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: i) there is a clear need for new buildings for the purposes of agriculture or forestry, ii) the development provides essential facilities for outdoor sport or outdoor recreation, for cemeteries, or for other uses of land which preserve the openness of the Green Belt, and which do not conflict with the purposes of including land within it; iii) the development is for housing in one of the following circumstances: a) it is required for the purposes of agriculture or forestry, within the provisions of Policy AG.2. b) it is for small-scale, low-cost housing, reserved for local needs in settlements accepted by the District Council as having a special identified need, and the development accords with Policy H.11; or c) it is infilling only, in a small gap in an otherwise built-up frontage within an existing village ; or d) it is for the extension of an existing dwelling, provided that it does not result in disproportionate additions over and above the size of the original dwelling; iv) it involves the replacement of a dwelling, provided that the new dwelling is not materially larger than the dwelling it replaces, and is on the same site (unless an immediately adjacent alternative position would reduce the impact on the Green Belt); v) the development involves the re-use or conversion of buildings, in accordance with Policy GB.5, or the Policies for the Re-use and Adaptation of Rural Buildings; vi) the proposals involve the redevelopment of an identified Major Developed Site in the Green Belt under the provisions of PPG2 Annex C, in accordance with Policy GB.4.

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: i) have no greater impact than the existing development on the openness of the Green Belt and the purposes of including land within it, and where possible have less; ii) contribute to the achievement of the objectives for the use of land in Green Belts, as set out in paragraphs 7.44 and 7.45; iii) not exceed the height of existing buildings; iv) not occupy an area larger than the footprint of existing buildings, unless this would achieve a reduction in height, which would benefit visual amenity. 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.

Protection of Visual Amenity

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.