In 1982 when The Yateley Society wrote its paper on the future development of Yateley, Circular 22/80 was a major part of planning guidance provided to planning authorities and developers. The most part of the Circular's Annex A reads quite confortably alongside modern guidance. The major differences are that there were then no references to sustainability or biodiversity constraints, and the main driver producing development was the requirement for local planning authorities to maintain a 5-year land bank for new housing.

ANNEX A

PLANNING PERMISSION FOR PRIVATE SECTOR HOUSE-BUILDING

Constraints on Development

1. Among the major concerns of the planning system is the conservation of the rural and urban environment, the protection of agricultural land from development and the conservation of our architectural heritage. Within structure plans will be found statements of policy which guard against inappropriate development in national parks, areas of outstanding natural beauty, green belts and on better quality agricultural land.

Infrastructure

9. Problems may arise when development is proposed where the necessary infrastructure is not available and pending its availability the consequences of development would be unacceptable. The issue in this type of problem is normally related in part to the scale of possible harm and in part to its likely duration. In preference to a refusal on the grounds that infrastructure is lacking it is better to consider whether the problem can be solved by an agreement with the developer under section 52 of the Town and Country Planning Act 1971. Even if it is a compelling objection that provision of the necessary infrastructure would be too costly, the possibility that the developer would offer a section 52 agreement which adequately met the objections should be explored before a refusal is issued.

10. Where the particular problem is one of creating or aggravating an existing sewerage overload pending new works in prospect, it may be right to grant permission if it seems certain that the houses will not be ready for occupation before the works are complete. Even if a slight lag is expected it may be in order to allow development, subject to a condition precluding the occupation of the dwellings before the completion of the necessary sewerage works. If the prospect of the works being completed on time is not firm, the situation might be covered by a section 52 agreement under which occu- pancy or rate of building depends on completion of the works as specified.

11. If local planning authorities contemplate refusing permission on the grounds that this would overload existing services they must be prepared to support their decision on appeal by specific evidence of overload.

Residential Densities

12. The Government‘s general policy is to encourage more intensive development in appropriate locations in order to preserve the countryside and protect better quality agricultural land. Detailed policies on densities are, however, normally contained in structure and local plans. Developers are usually anxious to build at the highest density acceptable to their potential customers though what this is may vary from time to time according to the dictates of the market. When considering a planning application for a particular site the character of the site and its surroundings, together with the design and layout of the proposed development and the marketing possibilities, need to be taken into account as well as any density policies for the area as a whole. The Secretaries of State attach particular importance to the pro- vision of low cost starter homes which may only be able to be built at higher than conventional densities. For many of the small redevelopment and infill sites now to be brought into use general density requirements cannot be a reliable guide.

Extension of Urban Development into the Countryside

15. This circular supersedes DOE Circular 122/73 but the following general principles set out in that circular are still valid.

16. The bulk of future development must take place both by re-building within existing towns and by expanding the towns within the limits of employment of local community capacity eg infrastructure and social facilities. In considering proposals for development which involve the expansion of an existing town, regard should first be had to the amount of suitable cleared but undeveloped land within the town.

17. Expansion of a town into the surrounding countryside is objectionable on planning grounds if it creates ribbons or isolated pockets of development or reverses accepted policies for separating villages from towns, or if it conflicts with national policies for the protection of the environment such as those for safeguarding green belts, national parks, good farming land, areas of outstanding natural beauty or high landscape value, or for nature con- servation, or those relating to flood plains, run off problems, proximity to industry or noise, water or air pollution. Such an objection would normally rule out development unless the circumstances of the case are such that there is an exceptional need to make land available for housing.

Development in Villages

18. Some villages have reached the limit of their natural growth, but in others, useful provision for housing can be found by infilling on sites within the village itself and by modest expansion where this is consistent with the constraints set out in paragraph 17 above.

paragraphs omitted are 2 to 8 on the requirement to maintain a 5 year land bank; and 13 and 14 on estate layout and design.

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