COUNTRYSIDE
Countryside Aim
7.1 The key aim in relation to the Countryside is:
“to protect the Green Belt from harmful developments and to safeguard the countryside of the District.”
7.2 To further this aim, the Countryside objectives of the Local Plan are:
Objective 28: Green Belt
To retain the existing
defined boundary of the Green Belt and to prevent inappropriate development
within it.
Objective
29: Landscape Character
To safeguard and enhance the District's landscape character and landmarks.
Objective 30: Urban Concentration
To promote development in existing towns, and at higher densities, without
adversely affecting the urban environment.
Objective 31: Agriculture & Forestry
To encourage the maintenance
of a viable and environmentally sustainable agriculture and forestry industry.
7.3 In November 2000, the Government published a White Paper entitled Our Countryside: the future (referred to as the Rural White Paper). It sets out five rural policy objectives:
1. To facilitate the development of dynamic, competitive and sustainable economies in the countryside, tackling poverty in rural areas.
2. To maintain and stimulate communities, and secure access to services which is equitable in all the circumstances for those who live or work in the countryside.
3. To conserve and enhance rural landscapes and the diversity and abundance of wildlife (including the habitats on which it depends).
4. To increase opportunities for people to get enjoyment from the countryside, and to open up access.
5. To promote government responsiveness to rural communities through better working together between central government departments, local government, and government agencies and better co-operation with non-government bodies.
7.4 These objectives are combined into a vision for a living, working, protected and vibrant countryside. The Local Plan has an important role to play in implementing the White Paper's proposals, by ensuring that an appropriate policy framework is in place to address rural issues. At the same time, the influence of the urban areas of the District must not be forgotten, as there is a close interrelationship between many of the issues facing both urban and rural areas, for example social exclusion, poverty, and the need for economic diversification and development.
7.5 The Local Plan itself cannot make things happen, but it is a central component of the planning process. It can ensure that the future is based on sustainable development, protecting and enhancing the countryside, which is important to all of us.
7.6 This chapter is divided into six distinct policy areas relating to countryside issues, which address the aim and objectives set out above. They are:
Landscape
Green Belt and Areas of Development Restraint
Agriculture
Re-Use and Adaptationof Rural Buildings
Chalets
Development Involving Horses
LANDSCAPE
Introduction
7.7 The Town and Country Planning Act 1990, as amended, requires Local Plans to include policies in respect of the conservation of the natural beauty and amenity of the land. This requirement is reflected in PPG7: The Countryside - Environmental Quality and Economic and Social Development.
7.8 The landscape and wildlife heritage of Wyre Forest District is rich and varied and it is seen as an important part of the District Plan to include policies which seek to conserve this heritage for the future.
Background
7.9 The landscape of the Wyre Forest District is generally of high quality, and it represents a major asset of the District, which is enjoyed by both residents and visitors alike. It provides an attractive environment for the local business community and is particularly important for the local tourist industry.
7.10 The landscape of the District comprises both natural and cultural (historic) elements, with an interesting variety of landscape features; ranging from the nationally important Wyre Forest and its outliers in the west, to the typical traditional lowland agricultural field patterns with hedgerows and trees in the east. Notable features such as Chaddesley Woods, the extensive lowland heathlands between Bewdley and Kidderminster and at Hartlebury Common, and the extensive systems of streams and pools that run through the eastern parts of the District, add to the attractive landscape diversity of the District.
Topography
7.11 Much of the District is over 60m (200ft) in elevation above sea level. West of the River Severn a much dissected upland plateau of 120m (400ft) above sea level rises to the District's highest point of 231m (758ft) at Clows Top. To the north-west of Kidderminster the old red sandstone upland plateau between Trimpley and Shatterford is generally over 120m (400ft) and rises to a summit of 205m (673ft).
7.12 The valleys of the Rivers Severn and Stour dominate the topography of the District. North of Bewdley the Severn has cut a narrow gorge through the upland area whereas south of Bewdley beyond Blackstone and Stagborough Hill, the Valley opens out into a series of shallow terraces.
7.13 The River Stour joins the Severn at Stourport-on-Severn. North of Stourport-on-Severn its valley is broad with ecologically important marshlands. The town of Kidderminster grew around the Stour and today the town centre and commercial areas are situated within the Stour Valley, with more modern development spreading out from the immediate Valley floor. North of Kidderminster the Valley contains further important wetlands before cutting through the District's northern upland areas.
Landscape Protection Policy Background
7.14 The first local definition of areas of high quality landscape was undertaken over 40 years ago by the former Worcestershire County Council in the 1957 County Development Plan. This concept has remained substantially unaltered until recently.
7.15 In May 1999, Worcestershire County Council published a Draft Landscape Character Assessment, as Supplementary Planning Guidance to assist with the interpretation of the adopted Worcestershire County Structure Plan . It identifies four regional Character Areas within Wyre Forest District: Kinver Sandlands; Mid Worcestershire Forests; Teme Valley; and the Wyre Plateau. Within these areas, the Character Assessment defines the characteristics of the various types of landscape. Further work on the preparation of the Landscape Character Assessment is in progress.
7.16 The Worcestershire County Structure Plan 1996-2011 was adopted in June 2001. Policy CTC.1 sets the strategic framework for the protection of landscape character across the County. Other policies in the Conservation of Town and Country chapter of the Structure Plan provide a strategic framework for other landscape issues, including Areas of Great Landscape Value (AGLVs).
7.17 In the Wyre Forest Urban Areas Local Plan in1986, the District Council included a Landscape Protection Area designation to reflect the original Structure Plan policy, thus including additional areas that were worthy of special protection and enhancement.
7.18 The County Council did not object to this Landscape Protection Area policy designation and it was embodied when the Urban Areas Local Plan was adopted in May 1989. The adoption of the Wyre Forest District Local Plan in 1996 retained and extended the Landscape Protection Area designation.
7.19 The Countryside Agency is keen to see the use of the concepts of landscape character and local distinctiveness as tools to guide development in rural areas. The Worcestershire County Structure Plan places landscape character to the forefront in the consideration of development proposals. AGLVs and Landscape Protection Area policies are retained, in addition to Landscape Character Assessment
Landscape Character
|
Policy LA.1 Development proposals must safeguard, restore or enhance the character of the surrounding landscape. In considering planning applications, regard will be had to the extent to which the proposal:
The introduction of detracting features, or the removal of important landscape features should be avoided. Development proposals which would have an adverse impact on landscape character will not be permitted. |
7.20 In view of Policy CTC.4 of the Adopted Structure Plan, the District Council considers that the Area of Great Landscape Value and Landscape Protection Area designations should be retained in the Wyre Forest District Local Plan. The strategy for these Areas is to formally recognise their generally high landscape quality, protect them from inappropriate development and to ensure their maintenance and enhancement where necessary.
Landscape Protection Area
|
Policy LA.2 In considering applications for development in the Landscape Protection Areas, as defined on the Proposals Map, attention will be paid particularly to the effect of the proposed development on the landscape. Development that would have a significant adverse effect on the quality or character of a Landscape Protection Area will not be permitted. Exceptionally, development that will have an adverse effect on landscape quality or character may be allowed where it is demonstrated to meet the following criteria:
|
7.21 Within the four main Character Areas identified in the County Council's Landscape Character Assessment, there are a number of important local landscape characteristics, which contribute to the varied and interesting landscape of Wyre Forest District. The valleys of the Rivers Severn and Stour, and their tributaries are of particular interest.
The Severn Valley
7.22 The Severn Valley throughout the District is a most important area of landscape, but one which is potentially at risk from insensitive development, particularly for recreation and tourism-related activities. The attraction of the river has, for many years drawn visitors particularly to Stourport-on-Severn and Bewdley and there is every sign that recreational use of the river and its Valley will continue to increase.
River Severn
7.23 Proposals have been outlined by the Severn Navigation Restoration Trust to open the River to navigation upstream from its present limit at Stourport-on- Severn. Until such time as a detailed scheme is prepared, which enables an objective assessment to be made of the environmental and economic effects of the proposal, the District Council has declined to either support or oppose it. Whether or not the full detailed proposal is eventually prepared, the District Council seeks to ensure that the natural beauty of the Severn Valley is not despoiled.
The Severn Valley
|
Policy LA.3 Particular attention will be paid to conservation of the natural beauty and environment of the Severn Valley. Proposals for development in the Valley will be subject to the most careful consideration. Development that would have a significant adverse effect on the landscape quality or character of the Severn Valley will not be permitted. |
The Stour Valley
7.24 The Stour Valley has for a long time been recognised by the District Council as an important landscape feature within the District and of considerable value both for recreation and nature conservation. Indeed, the Council undertook a special study of the entire valley in 1975 to identify opportunities and highlight problems. Following this study the Staffordshire and Worcestershire Canal, which follows the Valley for its entire route through the District, was declared a linear Conservation Area. The Canal and its towpath are today used extensively for recreational activities due to the varied and generally attractive valley landscape. One of the features that makes the Valley such an important landscape and recreational asset is the way the open valley area penetrates right into the heart of the built up area of Kidderminster. Further upstream the Valley provides a fine setting to the historic village of Wolverley and a dramatic punctuation to the northern edge of the village of Cookley.
7.25 Unfortunately, in earlier less enlightened times the Stour Valley has been somewhat overlooked, and development has tended to turn its back on the once polluted river. With efforts continuing to improve water quality in the River, the District Council is keen to see the continued enhancement of the landscape along the Valley and will seek to ensure that proposals for development enhance the Valley landscape. A new country park is envisaged to the north of Kidderminster, to follow the completion of the flood alleviation scheme. This will enhance the existing Site of Special Scientific Interest (SSSI), and incorporate new wetlands, which will contribute to the aims of the Biodiversity Action Plan (BAP) and West Midlands Stour Local Environment Agency Plan (LEAP).
The Stour Valley
|
Policy LA.4 Particular attention will be paid to conservation of the natural beauty and environment of the Stour Valley. Proposals for development in the Valley will be subject to the most careful consideration. Development that would have a significant adverse effect on the landscape quality or character of the Stour Valley will not be permitted. |
Streams and Pools Systems East of Kidderminster
7.26 One of the important local landscape features is the extensive systems of streams and pools that flow through the eastern part of the District. These include the system that runs from Broome and Hagley through Churchill and Blakedown on to Hurcott and then into the River Stour at Springfield Park in Kidderminster. There is also the Hoo/Barnett Brook system that flows from beyond Belbroughton through Drayton, Hill Pool and Dunclent before joining the River Stour on the southern side of Kidderminster. Other systems include the Hockley and Elmley Brooks, which flow from north of Chaddesley Woods through Chaddesley Corbett before leaving the District south of Rushock to eventually join the River Salwarpe.
Springfield Park, Kidderminster
7.27 A number of these systems have suffered as a result of the lowering of water tables in this area. In view of this, policies in the Natural Resources chapter aim to control development which would lead to long term depletion of groundwater resources through over-extraction.
7.28 Although these stream systems are all Special Wildlife Sites and are therefore subject to protection to safeguard their nature conservation value, they are nonetheless also worthy of protection as valuable local landscape features. The District Council has purchased Hurcott Pool SSSI, with assistance from English Nature, to form a new nature reserve which will safeguard and enhance its future.
Streams and Pools Systems East of Kidderminster
|
Policy LA.5 The stream and pools systems at Churchill, Blakedown and Hurcott, together with the Hoo Brook, Barnett Brook and the Hockley Brook / Elmley Brook system are identified on the Proposals Map as linear landscape features of local importance. Special attention will be paid to the protection of these landscape features. Development that would have a significant adverse effect on the landscape quality or character of these features will not be permitted. |
7.29 To the west of the River Severn there are a number of stream systems such as the Dowles Brook, Gladder Brook and Dick Brook, which are also important features of the District's landscape. These streams are within the Landscape Protection Area, and have thus not been specifically identified on the Proposals Map, as their protection will be afforded by Policies LA.1 and LA.2.
7.30 The Environment Agency (EA) has published Local Environment Agency Plans (LEAP's) for the main river catchment areas in the District, namely the Middle Severn and West Midlands Stour. The EA's aim is to protect and enhance the environment, and appropriate policies can be found in the Natural Resources chapter of the plan.
Landscape Features
7.31 To the east of Kidderminster the character of the landscape is influenced by the presence of a number of pronounced small hill or knoll features of local significance such as at Offmore, Bissell Wood and Mount Segg. The village of Blakedown is surrounded by a series of such features including Harborough Hill, Knoll Hill, Barnett Hill, Wild Acres Knoll, Wannerton Knoll and Churchill Hill. These are just some examples of important local hill features, which are present throughout most of the District.
7.32 Other important landscape features to be protected include Ancient Woodland (including Primary Ancient Woodland, Ancient Semi-Natural Woodland and Plantation Ancient Woodland ) or more recent deciduous plantations on such sites. These woodlands add attractive elements to the landscape and are generally important for nature conservation interests. Protection and proper management of these sites is vital to ensure their continued contribution to the character of the landscape.
7.33 Historic gardens and parklands generally add significantly to the quality and character of the landscape. Within the District there are several formal landscapes such as at Arley House, Sion Hill House, Lea Castle, Broome House, Harborough Hall and Sion House. Protection and maintenance of these local landscape features is important to perpetuate the landscape diversity of the District. The importance of the grounds of Arley House is formally recognised by their inclusion in the Register of Parks and Gardens of Special Historic Interest compiled by English Heritage.
7.34 Hedgerows and hedgerow trees are important elements in the landscape of the District. Although there has been some hedgerow loss arising out of field amalgamations, large areas of the District still retain their historic hedgerow patterns. Orchards are a notable landscape feature in parts of the Wyre Forest, particularly around Rock. As well as providing visual interest in the landscape, many hedgerows are of importance for nature conservation. The removal of hedgerows requires permission from the local planning authority, and the District Council wishes to ensure that the loss of hedgerows for whatever reason is kept to a minimum in view of their landscape and nature conservation importance. The removal of trees from hedgerows may require tree felling permission, under the Forestry Act (1967) from the Forestry Commission.
7.35 There is a need to safeguard these essential components and features of the landscape, particularly in those areas of the District outside the designated Areas of Great Landscape Value. The adopted Worcestershire County Structure Plan 1996-2011 identifies a number of these relatively small-scale features, which are considered to be important to the character of the County's landscape. Examples are skylines, hill features, mixed and broad-leaved woodlands, sites of geological importance, areas of dense hedgerow and tree patterns, linear features of visual importance such as watercourses, historic parks and gardens, commons and village greens.
7.36 When considering applications for development, the impact of any necessary highway works on the landscape, and the character of the rural road network will be a material consideration.
Landscape Features
|
Policy LA.6 Development proposals should not detract from, or have an adverse impact on features within the landscape, such as:
Adequate and suitable provision should be made for the protection and maintenance of landscape features during and following development. Development which would have a significant adverse effect on these landscape features will not be permitted. |
Landscape Impact of Highway Works
7.37 Often in order to provide a safe and suitable means of access to a proposed development in the countryside considerable improvement works are required to the existing highway. Such works can include the formation of visibility splays, or the widening or realignment of existing carriageways, which may involve the removal of hedgerows and trees. Other works such as the erection of signposts and street lighting may also have an urbanising effect. When considering such proposals, the consequential effects on the landscape of necessary highway improvement works will be a material consideration.
Landscape Impact of Highway Works
|
Policy LA.7 Highway works required as part of development proposals should be designed to minimise any adverse impact on the quality and character of the landscape. |
Landscape Impact of Strategic Road Proposals
|
Policy LA.8 The environmental impact of strategic road proposals must be assessed in detail as part of the accompanying Environmental Statement. Any adverse impact on the quality and character of the landscape should be minimised. The detailed design must include appropriate mitigation measures and proposals for new planting. |
New Trees and Woodlands
7.38 The District is fortunate to have a high level of tree cover, provided by the large woodland areas of the Wyre Forest, its associated woods, together with Chaddesley Wood and numerous other smaller woodlands. These woodlands are an important feature of the landscape, with huge biodiversity potential. Of course, Wyre Forest District owes its name to one of the County's most important natural forests.
7.39 The District Council wishes to encourage tree planting where appropriate throughout the District. Trees bring benefits by improving the landscape, providing a habitat for wildlife, offering opportunities for recreation and, by providing a source of timber. They also have a role in reducing pollution and in absorbing carbon dioxide. Worcestershire County Council is currently preparing advice on new planting, with regard to Landscape Character and objectives in the Biodiversity Action Plan for Worcestershire, entitled Worcestershire Woodland Guidelines. An Environmental Impact Statement may be required for afforestation, deforestation and forest roads.
Wyre Forest
7.40 Agriculture continues to be a major user of land in the countryside, and the need for agriculture to diversify is recognised. The status of much of the District as Green Belt and/or Landscape Protection Areas places restrictions on the opportunities available for diversification, but does not necessarily prevent them. Activities such as leisure or commercial enterprises can result in conflict between development needs and established rural planning policies.
7.41 The Woodland Grant Scheme provides incentives for establishing new woodlands and managing existing ones, including supplements for planting on agricultural land and for community woodlands. The Forestry Commission has a key role in the process of woodland planting and it places great emphasis on good woodland management. The Commission also issues guidelines for the management of semi-natural woodland and for a range of woodland related issues. Advice on sources of grant aid for this purpose, such as The Forestry Authority Woodland Grant Scheme is available from the Council's Planning, Health and Environment Division. Advice and guidance for new planting schemes is contained in the Forestry Commission's publication, the UK Forestry Standard.
7.42 For visual and ecological reasons, new woodlands should include native broadleaf species, although it is recognised that some coniferous planting will be advantageous to timber production. Woodland planting will not be acceptable where it would have an adverse impact on sites of nature conservation importance, sites of archaeological importance or historic landscapes or buildings.
New Trees and Woodlands
|
Policy LA.9 Development proposals involving the planting of new trees or woodlands should not have a detrimental impact on areas important to nature conservation, archaeology, historic landscapes, or built heritage. |
GREEN BELT
Introduction
7.43 PPG2 sets out the government's intentions in respect of Green Belts, and provides a national policy framework.
Purposes of including land in Green Belts
7.44 The Purposes of including land in Green Belts are set out in Paragraph 1.5 of PPG2. They are:
- to check the unrestricted sprawl of large built-up areas;
- to prevent neighbouring towns from merging into one another;
- to assist in safeguarding
the countryside from encroachment;
- to preserve the setting
and special character of historic towns; and
- to assist in urban regeneration,
by encouraging the recycling of derelict and other urban land.
7.45 The use of land within Green Belts has a positive role to play in fulfilling the following objectives:
- to provide opportunities for access to the open countryside for the urban
population;
- to provide opportunities for outdoor sport and outdoor recreation near urban
areas;
- to retain attractive landscapes, and enhance landscapes, near to where people
live;
- to improve damaged and derelict land around towns;
- to secure nature conservation interest; and
- to retain land in agricultural, forestry and related uses.
7.46 The general extent of the West Midlands Green Belt within the County of Worcestershire has been determined through approval of the adopted Hereford and Worcester Structure Plan. The adopted Worcestershire County Structure Plan 1996-2011 does not propose any alteration to the general extent of the Green Belt in the County. Within Wyre Forest District, the extent of the Green Belt includes all the land as far west as the River Severn, but excluding the towns of Kidderminster, Stourport-on-Severn and Bewdley and the smaller settlements of Blakedown, Cookley and Fairfield.
7.47 The precise boundaries of the Green Belt around Kidderminster, Stourport-on-Severn and Bewdley, were determined in detail in 1989, upon the adoption of the Wyre Forest Urban Areas Local Plan.
7.48 In determining these boundaries, due regard was had to the longer-term requirements of development and they were drawn so as to allow for the (then) anticipated development needs up to at least 2001. Land at Hurcott, Wilden and Worcester Road, Stourport-on-Severn, was taken out of the Green Belt accordingly.
7.49 The previous Wyre Forest District Local Plan was adopted in May 1996. It made no changes to the established Green Belt boundary in the District, except in the rural areas where Green Belt boundaries were defined for the first time around the larger settlements of Blakedown, Cookley and Fairfield. These settlements are now excluded from the Green Belt. Provision for Areas of Development Restraint (ADR's) was made for the first time.
7.50 In order to satisfy the requirements of Structure Plan Policy D.41, the District Council have undertaken a sustainability appraisal of the ADR's. The Local Plan review sustainability appraisal methodology has been used, which incorporates the criteria set out in Structure Plan Policies SD.4 and SD.7. Details of the appraisals are included in the sustainability appraisal document, which is available as a background paper.
7.51 The conclusion of the appraisal is that the existing ADR's satisfy the sustainability criteria, and represent potentially sustainable locations for development, if needed in the longer term. The District Council have therefore concluded that no 'limited adjustments' to Green Belt boundaries are necessary as part of this Local Plan review. To do so would undermine the objectives and purposes of including land in the Green Belt within the District.
7.52 Existing Green Belt boundaries should not be changed unless exceptional circumstances exist, which necessitate such revision. Table 1 in the Housing chapter sets out the Residual Housing Requirement at 1st April 2002, and Appendices 4-5 detail completions and committed capacity. They indicate that the requirement for new dwellings in the plan period can be met without the need to develop ADR's, or to identify new greenfield sites. Similarly, Table E1 and paragraphs 4.13 - 4.22 of the Employment chapter demonstrate that the structure plan requirements for the provision of employment land can be met by existing commitments and identified redevelopment opportunities.
7.53 In the light of these considerations regarding the availability of sites, the District Council concluded that there are no exceptional circumstances which justify a revision of Green Belt boundaries as part of this Local Plan review.
Green Belt Policies
7.54 The essential characteristic of Green Belts is their permanence and their protection must be maintained as far as can be seen ahead. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open, and the most important attribute of Green Belts is their openness. Green Belts help to protect the countryside, and can assist in moving towards more sustainable patterns of urban development. The inclusion of land in Green Belts is of paramount importance to their continued protection, and should take precedence over the land use objectives.
7.55 It is important to ensure that the visual amenities of the Green Belt are not damaged by proposals for development within or conspicuous from the Green Belt. The following policies are intended to ensure the protection of the Green Belt in Wyre Forest District against inappropriate development.
Control of Development in the Green Belt
|
Policy GB.1 Within the Green Belt, as defined on the Proposals Map, development will not be permitted, except in very special circumstances, unless one of the following applies:
|
Note 1: For the purposes of the operation of clause iii) of this policy, the term "village" is defined as any village within Wyre Forest District which is washed over by the Green Belt, has a population of more than 400; and has a range of services and facilities. Taking this into account, the District Council considers that Chaddesley Corbett is the only village where infilling may be acceptable.
Note 2: Replacement dwellings (clause iv)) are only considered to be appropriate in certain circumstances, for example where a statutory or non-statutory listed building is involved, particular regard will be had to policies LB.1-5.
Note 3: In the case of proposals for the extension of dwellings created through the re-use and adaptation of rural buildings, see Policy RB.5.
Development in the Green Belt
|
Policy GB.2 In instances where development is proposed in the Green Belt in accordance with Policy GB.1, the proposals will be required to comply with all other relevant policies in the Local Plan and to be capable of implementation without detriment to the landscape character, and the purposes, visual amenity, and the openness of the Green Belt. |
Outdoor Sport and Recreation in the Green Belt
7.56 PPG 2 and 17 recognise that outdoor sport is one of the uses of land which will often be appropriate in the Green Belt. Indeed, because of their proximity to large urban areas, Green Belts have a positive role in providing access to open countryside for urban populations.
7.57 In seeking to facilitate access both for formal sports and informal recreation, the local planning authority has to seek to achieve a balance between recreational needs and conservation of the visual amenity of the Green Belt.
7.58 The Leisure and Recreation Section of this Plan includes specific land allocations for enabling public access for recreation in the Green Belt, together with policies for controlling development in the countryside generally. The adopted policies set out below provide a basis for the determination of any planning applications for recreational or sporting uses in the Green Belt, with the aims of facilitating appropriate uses whilst also conserving its essentially rural character.
Outdoor Sport and Recreation
|
Policy GB.3 Within the Green Belt, the use of land and buildings for outdoor sport and recreation will normally be allowed unless there is an adverse impact on the use or amenity of neighbouring land and buildings, including residential properties. Where in very special circumstances, ancillary buildings are necessary, they must be directly related to the needs of the use of the land, and be restricted to the minimum size necessary. New buildings will not be permitted where the re-use of existing buildings is feasible. |
Major Developed Sites in the Green Belt
7.59 Annex C of PPG2 provides a framework for dealing with major developed sites in the Green Belt, such as factories, collieries, power stations, water and sewage works, military establishments, airfields, hospitals and research and education establishments. These sites remain within the Green Belt, and may be redundant, or in continuing use. The Annex recognises that these sites present opportunities to help to secure jobs and prosperity without further prejudicing the Green Belt.
7.60 Local planning authorities are able to identify such sites in their areas, and include suitable policies in their development plans to enable their redevelopment or infilling. Proposals must meet the following criteria:
- have no greater impact on the Green Belt than the existing development;
- contribute to the achievement
of objectives for the use of land in Green Belts (see above);
- not exceed the height
of existing buildings, and
- not occupy a larger area of the site than any existing buildings (unless
this would achieve a reduction in height, which would benefit visual amenity).
7.61 Two sites in Wyre Forest District are suitable for identification as major developed sites in the Green Belt.
7.62 The Lea Castle Hospital site lies north-east of Kidderminster, between the A449 Wolverhampton Road and the A451 Stourbridge Road. It contains a variety of buildings set out in an attractive landscape, well screened from the surrounding agricultural land by extensive belts of trees. The site has been developed since the late 1950's and used for a number of years by a variety of National Health Service uses. In recent years consolidation of these activities to other locations has led to a large part of the site becoming surplus to requirements. Identifying the site under the provisions of PPG2 Annex C will allow the opportunity for well screened and sustainable redevelopment, which need not have an adverse impact on the openness of the Green Belt.
Lea
Castle Hospital
7.63 Rushock Trading Estate occupies a former military site within the Green Belt. It is close to Hartlebury Trading Estate, and is accessed from the A442 Kidderminster - Droitwich road. The application of the provisions of PPG2 Annex C to the Estate would enable the currently permitted uses within the site to continue, whilst creating flexibility within the planning policy framework to enable the re-use and redevelopment of sites within the curtilage.
Rushcock Trading Estate
7.64 When applying Policy GB.4 reference to the term Ôfootprint of existing buildingsÕ shall relate to the aggregate ground floor area of the existing buildings, excluding temporary buildings, open spaces with direct external access between wings of a building and areas of hardstanding.
Major Developed Sites in the Green Belt
|
Policy GB.4 Major Developed Sites in the Green Belt, as identified on the Proposals Map at the Lea Castle Hospital, north-east of Kidderminster, and Rushock Trading Estate, will be regarded as being suitable for redevelopment and environmental improvement under the provisions of PPG2 Annex C. Proposals involving the redevelopment of these sites should:
The District Council will prepare a detailed Planning and Design brief for the redevelopment of the Lea Castle Hospital site. |
Re-Use of Existing Industrial Premises in the Green Belt
7.64 There are a number of sites in the District which are in use for industrial or commercial activities. They are not suitable for identification under Policy GB.4 above, by virtue of the size and scale of their use. However, they are long established lawful uses, which provide valuable employment opportunities, and their continued existence has no adverse impact on the openness of the Green Belt. Paragraphs 3.7 - 3.10 of PPG2 state that the re-use of such buildings is not inappropriate development provided that certain criteria are met.
Re-Use of Existing Industrial Premises in the Green Belt
|
Policy GB.5 Proposals for the redevelopment of existing lawful industrial premises within the Green Belt will be permitted, provided that they do not have a materially greater impact than the present use on the openness of the Green Belt, and the purposes of including land within it, and that the buildings are of permanent and substantial construction, and are capable of conversion without major or substantial reconstruction. Appropriate conditions and/or planning obligations may be required to ensure that the use of buildings and their curtilage do not conflict with the openness of the Green Belt, or to secure an improvement in the appearance of the premises. |
Visual Amenity
7.65 The most important attribute of Green Belts is their openness. Visual amenity is the most important factor in ensuring that the open aspect of the landscape remains so, and is not impaired by development proposals.
|
Policy GB.6 Proposals within, or conspicuous from the Green Belt, must not be detrimental to the visual amenity of the Green Belt, by virtue of their siting, materials or design. |
Areas of Development Restraint
7.66 Provision for longer-term development was made in the 1996 adopted Local Plan, through the identification of Areas of Development Restraint (ADRs). These ADRs are shown on the Proposals Map and Inset Plans, and will be safeguarded from development during the Plan period, safeguarded by Policy DR.1.
Areas
of Development Restraint
|
Policy DR.1 Land within those Areas of Development Restraint (ADRs) shown on the Proposals Map will not be released unless and until identified for development in a future review of the Local Plan. In the interim period, proposals for development will be assessed against the Green Belt policies of the Plan. |
AGRICULTURE
Introduction
7.67 Agriculture is an important sector in the local economy and is particularly so in relation to the rural areas. Agriculture is also the predominant user of land in the District's countryside.
7.68 In order to assess at a broad level, the value of land to agriculture, the Department of Environment, Food and Rural Affairs (DEFRA) uses a system of classification which divides the land into grades according to the degree to which its physical characteristics impose long term limitations on agricultural use. These range from Grade 1, which is the best and most versatile agricultural land, down to Grade 5. Grade 3 is subdivided into Grades 3A and 3B.
7.69 The need to retain agricultural land wherever possible has been afforded lower priority in recent years. There is, however, still considerable importance attached to retaining the best and most versatile land (Grades 1, 2 and 3A). This group represents the land best suited to adapting to the future requirements of agriculture in the UK and should be safeguarded as part of the national land resource from loss through development.
7.70 The former Ministry of Agriculture Fisheries and Food published in 1982 a 1:25,000 land classification map for part of the District. Elsewhere only the provisional 1 inch to 1 mile classification map is available, but this does not distinguish between Grades 3A and 3B.
Agricultural Land Quality in Wyre Forest District
7.71 Within the District land quality is generally very high in the area running from east and south-east of Kidderminster eastwards to the District boundary. Other significant blocks of high quality land are found to the north of Kidderminster and around Rock.
7.72 A recent revision to PPG7 states that the development of greenfield land, (including the best and most versatile agricultural land) should not be permitted, unless opportunities have been assessed for accommodating development on previously developed land, and land in urban areas. Where development on agricultural land is unavoidable, the use of poorer quality land is preferred unless sustainability considerations suggest otherwise.
Agricultural Land Quality
|
Policy AG.1 Development of the best and most versatile agricultural land (Grades 1, 2 and 3A) will not be permitted unless it is clearly demonstrated that opportunities do not exist for accommodating the development elsewhere, as follows:
Development on agricultural land should not prejudice the viability of farming operations on any remaining agricultural land. |
Agricultural and Forestry Workers' Dwellings
7.73 As part of the nature of the agricultural and forestry industry, there can be occasions where the need for residential accommodation to house a worker, on the unit or nearby, to deal with 'out of hours' emergencies, can arise. Due to the location of most agricultural units being situated in open countryside, planning policies have long recognised that in some cases the functional requirements of farming or forestry work may mean that one or more workers need to live at, or very close to their place of work. Whether or not this is considered to be essential will depend on the needs of the particular farm or forestry enterprise, and not on the personal circumstances of the individual concerned.
7.74 When considering applications for agricultural and forestry workers' dwellings, the District Council will have regard to the advice set out in Annex I of PPG7: The Countryside - Environmental Quality and Economic and Social Development.
Agricultural and Forestry Workers' Dwellings
|
Policy AG.2 Applications for the erection of dwellings in connection with agriculture or forestry will only be permitted where it can be clearly demonstrated that:
Where permission is given for such development the District Council will impose and enforce a condition restricting occupation of the dwelling to a person solely or mainly employed, or last employed in the locality in agriculture or forestry, or a widow or widower of such a person, and any resident dependants. The District Council will also consider the removal of permitted development rights, and may impose a condition or require an obligation under Section 106 of the Town and Country Planning Act, to ensure that the dwelling cannot be sold separately to the agricultural or forestry unit without the express consent of the authority. Existing dwellings on the unit which are not subject to occupancy conditions, but which are under the control of the applicant and are needed in connection with the operation of the unit may have similar conditions imposed, or require obligations to be entered into if additional dwellings are approved. Wherever possible, such dwellings should be sited within, and designed in relation to the main farm building complex, or a nearby group of dwellings. |
7.75 In the case of temporary dwellings to support a new activity, the advice contained in PPG7 (Annex I, paras.I14 & I15) will be a material consideration.
7.76 In considering applications, regard will be had to existing accommodation on the farm unit. Where approval is given for an additional dwelling and an existing dwelling is shown to be necessary for the proper operation of the unit, then the applicant will be expected to agree to the retention of this existing accommodation for use with the farm unit. If part of the justification for a new dwelling is the erection of new livestock or other buildings, the applicant will, in appropriate circumstances, be expected to agree to the tying of the two proposals by way of a planning obligation.
7.77 Changes in the scale and character of agriculture and forestry may affect the longer term requirement for dwellings subject to occupancy conditions. Applications for the removal of occupancy conditions will be considered on the basis of a realistic assessment of existing need.
7.78 Convincing evidence of the absence of such need will have to be provided with any application for the removal of an occupancy condition. This should include evidence to demonstrate that the dwelling has been actively marketed by an estate agent for a reasonable period, at a price which reflects the existence of the occupancy condition, and that no interest has been expressed from within a reasonable travelling distance.
7.79 The District Council considers that in this instance, twelve months would represent a reasonable period. The locality, as referred to in Policy AG.3, is taken to mean within the District, or its adjoining Parishes.
Agricultural and Forestry Workers' Dwellings - Removal of Conditions
|
Policy AG.3 The removal of an occupancy condition will only be permitted where it has been proven through the marketing of the property, that there is no long term need for a dwelling on the unit or in the locality, for a person solely or mainly employed in agriculture or forestry, or a widow or widower of such a person, and any resident dependents. |
New Agricultural Buildings
7.80 As with any developing enterprise the requirements for building on a farm are likely to change over time with new working methods, modern machinery and technological innovations. Agriculture has enjoyed a privileged position in the planning system, which meant that most farm units have had considerable freedom from the need to obtain planning consent for substantial developments.
7.81 In January 1992 restrictions on permitted development rights were introduced, together with a determination system which requires prior notification of proposals to be submitted to the Local Planning Authority. The Local Planning Authority may, on receipt of such proposals, give notice that formal approval of the details is required.
7.82 The objective of introducing these tighter controls is to ensure that significant agricultural developments, which are often located in sensitive open countryside areas, do not damage the landscape, archaeological sites or areas of nature conservation interest.
7.83 The District Council supports these controls and believes that through the careful siting and design of buildings the legitimate needs of agricultural development can be accommodated within the District. In accordance with guidance in PPG7 (para.2.11), account will be taken of feasibility and cost constraints when appraising proposals for new agricultural buildings; together with the importance that such buildings should have regard to their context, including local building traditions and materials, visual impact, and the degree to which their design maintains or enhances local distinctiveness. Particular attention is drawn to the need for development to accord with Policies AG.4, D.3, D.5, D.11, LA.1 and TR.9 of the Local Plan.
New Agricultural Buildings
|
Policy AG.4 Proposals for the erection of new agricultural buildings will be permitted where the need for the building(s) is proven. The building(s) should:
|
Intensive Livestock Units
7.84 Very careful consideration will be given to proposals for intensive livestock units, such as chicken rearing units. The scale of the units which are often more akin to industrial buildings makes their location and assimilation into the landscape of the open countryside a difficult task. Problems also can arise in the form of adverse impacts on neighbouring residential and other buildings occupied by people, by reason of odours and noise. Proposals must achieve adequate separation distances. An environmental assessment, including details of the proposed methods and effects of effluent disposal, may be required. Particular attention is drawn to the need for development to accord with Policies AG.4, D.3, D.5, D.11, LA1 and TR.9 of the Local Plan. Intensive livestock units may be subject to Integrated Pollution Prevention and Control Regulations.
Intensive Livestock Units
|
Policy AG.5 Proposals for such new or extended intensive livestock units, which are subject to planning control must be located at a sufficient distance from buildings unrelated to the use to ensure that such buildings are not unduly affected by noxious or offensive smells. Proposals must also include satisfactory arrangements for the disposal of waste and effluent. |
7.85 Livestock units can give rise to environmental nuisances. Proposals for developments, such as residential (other than agricultural workers' dwellings) which may be subject to such nuisance will be carefully examined where they are in close proximity to livestock units. Consideration should include the possibility of future pressure to curtail the farming activity.
Development Adjacent to Livestock Units
|
Policy AG.6 Proposals for housing, offices and other sensitive developments occupied by people which are in close proximity of livestock units, will be subject to special consideration. Where those developments would be subject to significant adverse environmental impact from the livestock units they will not be permitted. |
Farm Shops
7.86 Traditionally many farms have sold produce grown on the farm to the general public, sometimes from part of the farm buildings and in more recent years from 'farm shops'. With the pressures for agricultural diversification increasing many more farmers are looking towards such developments as a means of generating income, particularly in an area with a large urban market in the form of the West Midlands Conurbation and the District's main towns close by.
7.87 As a general guiding principle the District Council would wish to see any farm shop developments located within the existing farm building complex in order to minimise impact on the open countryside and to utilise existing highway accesses where suitable.
7.88 The range of goods sold at farm shops should be limited to agricultural produce originating predominantly from the farming unit.and its immediate environment, and to non-local agricultural produce needed to overcome the problems of seasonality; provided that non-local agricultural produce does not predominate. The sale of non-local agricultural produce (i.e. produce originating from beyond the farm unit and its immediate environment) should therefore be subsidiary to the sale of local agricultural produce. The sale of wider ranges of goods represents general retailing, which is regarded as inappropriate to farm shops.
Farm Shops
|
Policy AG.7 Where planning permission is required, farm shops will be permitted provided they are primarily for the sale of produce which is grown in the locality. Appropriate conditions may be imposed on any permission to limit the range of goods to be sold. Proposals must comply with all other relevant policies in the Plan, including Policy AG.8, and Policy GB.1 in the case of sites within the Green Belt. Proposals should, wherever possible, utilise existing buildings within the farm complex. |
Farm Diversification
7.89 Farm diversification is an increasingly important aspect of the rural economy. It is now acknowledged that diversification into non-agricultural activities is vital to the continuing viability of many farm businesses. The District Council recognises this, and is prepared to be supportive of well-conceived farm diversification projects, provided that they are of a scale well related to their location. Activities such as food processing or packing are related to agriculture, but may in effect be commercial operations. Engineering workshops or services may also be related to the needs of agriculture, but offer a range of industrial services. Sport and leisure activities, employment uses and tourist facilities are also common types of diversification.
7.90 Development associated with farm diversification should reuse existing buildings wherever possible. New buildings should be of a small individual and cumulative scale, of a design appropriate to their rural surroundings, and satisfy sustainable development objectives.
Farm Diversification
|
Policy AG.8 Proposals for activities or facilities for farm diversification should:
|
RE-USE
AND ADAPTATION
OF RURAL BUILDINGS
Introduction
7.91 The re-use and adaptation of existing rural buildings is an important planning consideration. It can play an important role in meeting the needs for commercial and industrial development, as well as tourism, sport and recreation. It can also reduce the demand for new buildings in the countryside, provide jobs, and help to secure the future of buildings, which may otherwise become vacant or derelict.
7.92 PPG7, in paragraphs 3.14 - 3.17 and Annex G, sets out the government's policy framework for the re-use of rural buildings. Further strategic policies are included in the Conservation of Town and Country, and Development Chapters of the adopted Worcestershire County Structure Plan1996-2011. In principle, there is no objection to the re-use of buildings in rural areas, subject to detailed policy considerations.
7.93 With the changing structure of the rural economy and changing patterns in agriculture, many agricultural and other rural buildings are becoming surplus to modern day requirements. In many cases the buildings are structurally sound substantial buildings built of traditional local materials which with the passage of time have mellowed into the rural scene. Some of the older historic farm buildings are Listed as being of architectural or historic interest. Most are not, yet may nevertheless be worthy of retention, and some may require a new use to ensure their long-term upkeep.
7.94 In utilising these rural buildings, it is important to ensure that their architectural characteristics are not destroyed through conversion and in many instances industrial or commercial uses provide a more sympathetic use for such buildings than the much sought after residential use. When considering proposals for industrial or commercial conversions, wider environmental and sustainability considerations such as the economic, social, ecological and visual impact, the need to maintain the openness of the Green Belt, the need to safeguard the amenity of residential property, and the need to ensure that access and traffic can be safely accommodated must be taken into account. Where the openness of the Green Belt or the landscape character of the surrounding countryside, or the setting, architectural qualities or conservation value of the buildings is considered vulnerable to future development that may have a material adverse impact, the Council will consider removing permitted development rights by imposing a condition on any planning permission.
Traditional and Non-Traditional Buildings
7.95 Agricultural and other rural buildings take a variety of forms, e.g. barns, cart sheds, granaries, stables, dovecotes, mills, milking parlours, and livestock units. Broadly speaking, they can be divided into three types:
Traditional agricultural:
These are normally vernacular buildings, typically with stone or brick walls, timber roof supports and roofs clad with plain tiles or slates. Some older examples may be timber framed. They have high amenity, architectural, historic or cultural value, and outstanding examples may enjoy the protection of Listed Building status.
Non-traditional agricultural:
These are normally prefabricated permanent buildings erected for agricultural purposes. Typically they have concrete, metal, asbestos and wooden boarded components. They have little or no amenity, architectural, historic or cultural value but are of value to the agricultural industry. Therefore, any proposals for re-use should reflect their intended function. None of these would normally be Listed Buildings.
Other rural:
These are other buildings of permanent construction, not erected for the purposes of agriculture. Examples include storage facilities or community buildings.
Re-use and Adaptation of Rural Buildings - Conversion Criteria
|
Policy RB.1 Within rural areas, agricultural and other rural buildings will be acceptable for conversion to other uses, provided that:
The District Council will consider the removal of permitted development rights for such buildings by the imposition of a condition on any planning permission. |
7.96 The Design chapter of the plan contains further details regarding general design principles and considerations.
Appropriate Uses
7.97 There is significant pressure for the conversion of rural buildings for residential use, However, such conversions create little or no benefit to the rural economy or community, and may be difficult to integrate into a building without changing its character. PPG7 states that the conversion of rural buildings for industrial or commercial uses often generate the widest benefit to the community, and that the conversion of buildings in those uses to residential use may have an adverse impact on the local economy. Consequently, local planning authorities should consider the needs of their areas for both business and residential conversions. In the light of this guidance, it is the District Council's view that wherever possible, priority consideration should be given to business and commercial uses in preference to residential use. There are, however, some buildings which may only be suitable for conversion to residential use. Sustainability considerations apply to the consideration of the suitability of any proposals. The considerations set out in paragraph 3.14 of PPG7 apply to any proposals for the re-use and adaptation of rural buildings. Proposals involving the conversion of non-traditional and other rural buildings, must include evidence that the property has been actively and reasonably marketed for business or other commercial uses for a period of no less than 6 months.
Re-use and Adaptation of Rural Buildings - Appropriate Uses
|
Policy RB.2 Proposals for the re-use and adaptation of rural buildings must be accompanied by justification that a reasonable effort has been made to secure a suitable business or commercial use, or that this is not practical, before residential use is considered. The marketing of non traditional buildings will be subject to particular scrutiny. |
Impact of Existing Uses
7.98 There is significant potential for existing land uses to cause environmental nuisances and disturbance, which may affect the occupants of converted agricultural buildings. Farming and other rural activities can create potential problems such as odours, noise, slurry run-off and flies. It is therefore important to consider the potential impact of nearby existing land uses to ensure that the occupants of converted buildings are not subjected to unacceptable hazards.
Re-use and Adaptation of Rural Buildings - Impact of Existing Uses
|
Policy RB.3 Proposals for the re-use and adaptation of rural buildings will only be permitted where it can be shown that future occupants will not be subject to unacceptable environmental nuisances and disturbance from nearby agricultural operations or other incompatible uses. |
Operational and Amenity Space
7.99 All converted agricultural and other rural buildings require external operational space in order to gain access and provide private amenity space. If such space cannot be separated from other operations and activities in the vicinity, there may be conflicts between land uses. Minor alterations to allow access may be acceptable, but in general major operations should be avoided. Any alterations should not harm the environment, including the setting of the building to be converted.
Re-use and Adaptation of Rural Buildings - Operational Space
|
Policy RB.4 The creation of a residential curtilage or other operational space around the building must not have a detrimental impact on the quality or character of the countryside, or the setting of the building(s). The external operational space of re-used rural buildings should be kept separate from that of nearby incompatible activities, but should not require construction of extensive new access roads or servicing areas. |
7.100 The setting of agricultural and other rural buildings, particularly traditional buildings, forms an important part of their character. In certain instances, a clear division between a building and the landscape might be a desirable quality to maintain, particularly for the conversion of isolated buildings, e.g. field barns. Where outdoor space is to be provided in association with a conversion, its extent and positioning might have to be regulated so as not to impair the setting, for example, with agricultural buildings are centred around a courtyard, it may be possible to locate amenity space on the inner edge of the development leaving the character and appearance of the outer elevations relatively unchanged.
Extensions
7.101 The re-use of rural buildings is subject to the criteria set out in Policy RB.1 above. The granting of any planning consent is regarded as exceptional circumstances, particularly in the Green Belt, by virtue of the fact that the building already exists. Any proposal for the extension of a dwelling created through conversion would result in conflict with criteria ii) of Policy RB.1, which states that the building must be suitable for re-use without extension. The subsequent extension of such buildings is therefore inappropriate.
Re-use
and Adaptation of Rural Buildings - Extensions and Curtilage Buildings
|
Policy RB.5 Proposals for the erection of new curtilage buildings, or extensions to dwellings created through the re-use and adaptation of rural buildings will not be permitted. Such proposals are contrary to criteria ii) of Policy RB.1. |
Nature Conservation
7.102 Many rural buildings, particularly traditional types, provide a habitat for wildlife. In some cases, the buildings may have been designed so as to actively encourage such habitation, e.g. by barn owls; but habitation by other species is also common, e.g. by bats. In many instances, such species enjoy statutory protection. It is therefore important to preserve, and where possible enhance traditional habitats.
Provision for Protected Species
|
Policy RB.6 Conversions of agricultural and other rural buildings should retain, and where appropriate, make new provision for habitation by nesting owls, or statutorily protected species. In the case of buildings where protected species are present, Policy NC.4 will apply. |
Listed Buildings
7.103 Many agricultural or other rural buildings enjoy Listed Building status. At present such Listings only relate to traditional buildings. In the past, many of the District's Listed agricultural buildings that have been converted for alternative uses have subsequently been de-listed, and the District Council wishes to prevent this from recurring. It is important to ensure that the special architectural or historic interest of Listed agricultural buildings is not adversely affected by proposals for conversion for alternative uses.
Listed Buildings
|
Policy RB.7 Proposals for the re-use and adaptation of Listed rural buildings, which would result in the special architectural or historic interest of that building being adversely affected, will not be permitted. |
Planning Applications and Accompanying Information
7.104 It is important that both the planning application and accompanying information are of sufficient detail and scope for the District Council to determine the application in accordance with the policies of the Local Plan, and to avoid delay in considering such an application whilst additional information is obtained. Planning applications for the re-use and adaptation of rural buildings must be accompanied by the following as a minimum:
a) a structural report, prepared by a suitably qualified person, detailing the present structural condition of the building and any structural work necessary to carry out the proposed development;
b) plans of the existing and proposed elevations, floor layout and sections, at a scale of not less than 1:100 and clearly indicating any new or replacement components;
c) details of any owls, bats or other statutorily protected species occupying the buildings, together with how they are to be safeguarded during and following development;
d) a plan of sufficient detail indicating the proposed curtilage of the development and, how or if, it will be defined on the ground;
e) where appropriate, a history of the building detailing when it was constructed and its original, and subsequent functions;
f) details of any tenancy of the building; and
g) if the building is a traditional type, details of what efforts have been made to secure an appropriate non-residential use.
CHALETSHistory
7.105 Within Wyre Forest District there are approximately 380 known properties described as 'shacks' or 'chalets'. These are buildings constructed of materials of less than average permanency and used for residential occupation. Most of them were built in the 1920s and 1930s in response to a post War housing shortage which was exacerbated by the Second World War, during which many owners took up permanent occupation. Further chalets were built after the war, but before the 1947 Town and Country Planning Act began to be used as a means of control. Hence the majority of chalets are "pre-Act". However, most are now used as holiday homes.
7.106 In planning terms, the presence of chalets is recognised due to their physical existence. Each one is individual, and most have no conditions restricting the time of year during which they may be occupied. Many are in locations inappropriate for permanent residential occupation due to their comparative remoteness and poor accessibility. Most are certainly not in what is now regarded as sustainable locations. Many chalets appear to be permanently occupied throughout the year, although it is doubtful that this was originally intended. They are therefore regarded as dwellings for development control purposes.
7.107 It is recognised that existing chalet sites make a contribution to the stock of holiday accommodation in the District, and to its recreational image, but there is a need to control their development in order to arrest:
- the visual impact of chalet sites on the Green Belt and Landscap