A call for planning to have a, 'presumption in favour of rural housing' has been issued by Fermanagh/South Tyrone MLA Tommy Gallagher as it was announced the controversial PPS 14 policy would go out to consolation at the end of April. Mr Gallagher reassured that such a move would not result in a 'planning free for all' if strict criteria were put in place.
His call followed the Assembly update by Environment, Minister Arlene Foster who put forward a number of measures which could eventually replace PPS 14.
There are also plans for a meeting to be held in the Manor House Hotel, Killadeas next Wednesday 20 February, at 3pm to which concerned stakeholders and organisations will be invited to attend.
The proposals include more flexibility with regards to replacement dwellings, and greater scope for affordable and social housing. Also mooted was a 'hardship' test if someone could not live on a given site.
The possibility of small groups of houses if they are deemed 'appropriate' is also to be looked into.
Mrs Foster said: "I know many feel they have very solid reasons for wanting to build in rural areas. My aim is to develop a policy based on the principles of sustainability.
"That means striking a balance between the need to protect our countryside from unnecessary development, and the need to support our rural communities, allowing them to flourish, socially and economically."
Following the debate, Mr Gallagher, SDLP stated: "The issue of presumption, either in favour of rural housing or against rural housing, is central to any new rural planning policy. Prior to PPS14, all planning applications had a presumption in favour of development. Even when that was the case, most people will recall it was still an uphill struggle to convince planners to view applications favourably.
"With the introduction of PPS14, that presumption changed to being against all rural planning applications. That has resulted in a very unsatisfactory outcome for most people interested in building in the countryside, whether they are farm dwellers or non-farm dwellers."
Mr Gallagher said urban and rural dwellers were aware of the need to protect the countryside for further generations and to support sustainable development principles.
However, he went on: "The great majority in rural Northern Ireland agree we need to develop policies based on sustainability. At the same time, we need the protection of our countryside to be balanced against the need for social and economic development".
He advocated a return to the pre PPS14 position with its presumption in favour of rural housing.
"As was the case then, this will not lead to the opening of the gates for a planning free for all, if strict criteria are put in place. Matters such as farm viability, kinship, local need, economic development and key workers should be among the criteria for deciding upon rural applications".
Mr Gallagher suggested that replacement dwellings offered considerable potential for housing. However, the abandonment criteria as applied under PPS14 had resulted in many such applications being refused.
"And that hasn't just applied only to old walls or rubble", he explained, " but it has meant that sound and secure structures were disallowed too.
"The abandonment criteria as applied must be radically overhauled," he urged. "This review must also give careful consideration to the potential of farm diversification, not only to provide alternative income but, also, to provide badly needed local jobs.
Meanwhile MLA Tom Elliott said that, while he was optimistic about the future design of PPS14, it was still a case of, 'playing the waiting game' to see what impact the final ruling made by the Environment Minister and her Department would have.
"What we had in the past with regard to PPS14 was simply inappropriate. Pre-PPS14 regulations were too flexible on certain aspects, but not flexible enough on others. On the other hand, Draft-PPS14 ruled out almost anything and did not give the members of the rural community a fair chance to set up home in the areas in which they may have lived for a lifetime.
Although stating that the "proof of the pudding will be in the eating", Mr Elliott was happy to note that the phrase, 'balanced policies"' formed part of the basis for emerging findings.
With new hope for the future of PPS14, he wants to make sure that the issues that led to the original problems would all be tackled efficiently, and with sincere consideration given to the opinions of members of the rural community in particular.
"It is vital we remember at all times that 'one size fits all' will not work in Northern Ireland. What is right for some people will not be right for others. We must be careful not to imagine that a single policy will fit everybody's requirements. One way to avoid this would be to place greater emphasis on area plans, which provides an opportunity to give different areas a certain degree of flexibility," he added.
He called on the Minister to work in tandem with the Minister for Agriculture in addressing the problems concerning farm dwellings.
"The current criterion used by the Department of Agriculture in evaluating applications for farm dwellings is completely outdated.
" Changes are needed, and I expect both Ministers to accept their responsibilities and tackle this issue which affects many families throughout Northern Ireland."
