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24th July 2008

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Land use

What's new on this page...

• Living Working Countryside: the Taylor Review of Rural Economy & Affordable Housing
• State of the Countryside 2008 published
• Part of the solution: climate change, agriculture & land management report launched
• Land use in 2005
• New tranquillity maps reveal our most peaceful sites in England continue to shrink

Background

Reliable and up-to-date geo-referenced information on land use is required to provide a basis for the sustainable development of land resources in both urban and rural contexts. It should also help to inform the development of policies across all areas of human activity, including planning and regeneration, housing, employment, agriculture, environment and recreation.

As the lead organisation responsible for planning and land use matters the Department for Communities and Local Government (DCLG) has established the National Land Use Database (NLUD) project. This project provides a framework for land use research and the development of a comprehensive, complete and consistent source of land use information at the national level based on a standard land use classification.

In response to short-term demands for land use information at the local and neighbourhood level, DCLG has also developed a less detailed Generalised Land Use Database, containing experimental statistics for land use in the English regions. All information in this section is from this source unless otherwise stated.

The Generalised Land Use Database uses a simplified classification of nine key land use types, including:

• Domestic buildings
• Non-domestic buildings
• Roads
• Paths
• Rail
• Domestic gardens
• Greenspace (including all agricultural land, woodland, unimproved grassland & heathland and natural surface)
• Water
• Other land uses (largely hardstanding – e.g. a tarred car park, estate road and hard tennis courts)

The exercise was originally based on 2001 data using local authority wards but this has now been replaced with more up-to-date 2005 information to provide a more accurate picture of local land types. These latest figures remain "experimental statistics" in that the methodology and quality are still being enhanced. However, they are considered sufficiently robust to provide some useful insights into major land uses and provide a basis for comparing the extent, distribution and spatial variation in such land uses between similarly defined administrative areas. Because of the enhancements to the methodology underlying the latest 2005 data, the land use statistics cannot be compared with the 2001 statistics for time series analysis.

Data for 2005 can also be manipulated to compare regions or areas.

Land use in the South West

Download the data (available in both 000m2 and hectares)

• 000m2 - National, regional, South West, county, local authority and Super Output Area
• Hectares - National, regional, South West, county, local authority

What follows is a summary of land use in the South West in 2005, all data is from Communities & Local Government (2007).

NB. Figures are given in 000 m2, however, due to the size of some of the areas data, is also given in hectares for ease of use.

The total area of England is around 13.2 million hectares (132,324 sq km). The South West is the largest region in England, making up 18% of the total land area. The region covers 2,447,712 hectares (24,477.12 km2).

Domestic buildings

In 2005, a total of 150,771 hectares was classified as domestic buildings in England - just under 13% of which could be found in the South West.

The South West had the 3rd highest proportion of the national total of domestic buildings in 2005, with 18,859 hectares. The South East had the highest proportion (25,577 hectares or 17% of the national total), followed by the North West (20,141 hectares or 13% of the total). The North East had the smallest area (7,778 hectares or 5%).

Proportionately, the 18,859 hectares of domestic buildings in the South West accounted for just 0.8% of region's land area. This was the lowest percentage recorded in any of the regions.

Within the South West, Devon had the highest percentage of the South West's total area of domestic buildings, accounting for 24% (4,403 hectares). Gloucestershire had the lowest with 11% (2,109 hectares).

Proportional to county area, the Former Avon had the highest percentage of domestic buildings with 2%. This was closely followed by Gloucestershire, with just over 1% of it's county. All other counties had just under 1% of their county area covered by domestic properties.

Domestic gardens

In 2005, a total of 564,514 hectares was classified as domestic gardens in England - just under 13% (74,218 hectares) of which could be found in the South West.

The South West had the 3rd highest proportion of the national total of domestic gardens in 2005, with 74,218 hectares. The South East had the highest proportion (120,235 hectares or 21% of the national total). The North East had the smallest area (20,856 hectares or 4%).

Proportionately, the 74,218 hectares of domestic buildings in the South West accounted for just 3% of region's land area. This was the joint lowest percentage recorded in any of the regions along with the East Midlands and Yorkshire & the Humber.

Within the South West, Devon had the highest percentage of the South West's total area of domestic gardens, accounting for 21% (4,403 hectares). Cornwall & the Isles of Scilly and Somerset had the lowest with 12% (8,862 and 9,212 hectares respectively).

Proportional to county area, the Former Avon had the largest area of domestic gardens with 7%. This was closely followed by Dorset, with 4% of it's area covered by gardens. Devon had the lowest area of gardens with 2%, whilst all other counties recorded 3%.

Non-domestic buildings

In 2005, a total of 86,895 hectares was classified as non-domestic buildings in England - 12% (10,831 hectares) of which could be found in the South West.

The South West had the 3rd highest proportion of the national total of domestic gardens in 2005, with 10,831 hectares. The South East had the highest proportion (12,667 hectares or 15% of the national total). The North East had the smallest area (4,412 hectares or 5%).

Proportionately, the 10,831 hectares of non-domestic buildings in the South West accounted for just 0.4% of region's land area. This was the lowest percentage recorded in any of the regions.

Within the South West, Devon had the highest proportion of the regional total area for non-domestic buildings with 23% (2,487 hectares). Dorset had the lowest with 11% (1,214 hectares).

Proportional to county area, the Former Avon area had the largest area of non-domestic buildings, accounting for 1% (1,610 hectares). Although very similar to other counties, Cornwall & the Isles of Scilly had the lowest proportion with 0.3% (1,269 hectares).

Road

In 2005, a total of 294,959 hectares was classified as road in England - 14% (42,709 hectares) of which could be found in the South West.

The South West had the 2nd highest proportion of the national total of road in 2005, with 42,709 hectares. The South East had the highest proportion (47,412 hectares or 15% of the national total). The North East had the smallest area (17,089 hectares or 6%).

Proportionately, the 42,709 hectares of road in the South West accounted for just 2% of region's land area. This was similar to all other regions, with the exception of London which had 12% of its area covered by road.

Within the South West, Devon had the highest proportion of the regional total area of road with 28% (116,432 hectares). Gloucestershire had the lowest with 11% (45,338 hectares).

Proportional to county area, the Former Avon area had the largest area of road, accounting for 4% (50,503 hectares). Although very similar to the remaining counties, Wiltshire had the lowest proportion with 1% (48,928 hectares).

Rail

In 2005, a total of 17,935 hectares was classified as rail in England - 10% (1,744 hectares) of which could be found in the South West.

The South West the 4th lowest (just under the English average of 1,794 hectares) proportion of the national total of rail in 2005, with 1,744 hectares. The South East had the highest proportion (2,792 hectares or 15% of the national total). The North East had the smallest area (1,233 hectares or 7%).

Proportionately, the 1,744 hectares of rail in the South West accounted for just 0.1% of region's land area. This was similar to all other regions, with the exception of London which had 1% of its area covered by rail.

Within the South West, Devon had the highest proportion of the regional total area of rail with 19% (337 hectares). Dorset had the lowest with 8% (143 hectares).

Proportional to county area, the Former Avon area had the largest area of rail, accounting for 0.2% (278 hectares). Although very similar to the remaining counties, Devon had the lowest proportion with 0.05% (337 hectares).

Path

In 2005, a total of 14,344 hectares was classified as path in England - 11% (1,582 hectares) of which could be found in the South West.

The South West had the 4th highest (close to the English average of 1,594 hectares) proportion of the national total of path in 2005, with 1,582 hectares. The South East had the highest proportion (2,440 hectares or 16% of the national total). The North East had the smallest area (1,087 hectares or 8%).

Proportionately, the 1,582 hectares of path in the South West accounted for just 0.1% of region's land area. This was similar to all other regions, which all recorded under 1% of land area covered by path.

Within the South West, Devon had the highest proportion of the regional total area of path with 23% (360 hectares). Somerset had the lowest with 8% (133 hectares).

Proportional to county area, the Former Avon area had the largest area of path, accounting for 0.2% (285 hectares). Although very similar to the remaining counties, Somerset had the lowest proportion with 0.04% (133 hectares).

Greenspace

In 2005, a total of 11,574,163 hectares was classified as greenspace in England - 18% (2,190,326 hectares) of which could be found in the South West.

The South West had the highest proportion of the national total of greenspace in 2005, with 2,190,326 hectares. London had the smallest area (61,016 hectares or 1%).

Proportionately, the 2,190,326 hectares of greenspace in the South West accounted for 91% of region's land area. This was the same proportion as the North East but higher than any other region. London had the lowest proportion of it's land area covered by greenspace, with 38% (610,160 hectares).

Within the South West, Devon had the highest proportion of the regional total area of greenspace with 28% (626,051
hectares). The Former Avon area had the lowest with 5% (107,066 hectares).

Proportional to county area, Wiltshire had the largest area of greenspace, accounting for 93% (323,727 hectares). This was closely followed by Devon with 92% of it's land area covered by greenspace (626,051 hectares). The Former Avon area had the lowest proportion with 78% (107,066 hectares).

Water

In 2005, a total of 343,620 hectares was classified as water in England - 14% (47,606 hectares) of which could be found in the South West.

The South West had the 4th highest proportion of the national total of water in 2005, with 47,606 hectares. This was just above the English average of 38,180 hectares. The North West had the highest area (91,910 hectares or 27%, whilst London had the smallest area (4,529 hectares or 1%).

Proportionately, the 47,606 hectares of water in the South West accounted for 2% of region's land area. This was similar to all other regions, with the exception of the North West, which had 6% of it's land area covered by water (91,910 hectares).

Within the South West, Devon had the highest proportion of the regional total area of water with 23% (10,835
hectares). Wiltshire area had the lowest with 4% (2,037 hectares).

Proportional to county area, the Former Avon area had the largest area of water, accounting for 5% (6,810 hectares). Wiltshire had the lowest proportion with 1% (2,037 hectares).

Other land

In 2005, a total of 185,021 hectares was classified as other land in England - 14% (25,790 hectares) of which could be found in the South West.

The South West had the 2nd highest proportion of the national total of other land in 2005, with 25,790 hectares. The South East had the highest area (30,499 hectares or 15%), whilst North East had the smallest area (8,947 hectares or 5%).

Proportionately, the 25,790 hectares of other land in the South West accounted for 1% of region's land area. This was similar to all other regions, with the exception of London which had 7% of it's land area covered by other land (12,042 hectares).

Within the South West, Devon had the highest proportion of the regional total area of other land with 20% (5,433
hectares). Dorset had the lowest with 11% (2,822 hectares).

Proportional to county area, the Former Avon area had the largest area of other land, accounting for 3% (3,687 hectares). All other counties had 1% of their land area classified as other land.

Unclassified land

In 2005, a total of 153 hectares was classified as unclassified land in England - 14% (22 hectares) of which could be found in the South West.

The South West had the 3rd highest proportion of the national total of other land in 2005, with 22 hectares. The North East had the highest area (45 hectares or 29%), whilst London had the smallest area (2 hectares or 1%).

Proportionately, the 22 hectares of other land in the South West accounted for under 1% of region's land area. This was similar to all other regions.

Within the South West, Dorset had the highest proportion of the regional total area of other land with 26% (6 hectares). Gloucestershire had the lowest with 3% (0.7 hectares).

Unclassified land made up an insignificant (<0.1%) area of land in all counties.

Living Working Countryside: The Taylor Review of Rural Economy and Affordable Housing

The Prime Minister asked Matthew Taylor, MP for Truro and St Austell, to conduct a review on how land use and planning can better support rural business and deliver affordable housing. This Review was presented to Government on 23 July 2008.

The Taylor Review of Rural Economy & Affordable Housing highlights that rural communities cannot stand still. Change is inevitable whether development takes place or not, and the choices we make today will shape tomorrow’s character of the market towns, villages and hamlets that make up our countryside. This report sets out a vision of flourishing, vibrant communities that will be genuinely sustainable – socially, economically and environmentally, and delivers a clear message: the planning process has to become an engine of regeneration or we face a future of decline.

A key message is that villages will become the exclusive enclaves of the elderly and the wealthy unless the gulf between property prices and local incomes is bridged. The report reveals that a flight from cities to the countryside has resulted in the rural population increasing by 800,000 people in the last decade. This has led to young families being priced out of the housing market by soaring demand and rising prices.

At the same time the average wage for people working in rural communities is £4,655 lower than the national average, while first time buyer homes cost £16,000 more. A mortgage now costs a higher proportion of average income in the South West than in London.

South West highlights:

• While there are regional differences, more than 50% of local authorities with the highest house price to income ratio are in rural areas. Taking lower quartile house prices to lower quartile earnings, rural parts of the South East are less affordable on average than London. Similarly mortgage costs as a proportion of incomes are higher in the South West than in London and the South East
• Rural areas also have the highest ratio of lower quartile house prices to lower quartile (work place based) earnings. Figures for 2007 show that in rural areas average lower quartile property prices were 8.9 times average lower quartile earnings compared with a ratio of 8.2 in urban areas. The most rural areas (rural-80) have the highest ratio at 9.3, compared to 8.9 in the most urban areas (major urban) and 7.5 in smaller urban areas (other urban). In the least affordable rural local authorities such as Chichester and East Dorset the ratio of lower quartile house prices to lower quartile earnings is up to 13. As a result, there are far fewer first time buyers in rural areas, accounting for only 17% of all buyers compared to 33 per cent in urban areas. This figure drops to just 8 per cent in Caradon in Cornwall – the district with the lowest proportion of first time buyers
• The greatest proportion of the planned new housing will take the form of extensions to existing towns. This will include the growth of many larger rural settlements. Many market towns across the country will be growing over the next decade or so by up to in excess of 25 per cent in terms of the current number of homes. While plans are yet to be finalised, towns such as Taunton (Somerset) for example, with a current housing stock of approximately 29,400, will be growing by 6,600 additional new homes by 2016 – growth of 22%. Truro will be growing by an addition 5,000 homes, a 48% increase on the current stock of 10,500
• Live/work developments have traditionally been urban based– evolving from loft developments in the SoHo area of New York, and spreading to cities in the UK such as London and Bristol
• First Step Homes is a private sector affordable housing developer that specialises in the delivery of affordable homes without the need for public subsidy in the South West region. At the Four Lanes development, near Redruth in Cornwall, a mix of seventeen two and three bedroom houses have been built and sold at Kerrier District Councils’ Section 106 affordable housing prices at £99,852 and £135,764 respectively
• An initiative by Magna Housing Association in West Dorset has shown how home-based enterprise can offer a route to work for unemployed social housing tenants. A partnership between Magna Housing Association and Enterprise Connection (a locally based business incubator) sought to actively encourage and provide support to start-up home-based enterprise among social housing tenants. Nine residents took part in a seminar and training sessions around business planning, sales and marketing and finance and accounting. Of the group, four tenants (all previously unemployed) have started up their own businesses
• Housing Corporation figures from the 2006/08 affordable housing programme for England (excluding London) show that total scheme costs in the 0-3,000 population category rural schemes come out as around £1,000 more expensive per unit. If settlements up to 10,000 population are included the rural schemes come out cheaper by around £1,800. Regionally there are variations across the country. In some regions (East, South West, North East) rural comes out cheaper whereas in others it is more expensive
• The region with the highest proportion of land developed, including gardens, is London (58.7%), followed by the South East (12.2%) and West Midlands (11%). The total for England is 9.8% and the region least built up is the South West (7%)
• Data on second homes broken down by ward shows that there are 64 wards (1%) with more than 20% of the housing stock recorded as second homes.10 These wards with high levels of second home ownership are predominantly in rural areas such as, St. Minver in North Cornwall (43%) and
  Beadnell in Berwick-upon-Tweed (42%).

The report calls for:

• New planning policies aimed at stopping the growth of identikit market town housing estates and encouraging new neighbourhood extensions with shops and community facilities, workplaces and open spaces
• A new 'community led affordable housing' initiative for smaller rural communities
• Flexible new planning rules to encourage the creation of more jobs in village businesses

Living Working Countryside wants planning reforms which meets the economic, social and environmental needs of local people creating communities - similar to the Prince of Wales' Poundbury development - which people want to live and work in.

Along with more affordable village homes for local people and a transformation of the way market towns are developed, the report calls for a change in planning rules to create a broader range of rural businesses, bringing more jobs and better pay for people working locally. It also confirms that many people in rural communities are worried about the impact of second homes on house prices although they represented only one per cent of the housing stock.

The report says there is no evidence that second homes affect affordability for local people but there is a case for controlling the number of second and holiday homes in certain areas where second home ownership is high and threatens the sustainability of local communities. A new Use Class for second and holiday homes could be applied which would require planning permission to convert a full time home over to part-time occupation or holiday letting. And local authorities could also use the same capital gains tax rules used to establish a main residence to ensure that houses are occupied full-time.

European and worldwide perspective

Over 80,000 hectares were converted into artificial surfaces for homes, offices, shops, factories and roads in Europe between 1990 and 2000. Around 48% of this was originally arable land or permanent crops, rising to up to 80% in Denmark and 72% in Germany.

Around half of this overall increase was due to housing, services and recreation, 31% for new industrial and commercial sites, 14% for mines, quarries and waste dump sites and just over 3% for new transport infrastructures.

The size of Europe’s urban area increased by almost 6% between 1990 and 2000, equivalent to three times the area of Luxembourg.