Dorset is a county with a very varied geology and range of landscapes, plus one of the highest concentrations of archaeological features and areas of national or international importance for nature conservation in the country.

The range of features contribute to its scenic value and make it exceptional for its biodiversity but Dorset is consequently one of the most constrained counties in southern England when looking at the scope for possible new built development. 

Applicants and their agents are advised to seek detailed and specific advice at the earliest possible stages about the range of planning constraints that affect an area where they are considering development proposals. Dorset Explorer (opens in a new window) can provide an initial overview but you are advised to contact the relevant planning authority for site specific information.

Dorset's rural environment includes:

• A Green Belt drawn tightly up against the edge of the built-up area in south-east Dorset

• Two Areas of Outstanding Natural Beauty extending over some 53% of the County

• A UNESCO World Heritage Site that includes a 114 km length of coast within Dorset

• The wider tracts of the West Dorset Heritage Coast (49 sq. km) and the Purbeck Heritage Coast (127 km)

• 1,016 scheduled ancient monuments of national archaeological importance

• 31 historic parks and gardens (with protection of the features and their wider setting)

• Some 141 SSSIs - including extensive areas of UK Priority Habitat - with 11,620 hectares of Special Protection Area (areas of European importance for wild birds), with a wide degree of overlap with 12,760 hectares of candidate Special Areas of Conservation (habitat of European importance) and 10,350 hectares of internationally important wetlands protected under the Ramsar Convention, as well as 1,250 Sites of Nature Conservation Importance (sites of at least County level importance)

Similarly, its developed areas includes more than 9,500 listed buildings (buildings or structures of national importance for their architectural or historical interest) and 190 conservation areas protected for their special architectural or historic interest.

The range of planning constraints that may need to be taken into account in relation to developments includes the following:

• Areas of Outstanding Natural Beauty (AONBs):

  AONBs have been confirmed by the Government as having the highest status of protection in relation to landscape and scenic beauty.

• Conservation Areas

  Dorset has many attractive villages and other areas of special architectural or historic interest.

• Contaminated land

  Many areas of land have become contaminated by the residues left behind by activities such as mining, waste disposal and general industrial processes.

• Flood risk

  Major revisions to the planning system in England have brought about important changes in the way it deals with development and flood risk

• Green belt

  The South East Dorset Green Belt extends over some 168 square kilometres of open land in and around Upton, Wimborne, Ferndown, Poole, Bournemouth and Christchurch and stretching south-west as far as Wareham.

• Heritage coast and the World Heritage site

  The West Dorset coast forms part of a World Heritage site.

• Historic sites and monuments

  Monuments and areas deemed to be of national importance are protected as scheduled monuments. Consent must be obtained from the Secretary of State for Culture, Media and Sport for works affecting scheduled monuments.

• Listed buildings

  Control over listed buildings is a function exercised by the district and borough councils.

• Mineral Consultation Area

  Within Dorset ball clay is designated as a nationally important mineral - as a scarce, high quality resource that needs to be safeguarded.

• Nature conservation sites and protected species

  Any development proposal has the potential to have an impact on conservation sites and protected species, either directly or indirectly.

• Public rights of way

  There are almost 3,000 miles of public rights of way in Dorset, made up of approximately 4,700 footpaths, 1,700 bridleways and 37 byways open to all traffic.

• Removal of permitted development rights

  The Town and Country Planning (General Permitted Development) Order 1995 (as amended) provides that certain, specified types of development are 'deemed' to have planning permission by virtue of the order - without the need for separate application for planning permission.

• Tree preservation orders and protected hedgerows

  Many trees are protected by tree preservation orders (TPOs) which means that, in general, you need the consent of your district or borough council to prune or fell them

• South East Dorset Transport Contributions Scheme

  Developer contributions are now being sought towards efforts to mitigate the impacts of additional development on the highway network in south east Dorset.