look closely at affordable housing needs in Charlbury and the sort of planning framework that would be most appropriate. It may be that the proposal of a rural exception site will be the best option, with an established national track record in bringing sustainable development. Given that the provisions for Community Right to Build as envisaged in the coalition Government's Localism Bill are yet to be fully understood or implemented, this may prove the best option locally in the short term.

in 2009 the Rural Housing Trust published an interesting fact sheet, called 10 Steps to achieving affordable housing on rural exception sites. Read.

Community Right to Build

Source: Dept of Communities and Local Govt.

The Coalition Government's Localism Bill, which gained Royal Assent on November 15 2011 potentially introduces important new rights and powers to allow local communities to shape new development in their area. There are two strands to the Bill in this regard: Neighbourhood Development Plans would be taken forward by either town or parish councils to decide what development they would like to see in their area, which would then be put to a referendum of the local population. The second strand is the Community Right to Build initiative, which would enable community organisations to bring forward smaller scale development proposals that are sustainable and bring benefits to their communities. The Bill states that it envisages Community Right to Build in this way:

"As part of neighbourhood planning, the Bill gives groups of local people the power to deliver the development that their local community want. They may wish to build new homes, businesses, shops, playgrounds or meeting halls. A community organisation, formed by members of the local community, will be able to bring forward development proposals which, providing they meet minimum criteria and can demonstrate local support through a referendum, will be able to go ahead without requiring a separate traditional planning application. The benefits of the development, such as new affordable housing or profits made from letting the homes, will stay within the community, and be managed for the benefit of the community. There will be support for communities wishing to bring forward development under the community right to build, providing information, advice and signposting to relevant expertise."


This initiative sits within the wider context of a proposed major shift in planning in the UK to meet the housing crisis and to drive economic growth. The proposed – and controversial – National Planning Policy Framework for instance is based on  three premises: planning for prosperity, planning for people, and planning for places (environmental role). The controversial element is the strong presumption in favour of 'sustainable development', which is as yet to be defined. Within this new framework Local Authorities should:

• Prepare local plans to meet locally assessed development needs
• Approve development proposals that accord with statutory plans without delay
• Grant permission where the plan is absent, silent, indeterminate or where relevant policies are out of date

In other words, where a proposal is consistent with an adopted neighbourhood plan it should be approved unless there is an overriding national interest reason not to, or the proposal impinges upon a site designated for nature conservation, for example under the EU Habitats Directive etc. There is an emphasis upon a 'plan-led' approach in contrast the present system of 'development control'. The sustainable component emphasises the natural and historic environment, full use of public transport, walking and cycling; strategies for health and well-being; promotion of renewable energy etc.


The Beacon Project Charlbury sees this as a potentially important step towards allowing sustainable, environmentally-friendly development in Charlbury which will bring benefits to the community in the form of more affordable, and better quality, housing, as well as potential employment.