We have recently achieved public path diversions for two clients each with equestrian interests.
In Wiltshire, the bridleway running through this working yard has been diverted as part of a development of farm buildings using planning legislation. At a public inquiry in December we represented the owner and called supporters and expert evidence to satisfy the Inspector that the proposal should be confirmed.
Meanwhile in Devon, and the village of Kings Nympton, our clients breed racehorses and the main paddock was crossed by a footpath which few people used, choosing instead an alternative permissive path that formed the basis of the diversion. Neighbours and the Parish Council were opposed because of the perceived impact on properties near the diversion.
The design for the new path was detailed and a little unusual but reflected the importance of the diversion to the client. It incorporated specific fencing and drainage provisions to address points made by objectors. This was the design plan we produced to the Inspector:
This case was ultimately determined by written representations with the Inspector carrying out an unaccompanied site visit. Where this method can be used it is undoubtedly cheaper for the client. Following the decision to confirm the Order, the new route is now being constructed so that the diversion can take effect.
These two recent cases demonstrate the importance of creative thinking and solutions. The Wiltshire diversion would have taken much longer and met greater challenge had it not been possible to engage the planning procedures for path diversions. We always consider this possibility. The Devon case showed the importance of thoughtful design in a diversion proposal.
We work with a number of equestrian businesses throughout England addressing the particular issues they can have.
Diverting or extinguishing public rights of way. The Deregulation Act 2015 finally receives Royal Assent.Posted: March 27, 2015
“La Reine le vault”. And so the Deregulation Bill finally received Royal Assent yesterday as Parliament was prorogued, and we can finally look to the future regarding the changes provided by this legislation for rights of way procedures.
The most important element for our clients is the provision to give landowners the right to apply for a diversion or extinguishment order and to have the application determined. The current process enables a council simply to decline a request to divert or extinguish regardless of the merits of the case. When fully implemented, the legislation will mean that if a Council does not determine the application, refuses to make a diversion order, fails to submit an opposed order for determination, or simply fails to take a decision within a reasonable time, it will be possible to appeal to the Secretary of State.
The full implementation will take a little while to complete as secondary legislation and guidance will need to be issued. There is, however, a will at DEFRA and with those disparate groups who have been driving the legislation to bring all of the changes into force at the same time, so that provisions such as the right to apply which benefit landowners are not left behind whilst other changes that benefit users are implemented.
We are very fortunate to be working with Mike Walker on our diversion and extinguishment cases, as Mike is directly involved with the implementation process with DEFRA. Together we are looking at some of the good practices already in place with other authorities which aim to speed up the process of application and determination and to see if these can be introduced more widely to make the new legislation work efficiently.
We have a number of cases of existing projects that are ready to be taken forward when the new legislation is finally in place. These are cases where authorities have been unwilling to proceed with a matter because of the likelihood of objections, regardless of the merits of the proposal and the benefit to the landowner.
We anticipate that the new changes will lead to a significant demand from landowners seeking to remedy long standing path issues particularly those that impact on privacy, security and the operation of farming, manufacturing and rural business. We have already developed a number of strategies for the existing procedure and these can be brought into play under the new legislation.
Mike has been involved in drafting the guidance to be applied when diversions out of gardens and working yards are sought, and we are looking to apply this guidance to our current and future projects. As demand for applications is expected to be high, now is a great time to evaluate diversion and extinguishment proposals and to get these projects ready to move forward as soon as the legislation permits.
We realise that landowners can be concerned about the costs they may incur and wish to avoid an open-ended commitment. We will always carry out an initial site visit to evaluate the issues and then prepare a quotation to take the matter forward. The cost of the first visit and evaluation is fixed at £500 plus VAT. The matter can then proceed on a fixed quotation or with a ceiling on fees for each element of the project.
We are also pleased to take on existing projects that may have failed or which are stalled, or those which are awaiting determination or have been referred to the Secretary of State for a public inquiry or hearing.
As always you can check out our website for more information about us and our projects: www.etlandnet.co.uk
Or to contact us complete the form below or call Michael Wood at ET Landnet on 07796 958572 or 0203 086 7657 or you can email Michael on firstname.lastname@example.org