Settlement boundaries are, in essence, a line drawn on the proposal map of the local plan for an individual town or village. They are used, for planning purposes, to formally define where the “built up” area ends, and countryside begins, and indicate where building for housing, employment and town infrastructure would (and would not) be allowed.  The idea is to protect the character of the settlement, whilst preventing unnecessary building into the countryside.

But what are the pros and cons of building inside and outside the settlement boundary and - importantly - how can they help you to find your next development site? Here is all the information you need to know.

How are settlement boundaries defined?

Lines of settlement boundaries reflect the physical built edge of an individual town or village, which include housing, employment, community, and recreational spaces. They typically trace the edges of permanent physical features; so along the curtilages of buildings and field boundaries; roads, paths etc. 

Importantly, the settlement boundary does not necessarily cover the full extent of a town or village (it may exclude isolated buildings), 

….nor is it necessarily drawn in one continuous line (it can be several, separate areas). 

…It also does not need to be limited to its built form (more on this to follow). 

Whew! Sounds complicated, right? Luckily, there's a quick and easy way to find these, via our settlement boundary map layer. This spatial map includes both boundaries that are adopted (confirmed by the local plan) and emerging (still under discussion).

It is also up to individual councils to decide whether to include settlement boundaries as part of their planning policy. Some smaller villages and dispersed settlements simply do not lend themselves to defined development limits. There is also an argument that they create “cramming” in villages, which might ultimately affect the overall character of the settlement – somewhat defeating the object of the exercise. 

Why are settlement boundaries so important for planning?

When present, settlement boundaries are core to assessing your planning application. Subject to other planning constraints, there will be a presumption in favour of development within the settlement boundary, whilst much stricter policy criteria will apply for anything outside. 

The bottom line is that, if a development site is on the wrong side of the settlement boundary line, this often means that planning permission will be refused by default. 

‍Building within settlement boundaries

Ok, so what are the other opportunities and challenges here? 

Settlement boundaries create a level of certainty about whether a development is likely to be acceptable, saving time when you are assessing sites. That said, even within the settlement boundary, there isn’t a guarantee of planning permission; all the usual policy conditions will still apply. 

They also provide a curtilage within which development can take place, without allocating specific sites. This allows for smaller plots, which were not identified in a larger local plan, to be brought forward at a later date.

The main disadvantage is that (like Green Belt), they act as a policy for containment, controlling limits to expansion for a specific area.  This creates intense competition for development land, and so higher prices to pay up front.

Do settlement boundaries change?

Absolutely: Settlement boundary lines are decided as part of the local development strategy, which plans for future local housing needs (more on this process HERE). This is a tiered consultation process which includes assessing suitable land to meet the LPAs targets for five-year land supplies. 

Strategic policy is prepared over a minimum 15-year period. However, local plans must be reviewed every five years to ensure that they meet the needs of local communities, and updated as necessary.  

A quick search online will show you how councils, such as East Berkshire, West Berkshire and East Suffolk typically go about this process. (As an aside, settlement boundaries were historically referred to as village envelopes, or physical limits, and can also be called development limits, so don’t be surprised if you see this terminology used instead).

In deciding boundaries, planners may include:

• Any sites with current planning permission;
• Strategic land allocated for future housing, employment, or other uses;
• An appropriate level of proportional growth – typically via small-scale development. 

Right, so when can I challenge the settlement boundary?

Once adopted, settlement boundaries are part of the local plan and therefore harder to change. To be in with the best chance of success you should do so at the “emerging” stage of the strategic planning process.

Emerging local plans often include a call for sites and review of land supplies via an SHLAA. The process includes consultation with the local community, so this is a great chance to get local landowners on board.  We've got mapping layers and filters for this data on SearchLand - if you aren't familiar with them, get in touch for a demonstration with one of our team.

What to look for when building outside the settlement boundary? 

Some ideas of how to unlock development sites around and outside the settlement boundary (and how we can help):

Logical extensions, infills and rounding off opportunities

Remember we mentioned that boundary lines follow the built form? Typically, amenity land and large gardens adjoining the countryside are excluded when planning boundary lines. The net result is that lines may not always seem logical. One objection to the East Suffolk local plan consultation (p3) was that it “arbitrarily restricted potentially suitable development on the edge of settlements.”  

An example is this garden plot, which was designated outside a boundary line but successfully re-allocated as part of a local plan review (source Plainview). 

The key is to look for any opportunities in application of the guidelines. West Berkshire’s guidance allows for “infill and rounding off opportunities that …are related to the built-up area”. SearchLand’s site sourcing tools can then help you quickly find potential infill sites to bring forward.

Existing approvals outwith the settlement

Historic planning applications will also give clues as to the decision-making process, as there will be an onus on applicants to demonstrate that their development is appropriate to the character of the landscape and local area. The SearchLand planning filter lets you easily look up and compare the planning history of relevant sites, and then build a case for your own application.

SHLAA land allocations

SHLAA data is also a mine of useful information; not only can you find out what land has been allocated as part of a future local plan, and where, but importantly what has not, and why. Look at the neutral or negatively assessed land adjoining settlement boundaries (watch our video about this, a bit further below). With your input and expertise, this land could be resubmitted and given the green light when boundary lines are next reviewed.

Failed housing targets

Building out with settlement boundaries is also more likely to be supported in areas which are failing to meet their five-year housing targets, and so need to implement a buffer zone. Happily, you can easily find details of these LPAs by using the SearchLand strategic mapping tools.

Here’s a great example of where a development of 55 houses was allowed outside the boundary line: https://appealfinder.co.uk/newsitem.php?news=15. The existing local plan was over five years old and no longer considered relevant, so the policy in relation to this was overturned. (Hint – this is worth a read, as it has other reasons which helped the application, including a provision for  “alternative green space” within the development design).

Exception sites

LPAs may allow for developments as an “exception” to the development plan. NPPF Para 72 promotes “entry level” exception sites for first time buyer homes on land adjacent to existing settlements. This will require some affordable housing (starter homes are defined as this), but, similar to rural exception sites (NPPF para 78), some market housing would be allowed to facilitate this. Councils are also more likely to allow additional market housing when they are failing to meet their overall housing targets.

Other land uses – such as employment and leisure

Some LPAs ( an example) may look more favourably on applications for employment and leisure uses. In East Berkshire, Petersfield’s boundaries were extended on review (p29): “In order to achieve the allocation for new dwellings and additional employment land required by the Joint Core Strategy”. 

Conclusion – and what’s next

Planning for settlement boundaries should fall in line with national guidelines, however, individual LPAs will have their own rules and discretion for applying them, so it is important to look at the local development policy, and how the settlement boundaries have been designed.

Here’s a quick video recap on some of the key features of our platform, and how to use settlement boundaries to source more strategic land deals for your pipeline.

SearchLand can help you to source and validate potential sites in and around settlement boundaries, and build up a case to have your planning permission granted. If you haven’t had a chance to try out the platform, why not reach out for a one-to-one with our team?

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