2.1. The policies within this chapter are primarily concerned with the conservation of both the built and natural environment. The term 'environment' is used in its widest sense and its conservation therefore includes: concern for landscape quality, nature conservation, protection of agricultural land, sustaining the character and diversity of the countryside, defending the countryside against urban sprawl, maintaining the character of settlements, safeguarding amenity, conserving the built and archaeological heritage, protecting groundwater, preventing pollution and encouraging good design and the arts. The newer environmental concerns, such as global warming and the consumption of non-renewable resources, are also considered.
2.2. These general policies will apply throughout the Plan area to all development. Proposals are, however, also subject to the more detailed consideration of the following chapters, which contain policies principally relating to individual land uses and specific sites. Further detailed guidance on matters such as parking standards are included as Supplementary Planning Guidance at the end of the plan. Together, the general and more specific policies establish a detailed basis for a positive stance to be taken to development, whilst ensuring that potential conflicts with environmental concerns can be resolved in accordance with the Plan strategy.
2.3. The Proposals Map is at 1:25000 scale for the whole Plan area, supplemented by larger scale insets. References to the Proposals Map should be taken to include the insets as appropriate. Areas which have no specific notation on the Proposals Map should for the most part remain in their current usage.
PROPOSALS FOR DEVELOPMENT WILL NORMALLY BE GRANTED PLANNING PERMISSION WHERE THE DEVELOPMENT:
IS OF A HIGH STANDARD OF DESIGN WHICH RESPECTS AND ENHANCES THE CHARACTER OF ITS SURROUNDINGS;
WILL NOT AFFECT THE AMENITIES OF ANY NEIGHBOURING PROPERTIES OR RESULT IN WIDESPREAD IMPACT, BY REASON OF NOISE, VIBRATION, SMELL, LIGHT OR OTHER POLLUTION, UNACCEPTABLE LOSS OF LIGHT OR OVERLOOKING;
HAS A SATISFACTORY MEANS OF ACCESS, PROVIDES ADEQUATE PARKING, SERVICING AND MANOEUVRING FACILITIES AND CAN BE ADEQUATELY SERVED BY PUBLIC TRANSPORT;
WILL NOT HAVE AN ADVERSE IMPACT ON THE ROAD NETWORK AND WILL NOT PREJUDICE HIGHWAY SAFETY;
IS OR WILL BE PROVIDED IN TIME TO SERVE THE DEVELOPMENT WITH ADEQUATE FOUL SEWERS, SEWAGE TREATMENT, SURFACE WATER DRAINAGE, WATER RESOURCES AND OTHER NECESSARY INFRASTRUCTURE AND PUBLIC SERVICES;
WILL NOT INVOLVE THE IRREVERSIBLE LOSS OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND;
PROVIDES REASONABLE ACCESS FOR THE DISABLED, WHERE APPROPRIATE;
WILL NOT REPRESENT AN UNACCEPTABLE RISK OF WIDESPREAD POLLUTION OR OTHER HAZARD FROM THE PRESENCE OF HAZARDOUS SUBSTANCES;
WILL NOT REPRESENT AN UNACCEPTABLE RISK TO THE QUALITY OF GROUNDWATER OR SURFACE WATER;
WILL NOT RESULT IN THE UNNECESSARY STERILISATION OF KNOWN MINERAL RESOURCES;
2.4. All proposals throughout the Plan area will be considered against the above policy to reflect Plan aims in the context of generally acceptable principles of land use planning. Conditions will be imposed upon planning consents where to do so would render development proposals acceptable in accordance with the criteria of Policy G1 and any other relevant policy of the Plan.
UNLESS FLOOD PROTECTION AND MITIGATION MEASURES APPROPRIATE TO COMPENSATE FOR THE IMPACT OF THE DEVELOPMENT ARE PROVIDED, PLANNING PERMISSION WILL BE REFUSED FOR DEVELOPMENT:
WITHIN THE FLOODPLAINS AS SHOWN ON THE PROPOSALS MAP; OR
IN OTHER AREAS AT RISK OF FLOODING; OR
WHICH WILL INCREASE THE RISK OF FLOODING ELSEWHERE; OR
RESULT IN PROBLEMS DUE TO ADDITIONAL SURFACE WATER RUN OFF.
2.5. There is a need to ensure that development is not at an unacceptable risk of flooding and does not put other areas at risk or greater risk from flooding which could endanger life and damage natural and built assets. With respect to criterion 1 of Policy G2, it is recognised that within the flood plain there could be small sites which are elevated above flood level and therefore could be developed without mitigation for loss of storage volume; it should be recognised, however, that if new road accesses to such sites are required these would have to be elevated and mitigation for these would be necessary.
2.6. The Plan area can be broadly divided into the town and the rural area; the latter comprises the villages and open countryside. These areas are discussed further below. Consideration is also given to the particular characteristics of those parts of the open countryside which abut the towns.
2.7. The Town, as defined on the Proposals Map, includes the existing built up area of Wellingborough and the open spaces associated with it. It also includes sites allocated to provide for the expansion of the town during the Plan period. In order to maintain environmental standards in the town, there can be no question of now sacrificing the green spaces which are needed for recreation and amenity. The Borough Council therefore considers that continued peripheral expansion on the identified sites, guided by specific policies, will enable an acceptable balance to be achieved between the needs of development and the conservation of the local environment and will prevent undefined urban sprawl.
2.8. There are certain areas of the countryside where the separation of Wellingborough and Northampton from nearby villages is very limited. In order to support the objective of preventing coalescence and the further dilution of the countryside between the urban areas and rural settlements, Areas of Restraint have been identified as shown on the Proposals Map. To retain in full the open, undeveloped rural character of these areas and to conserve the village setting, development will be severely restrained.
IN THE LIMITED DEVELOPMENT AND RESTRICTED INFILL VILLAGES DEVELOPMENT WILL BE GRANTED PLANNING PERMISSION, SUBJECT TO MORE SPECIFIC POLICIES REGARDING INDIVIDUAL SITES AREAS OR USES, IF IT:
IS WITHIN THE VILLAGE POLICY LINES, AS DEFINED ON THE PROPOSALS MAP;
WILL NOT, EITHER INDIVIDUALLY OR CUMULATIVELY WITH OTHER PROPOSALS, HAVE AN ADVERSE IMPACT ON THE SIZE, FORM, CHARACTER AND SETTING OF THE VILLAGE AND ITS ENVIRONS.
LIMITED DEVELOPMENT VILLAGES ARE:
EARLS BARTON; FINEDON AND WOLLASTON
RESTRICTED INFILL VILLAGES ARE:
|
BOZEAT; ECTON; GREAT DODDINGTON; GREAT HARROWDEN; GRENDON; HARDWICK; IRCHESTER; ISHAM; |
LITTLE HARROWDEN; LITTLE IRCHESTER; MEARS ASHBY; ORLINGBURY; SYWELL EXCLUDING THE OLD VILLAGE; AND WILBY |
Limited development and restricted infill villages are mutually distinguished in other policies below, notably H2 and H3 (housing)
IN THE RESTRAINT VILLAGES OF EASTON MAUDIT, STRIXTON AND SYWELL OLD VILLAGE PLANNING PERMISSION WILL NOT NORMALLY BE GRANTED FOR DEVELOPMENT OTHER THAN THE RE-USE OR CONVERSION OF SUITABLE BUILDINGS WHERE THE DESIGN AND MATERIALS USED IN ANY EXTERNAL WORKS SENSITIVELY REFLECT THE QUALITY OF THE VILLAGE ENVIRONMENT.
2.9. Village policy lines are defined on the Proposals Map to clearly differentiate between the open countryside and the villages. They are drawn for all villages - with the exception of Easton Maudit, Strixton and Sywell old village (see paragraph 2.13 below) - and generally relate closely to the existing built-up area. Village policy lines will be used to interpret the `village confines' referred to within relevant Structure Plan policies. Principally in the case of the Limited Development Villages, some additional land has been encompassed which can be readily assimilated into the settlement form and allow for small scale peripheral growth.
2.10. Sufficient land, therefore, has been identified within the village policy lines to allow for most local development needs in accordance with the general strategy. Account will be taken of growth limits for each settlement, not only in respect of matters such as the capacity of local services and the cumulative effects of development upon the village environment as a whole, but also in terms of individual site constraints. It should be emphasized that severe restraint of development outside the policy lines, other than that acceptable under open countryside policies, should not be taken to imply that within the villages all development is appropriate.
2.11. Wherever possible, village policy lines relate to natural boundaries or to existing development which respects the rural character and form of the village. The preservation of views to the open countryside and penetration of open land into the village is taken into consideration to maintain a sense of countryside. Neither garden land nor sporadic peripheral development is therefore necessarily included.
2.12. Certain villages have peripheral areas with an informal and diffuse layout which create a pleasant sense of transition to the adjoining countryside, often entailing significant views from within the village towards the open countryside. This is considered to be a particularly important aspect of their form and character, and proposals for development in these areas will be carefully controlled, in accordance with Criterion 2 of Policy G4, to ensure that the development form does not become regimented or intensively built up such that the sense of transition or existence of significant views are substantially lost.
2.13. The Restraint Villages of Easton Maudit, Strixton and Sywell old village are small settlements of considerable character. Most development will not normally be acceptable, as detailed above. Because of the close visual relationship of these villages to the surrounding countryside, village policy lines are inappropriate.
DEVELOPMENT IN THE OPEN COUNTRYSIDE WILL NOT BE GRANTED PLANNING PERMISSION UNLESS:
IT CANNOT BE ACCOMMODATED OTHER THAN IN THE OPEN COUNTRYSIDE;
IT INVOLVES NO MORE THAN A LIMITED NUMBER OF BUILDINGS OR STRUCTURES AND THESE ARE SMALL SCALE;
IT INCLUDES LANDSCAPE SCREENING, AS APPROPRIATE, AND ALL BUILDINGS AND STRUCTURES ARE DESIGNED, SITED AND OF MATERIALS TO MINIMISE ADVERSE IMPACT UPON THE INTRINSIC CHARACTER OF THE COUNTRYSIDE;
IT WILL NEITHER INDIVIDUALLY NOR CUMULATIVELY WITH EXISTING OR PROPOSED DEVELOPMENT, RESULT IN A LOCAL PROLIFERATION OF NEW BUILDINGS OR STRUCTURES;
WHEN IT INVOLVES A USE WHICH IS PRINCIPALLY TO SERVE THE TOWN, IT IS LOCATED IN IMMEDIATE PROXIMITY TO EXISTING OR PROPOSED URBAN DEVELOPMENT; AND
IT WILL NOT RESULT IN THE URBAN GROWTH OF NORTHAMPTON TO ITS EAST OR WELLINGBOROUGH TO ITS WEST.
2.14. Open countryside policies will apply beyond the town, the village policy lines and Restraint Villages. In recognition of the value and vulnerability of the local countryside, development is to be severely restrained. Accordingly acceptable development should be justifiable in the countryside - such as development needed to sustain or encourage local employment as part of the diversification of the rural economy - as opposed to that which could be more appropriate in the town or village areas. Additionally, whilst sufficient land has been identified within the town area to provide for the bulk of the Borough's development needs, it is recognised that land may not be available to accommodate specific low density uses requiring extensive areas of open land, such as golf courses. Such development normally serves the town or the Borough as a whole. Locating it in close association with the town rather than elsewhere in the open countryside will be beneficial in reducing both overall travel needs and widespread impact upon the countryside in general. In the open countryside, however, permission will be limited to development which will not have a significant adverse or widespread environmental impact. In order to preclude coalescence and prevent the further dilution of the countryside between urban areas and rural settlements, specific Areas of Restraint have been defined (Policy G3); more generally, however, the Borough Council will seek to resist development pressures which would result in the continued eastward urban growth of Northampton or the westward urban growth of Wellingborough.
2.15. Within the open countryside, there are existing developments, such as long established industrial sites and isolated groups of dwellings. Any new proposals associated with them will be judged in accordance with Policy G6. Special consideration is given, however, to the industrial areas at Finedon Sidings and Sywell Aerodrome (Policies LH1 and SY1). The re-use and adaptation of buildings is considered under Policy G10.
PLANNING PERMISSION WILL NORMALLY BE REFUSED FOR PROPOSALS INVOLVING THE REDEVELOPMENT OF A LISTED BUILDING.
WHERE SUCH DEVELOPMENT IS EXCEPTIONALLY TO BE PERMITTED, IT WILL BE REQUIRED BY AGREEMENT OR CONDITION, THAT:
DETAILED PLANS FOR FUTURE DEVELOPMENT ARE FIRST APPROVED AND SECURE LEGAL AGREEMENTS TO CARRY OUT THE FUTURE DEVELOPMENT ARE IN PLACE;
CERTAIN FEATURES OF THE BUILDING BE SALVAGED FOR STORAGE OR RE-USE, PREFERABLY IN ASSOCIATION WITH ANY APPROVED PROPOSAL FOR THE RE-USE OF THE SITE; AND/OR
THERE IS AN OPPORTUNITY FOR THE APPEARANCE, PLAN AND PARTICULAR FEATURES OF THE BUILDING TO BE RECORDED; AND/OR
WHERE APPROPRIATE, PROVISION IS MADE FOR ARCHAEOLOGICAL INVESTIGATION; AND/OR
THE BUILDING IS DISMANTLED AND REBUILT OR REMOVED TO A SITE PREVIOUSLY APPROVED.
PLANNING PERMISSION INVOLVING ALTERATIONS, EXTENSIONS OR CHANGES OF USE OF LISTED BUILDINGS WILL ONLY BE GRANTED WHERE THEY WILL NOT RESULT IN AN ADVERSE EFFECT UPON THE ESSENTIAL ARCHITECTURAL OR HISTORIC CHARACTER OF THE BUILDING.
PROPOSALS FOR DEVELOPMENT WILL ONLY BE GRANTED PLANNING PERMISSION IF THEY WILL NOT DETRACT FROM THE SETTING OF A LISTED BUILDING.
2.16. The Borough has a rich built heritage including approximately 700 buildings listed as being of special architectural or historic interest. Once a building is listed, specific listed building consent is needed for its demolition or for any alterations or extensions which would affect its character. Nevertheless where such works constitute development, planning permission will also be required. The Borough Council accords great weight to ensuring that listed buildings are preserved and enhanced.
2.17. Normally there will be a presumption against development which would result in the demolition of a listed building or alterations which will have an adverse effect upon those features of architectural or historic interest. The scale, design and materials of any alteration or extension should be sympathetic to the building's character. The setting of the building can also be an essential part of its character and consequently development will be controlled to ensure this is not lost unnecessarily. It is recognised, however, that in many cases preservation of a listed building may be inhibited if development needed to adapt it to modern uses is precluded. A flexible stance will be taken where a change of use is the only viable means of safeguarding a listed building. Permission may be granted in such cases for a use which otherwise could be contrary to more specific site or use policies, providing this will not be in substantial conflict with the overall strategy of the Plan.
PLANNING PERMISSION WILL BE GRANTED FOR THE CONVERSION OF BUILDINGS TO OTHER USES PROVIDED THAT:
PROPOSALS ARE IN ACCORDANCE WITH MORE SPECIFIC POLICIES REGARDING INDIVIDUAL USES;
THE NATURE AND SCALE OF THE NEW USE WILL NOT HAVE AN ADVERSE IMPACT UPON THE SURROUNDING AREA;
IN EITHER OPEN COUNTRYSIDE OR A RESTRAINT VILLAGE NO SUBSTANTIAL REBUILDING OR REPAIR WORK IS NECESSARY AND THE PROPOSED USE CAN BE INCORPORATED INTO THE EXISTING BUILDINGS WITHOUT THE NEED FOR EITHER NEW BUILDINGS AND OTHER THAN MINOR EXTENSIONS;
IN THE CASE OF BUILDINGS OF SPECIAL CHARACTER, THE FORM, BULK AND GENERAL DESIGN OF THE CONVERTED BUILDINGS WILL BE SYMPATHETIC TO THEIR EXISTING CHARACTER AND SETTING;
THIS WILL NOT RESULT IN A DEMAND FOR A NEW FARM COMPLEX EXCEPT WHERE:
IT IS INTENDED TO REPLACE BUILDINGS LOCATED IN A VILLAGE OR TOWN AND THE CONVERSION WOULD BE OF OVERALL BENEFIT TO THE LOCAL ENVIRONMENT AND COMMUNITY INCORPORATING THE PROVISION OF AFFORDABLE HOUSING, WHERE APPROPRIATE, OR
JUSTIFIED BY REASON OF CHANGES IN TECHNOLOGY OR LEGISLATION
IN ADDITION:
PERMITTED DEVELOPMENT RIGHTS IN RESPECT OF ADDITIONS OR ALTERATIONS TO A BUILDING OR OF AGRICULTURAL DEVELOPMENT WILL BE REMOVED WHERE THE EXERCISE OF SUCH RIGHTS IS LIKELY TO HAVE A DETRIMENTAL EFFECT UPON THE CHARACTER OR SETTING OF THE BUILDING.
2.18. Within the Plan area there are a number of buildings which could be considered to be important locally, either through their historical significance or special character, but which are not of "listed" status. Many such buildings contribute to the identity of settlements, providing a varied and interesting built environment. Particular examples may include churches, schools, factories, mills and a variety of other public buildings. With changing modern requirements many of these buildings may become redundant for their original use. Their re-use, however, for another purpose can be both economically efficient and environmentally beneficial and helps to preserve the local identity and retain part of the historic fabric. In order to encourage the preservation of these buildings the Borough Council will, in appropriate circumstances, consider a modest relaxation of certain requirements, eg. car parking and manoeuvring space.
2.19. Alternative uses to which buildings can be put will be determined in accordance with appropriate policies in respect of specific sites, areas or land uses, as set out in subsequent chapters. In the rural area, where policies of particular restraint apply, the re-use and adaptation of existing buildings will be of great importance in reducing demand for new building and encouraging rural diversification. Consequently specific recognition of the advantages of re-use are reflected in, for example, Policy E6. In encouraging the re-use and adaptation of existing buildings it is considered important to ensure that a satisfactory elevational appearance to the converted buildings is maintained and that any adverse impact of the development upon the local environment does not outweigh the advantages of conversion. General requirements in this regard are set out in Policy G10. Paragraph 8.6 and Supplementary Planning Guidance VI contain further advice relating to agricultural buildings.
2.20. Where a building was erected under agricultural permitted development rights and less than ten years has elapsed since its substantial completion, proposals for its reuse will be carefully examined. If, because there is insufficient evidence to demonstrate that the building has been used for the purpose for which it was built, there is reasonable cause to believe that an attempt to abuse the system has been made, planning permission for an alternative use will be refused. In addition, where able, the Borough Council will seek removal of the building concerned.
PROPOSALS FOR THE DEMOLITION OF EXISTING BUILDINGS AND OTHER STRUCTURES WHICH CONTRIBUTE TO THE CHARACTER OF A CONSERVATION AREA WILL BE RESISTED. CONSENT TO DEMOLISH A BUILDING OR STRUCTURE WHICH MAKES SUCH A CONTRIBUTION WILL ONLY BE GRANTED WHERE IT CAN BE SHOWN THAT IT IS BEYOND REPAIR AND IS INCAPABLE OF A SUITABLE ALTERNATIVE USE. DEMOLITION OF ANY BUILDING WITHIN A CONSERVATION AREA WILL ONLY BE PERMITTED WHERE THERE ARE APPROVED PLANS FOR REDEVELOPMENT AND AGREEMENTS IN PLACE TO SECURE THAT REDEVELOPMENT.
2.21. Designation of an area as a Conservation Area introduces control over the demolition of its constituent buildings, parts of buildings or other structures which contribute to its character; (however, this is not fully inclusive and several exceptions are set out in the Planning (Listed Buildings and Conservation Areas) Act 1990). Whilst in the interests of preserving or enhancing the character or appearance of the area in question the Council wishes to resist proposals of this nature, consent may be forthcoming in cases where buildings are proven to be irreparable and incapable of appropriate alternative use. Any such consent will be strictly conditional upon prior approval of redevelopment plans and suitable agreements having been entered into to secure that redevelopment.
PROPOSALS FOR NEW BUILDINGS, OR ALTERATIONS TO EXISTING BUILDINGS OR OTHER STRUCTURES IN A CONSERVATION AREA WILL BE REFUSED UNLESS THE DEVELOPMENT BY REASON OF ITS SCALE, SITING, DESIGN AND THE USE OF MATERIALS WILL PRESERVE OR ENHANCE THE SPECIAL QUALITIES OF THE AREA AND ITS SETTING.
PROPOSALS FOR DEVELOPMENT ADJACENT TO A CONSERVATION AREA WILL BE REFUSED IF THEY WILL ADVERSELY AFFECT THE SETTING OF THE CONSERVATION AREA.
2.22. Conservation Areas are areas of special architectural or historic interest. Whilst they frequently include listed buildings the key consideration is overall quality of townscape. Policies G11, G12 and G13 are introduced in order to preserve or enhance their particular character in accordance with the Plan objectives. Control will relate both to development within a Conservation Area and that which affects its setting. Thus in both cases any development should be designed to harmonize in terms of size, form and materials with the Conservation Area and views into and out of the area should remain unspoilt. The Borough Council will require sufficient detail in applications to be able to make an informed decision and, therefore, outline applications will not normally be appropriate.
2.23. The Borough Council has designated Conservation Areas within the villages of:
| Earls Barton Ecton, Finedon, Great Doddington, Grendon, |
Isham, Mears Ashby, Orlingbury, Sywell and Wollaston. |
and in Wellingborough Town Centre
These are based upon the following criteria: areas of recognised character and environmental quality with a general conformity of buildings, scale, detail, materials and siting, to include:
areas where the inherent environment quality is recognisable, but adversely affected by intrusive elements which have potential for improvement;
areas in juxtaposition with important historic buildings where the environmental relationship is vital;
areas with significant uniqueness, either in layout or design of buildings and spaces or through association with important historical persons or events;
areas which contain visible archaeological remains and where conservation would be positively beneficial.
2.24. Based upon the above criteria the Borough Council proposes to consider further designations of new areas within Easton Maudit Earls Barton,and Hardwick and Orlingbury and extensions to the existing areas at Ecton and Finedon. It is proposed to review the Conservation Areas to ascertain whether Article 4 Directions will be appropriate in specific circumstances and, when resources allow, establish a rolling programme of Conservation Area enhancement. The detailed assessments of the particular characteristics of individual areas and proposals then established for each will be used to inform decisions upon development applications to which Policies G11, G12 and 13 apply.
PROPOSALS FOR DEVELOPMENT WHICH WOULD ADVERSELY AFFECT THE SITE OR SETTING OF ARCHAEOLOGICAL REMAINS OF NATIONAL IMPORTANCE, WHETHER SCHEDULED OR UNSCHEDULED, WILL NOT BE PERMITTED.
2.25. There are ten eleven Scheduled Ancient Monuments within the Plan area, as shown on the Proposals Map (refer also Supplementary Planning Guidance VII). Not all nationally important remains are scheduled, however, and it is unlikely that this will ever be the case, as new discoveries are continually being made. Where nationally important archaeological remains, whether scheduled or not, and their settings are affected by proposed development, there will be a presumption in favour of their physical preservation in accordance with national policy and Plan objectives.
ON SITES WHERE THERE ARE ARCHAEOLOGICAL REMAINS PROPOSALS FOR DEVELOPMENT WHICH DO NOT PROVIDE FOR THE PRESERVATION OF THE REMAINS IN SITU WILL NORMALLY BE REFUSED.
EXCEPTIONALLY, WHERE SUCH PRESERVATION IS NOT JUSTIFIED, PLANNING PERMISSION WILL ONLY BE GRANTED SUBJECT TO CONDITION, OR AGREEMENT WHERE NEGOTIATED, TO PROVIDE FOR THE SATISFACTORY EXCAVATION AND RECORDING OF THE REMAINS PRIOR TO DEVELOPMENT TAKING PLACE.
2.26. Other known or suspected sites of local or wider archaeological significance, however, will also be given due weight in considering development proposals which may affect them. Proposals which may adversely affect sites where the quality or extent of remains is uncertain will not be determined until the prospective developer has provided an archaeological field evaluation. In most cases preservation of remains in situ will be sought, as referred to in Planning Policy Guidance Note 16 (D.O.E. November 1990). Should recording action be accepted as the appropriate response the applicant will be expected to provide for a scheme of investigation.
PLANNING PERMISSION WILL BE GRANTED FOR PUBLIC WORKS OF ART WHERE SUCH WORKS WILL NOT DETRACT FROM THE CHARACTER OF THE LOCAL ENVIRONMENT.
2.27. The quality of the built environment is important to the individual character and identity of settlements. The protection of existing buildings of character and open space is important, but new development should also aim to make a positive contribution to the townscape.
2.28. One way of adding interest to the environment is to include works of art in public places eg. sculptures, murals, fountains etc. The Borough Council supports the "percent for art" initiative whereby a proportion of the cost of the development is devoted to providing works of art and will encourage, through its own initiatives and through negotiations with developers, a high quality of design and the voluntary inclusion of art in appropriate public places.
PLANNING PERMISSION WILL NOT BE GIVEN FOR DEVELOPMENT WHICH WOULD ADVERSELY AFFECT THE ESSENTIAL CHARACTERISTICS OF ANY SITE OF SPECIAL SCIENTIFIC INTEREST OR LOCAL NATURE RESERVE.
2.29. The Borough Council will attach great weight to the protection and enhancement of the local landscape and wildlife habitats and to the conservation of natural resources. Account will be taken of matters of both general and local value. Certain sites in the Borough are of particular importance being subject to statutory designation; these are considered under Policy G17.
2.30. Sites of Special Scientific Interest (S.S.S.Is) form a national network of areas statutorily designated under the Wildlife and Countryside Act, 1981, for their wildlife, geological or landform value. Because of their key importance, development proposals in or likely to affect them are subject to special scrutiny. There are at present seven S.S.S.Is. in the Plan area; these are listed in Supplementary Planning Guidance VII. Protection will also be given to the Summer Leys Local Nature Reserve in the Nene Valley. Local Nature Reserves, established under the National Parks and Access to the Countryside Act, 1949, are sites of local nature conservation significance which afford opportunities for the public to see and learn about wildlife.
2.31. Three of the S.S.S.Is. in the Borough are ancient woodlands. These are areas which have had a continuous cover of native trees and plants since at least 1600 AD. A further six areas are also ancient woodlands and are classified S.N.C.Vs. The Borough Council is concerned that all the ancient woodlands (listed in Supplementary Planning Guidance VII) are conserved because of their unique nature conservation, historic and landscape importance.
PLANNING PERMISSION WILL NOT BE GIVEN FOR DEVELOPMENT WHICH WOULD ADVERSELY AFFECT A SITE DESIGNATED AS A 'SITE OF NATURE CONSERVATION VALUE' ON THE PROPOSALS MAP, EXCEPT WHERE THERE IS NO SUITABLE ALTERNATIVE SITE FOR THE DEVELOPMENT AND THE PROPOSAL INCLUDES SATISFACTORY MITIGATING MEASURES TO REDUCE ITS IMPACT UPON THE SPECIAL INTEREST OF THE SITE.
2.32. In addition to statutorily designated sites, specific sites of nature conservation value have been identified in association with the Wildlife Trust for Northamptonshire. These sites (SNCVs) are shown on the Proposals Map. The Borough Council will, wherever possible, continue to support initiatives to update and refine the classification of local sites and will seek to ensure that SNCVs are conserved. The creation of replacement habitats may, however, be favourably considered in exceptional circumstances but - especially in relation to wetland and meadow sites - this will not normally be regarded as an acceptable alternative to the conservation and management of existing habitats.
2.33. In considering the exceptional grant of planning permission referred to in Policy G18, whilst any environmental benefits arising from the proposal will be a material factor to be considered, applicants will be expected initially to produce satisfactory evidence to indicate that there is no suitable alternative site for the development. Proposals should in any case include measures designed to limit any detrimental effect upon the special interest of the site; these might include, for example, introduction of ditches or other appropriate forms of barrier to segregate important areas from public/user access, or various forms of on-going site management to control detrimental scrub/weed growth or maintain a water-table, animal food source or path.
2.34. The Borough Council may also require by condition, or agreement where negotiated, that new wildlife habitats are created; details of future management, funding or responsibility will be fundamental. A new initiative led by English Nature to identify Regionally Important Geological/Geomorphological Sites (RIGS) has also been established and the Borough Council will also seek to ensure that such sites are conserved.
2.35. More generally the Borough Council will seek to ensure that development does not result in the loss of features of nature conservation value such as trees, hedgerows and ponds. The former are considered further under Policy G21. Certain areas of open space are protected for amenity purposes under Policy G19 and such areas may also have nature conservation value; in particular the town linear open space system is of importance in providing wildlife corridors. Where a development proposal would be likely to result in harm to a statutorily protected species (particularly those listed in Annex IV of the Habitats Directive) the Borough Council will consider attaching appropriate planning conditions to any consent or entering into a planning agreement to ensure that the developer takes steps to secure the species protection. Planning permission will not normally be refused in circumstances where appropriate conditions can be imposed on an approval such as to prevent any damaging impacts on wildlife habitats or important physical features.
2.36. In addition to its statutory powers to control development, the Borough Council can play an important role in respect of nature conservation in the wider environment. The Borough Council proposes to initiate a comprehensive appraisal of its role in the field of nature conservation, especially regarding potential improvements in the co-ordination of its activities with those of other relevant bodies, including the voluntary sector and has adopted a Nature Conservation Strategy. The possibility will be investigated of establishing a programme of environmental improvement schemes and creation of new wildlife habitats together with the acquisition of sites of local nature conservation value and their designation when appropriate as Local Nature Reserves.
PLANNING PERMISSION WILL NOT BE GRANTED FOR DEVELOPMENT WHICH WILL RESULT IN THE LOSS OF AREAS DESIGNATED AS ENVIRONMENTALLY IMPORTANT OPEN SPACE.
2.37. Both the town and the villages derive a large part of their character from open spaces retained within them. It is considered to be of local importance to exclude development from some sites so that this open character is not significantly eroded. Consequently, specified sites which are most important to the visual or physical character and structure of the settlements are identified. The sites are designated Environmentally Important Open Space (E.I.O.S.) on the Proposals Map.
2.38. Within the villages these include parks, traditional village greens, or more informal areas. The town has a well established open space network, based on the valleys and ridgelines, which is structurally important to the town as a whole. This system, together with some traditional town parks, forms the basis for E.I.O.S. within the town.
2.39. These open spaces need not be publicly accessible or of a formal nature. Besides individual quality, account has also been taken of cumulative value. Where the cumulative value is particularly significant, for example the linear park system of the town, it will be especially important to ensure that the continuity is not lost. The Borough Council will seek to ensure the retention of natural features such as attractive and healthy trees; agreements to facilitate public access will be pursued where desirable.
DEVELOPMENT IN THE GROUNDS ADJOINING HISTORIC HALLS, AS SHOWN ON THE PROPOSALS MAP, OR WITHIN HISTORIC PARKS AND GARDENS WILL NOT BE GRANTED PLANNING PERMISSION.
EXCEPTIONALLY, DEVELOPMENT IN THE GROUNDS ADJOINING HISTORIC HALLS, WHICH WOULD OTHERWISE BE UNACCEPTABLE, WILL BE GRANTED PERMISSION IF:
IT IS ESSENTIAL AND SOLELY TO ENSURE THE CONTINUED CONSERVATION OF THE HALL AND THE BULK OF ITS GROUNDS AND REPRESENTS THE ONLY VIABLE OPTION TO ACHIEVE THIS;
CONDITIONS CAN BE IMPOSED OR LEGAL AGREEMENTS NEGOTIATED LINKING THE DEVELOPMENT SECURELY TO THE LONG TERM MAINTENANCE OF THE HALL AND GROUNDS;
THE DEVELOPMENT IS SMALL SCALE, IS NOT DETRIMENTAL TO THE VILLAGE ENVIRONMENT AND IS NOT CONTRARY TO POLICIES G8, & 9; AND
IT DOES NOT HAVE ANY ADVERSE EFFECT UPON THE SITE OR SETTING OF LAND INCLUDED IN THE REGISTER OF PARKS AND GARDENS OF SPECIAL HISTORIC INTEREST.
2.40. Historic halls standing normally in substantial grounds on the edge of settlements are a notable feature within the rural area. All these halls are listed buildings, graded as follows:
| Grade I | Great Harrowden Hall; |
| Grade II* | Ecton, Grendon, Mears Ashby, Orlingbury and Sywell Hall; |
| Grade II | Finedon Hall. |
2.41. In addition, part of the grounds of Great Harrowden Hall is included in the Register of Historic Parks and Gardens (Section 8C of the Historic Buildings and Ancient Monuments Act, 1953). The landscape park and garden at Ecton Hall, although not included in the Register, has been revealed by recent study by the Northamptonshire Archaeological Unit to be of particular historic importance. The Council intends to arrange for studies of other parks and gardens which may be particularly important locally and to ultimately prepare a Local List of Parks and Gardens of Special Historical Interest as a development control aid.
2.42. It is considered that the grounds associated with the halls, as shown on the Proposals Map, should normally be retained. Nevertheless, it is recognised that the maintenance of the halls and their grounds can present problems. Favourable consideration may exceptionally be given to limited development if proven essential to support maintenance works.
DEVELOPMENT WILL BE REFUSED IF IT WILL RESULT UNNECESSARILY IN THE LOSS OF OR DAMAGE TO ANY WOODLAND, TREE COVERED BY A TREE PRESERVATION ORDER OR HEDGEROWS.
EXCEPTIONALLY, WHERE PERMISSION IS GRANTED WHICH INVOLVES FELLING OF TREES COVERED BY A TREE PRESERVATION ORDER, IT WILL BE CONDITIONED TO REQUIRE THEIR REPLACEMENT
2.43. Woodlands, trees and hedgerows are a major element in landscape amenity, in addition to their nature conservation value and timber resource. Regrettably, loss through ageing, disease, storm damage, some farming practices and development has not always been offset by new planting. Nevertheless, trees and hedgerows still make a significant impact upon the landscape of the Plan area with its characteristic gently undulating topography.
2.44. The Borough Council will seek to ensure, wherever possible, that existing healthy trees and hedgerows are retained, for example, through the use of its powers to make Tree Preservation Orders, and in the operation of the Hedgerow Regulations. New tree and hedgerow planting, together with appropriate maintenance will also be encouraged. The Borough Council has pursued a policy of extensive tree planting in association with development on sites in its ownership.
2.45. Trees in Conservation Areas can make a particular contribution to the character and appearance of that area. They have special protection under the Planning Acts whereby anyone proposing to cut down, top or lop a tree in a Conservation Area is required to give the local planning authority six week's notice. The Borough Council will place Tree Preservation Orders on such trees in Conservation Areas where they make a visual, historic or amenity contribution to that area in order to ensure their protection
PLANNING PERMISSION FOR DEVELOPMENT WILL BE REFUSED IF IT DOES NOT FACILITATE THE PROVISION OF SATISFACTORY LANDSCAPING DEEMED NECESSARY TO SENSITIVELY INTEGRATE THE DEVELOPMENT INTO THE LOCAL ENVIRONMENT, SCREEN UNSIGHTLY ACTIVITIES AND/OR RESTRICT ACCESS TO ADJACENT AGRICULTURAL OR OTHER LAND TO WHICH PUBLIC ACCESS IS INAPPROPRIATE.
PERMISSIONS WILL BE CONDITIONED TO ENSURE THAT:
DEVELOPMENT DOES NOT COMMENCE UNTIL A LANDSCAPING SCHEME HAS BEEN AGREED;
THE LANDSCAPING IS CARRIED OUT NO LATER THAN THE FIRST PLANTING SEASON AFTER THE SUBSTANTIAL COMPLETION OF THE DEVELOPMENT;
ALL EXISTING HEALTHY TREES AND OTHER NATURAL FEATURES THAT CAN BE RETAINED ARE PROTECTED DURING CONSTRUCTION; AND
ANY EXISTING HEALTHY TREES THAT CANNOT BE RETAINED ARE SATISFACTORILY REPLACED.
2.46. In the interests of amenity and nature conservation the Borough Council regards well designed, functional landscaping schemes to be an important consideration in the determination of planning applications..
2.47. Planting and other landscaping works should normally be an integral part of any proposals and not simply viewed as an additional matter to be considered at the end of the development process. Clearly, where a landscaping scheme is fundamental or of particular importance to the grant of planning permission, it must be presented as part of the initial planning submission. In most cases, however, early submission of landscaping schemes will be encouraged. To conserve the character of the rural area and its wildlife habitats, indigenous species will normally be required. The Borough Council will also require that maintenance programmes be fully detailed to include arrangements in accordance with Circular 1/97 for funding and responsibility. Where areas adjoining a development site are in agricultural use or are comprised of other open land to which public access is normally inappropriate, the need to restrict casual access should be taken into account in detailed landscaping schemes.
2.48. Where possible, established healthy trees within development sites will be retained. A survey of any existing trees should be presented as an integral part of development proposals. Often, trees not directly affected are damaged as a result of inadequate protection during the construction period. The Borough Council has produced a Guidance Note (Trees on Development Sites - see Supplementary Planning Guidance I) in this respect and will attach conditions to planning consents as appropriate to prevent unnecessary damage or loss.
PLANNING PERMISSION FOR ANY TEMPORARY USE OF LAND WILL BE SUBJECT TO CONDITIONS TO SECURE RESTORATION AND LANDSCAPING OF THE SITE IN PHASE, WHERE APPROPRIATE, WITH THE TEMPORARY USE.
2.49. With respect to temporary uses the Borough Council will ensure that provision is made for restoration, aftercare and after-use of affected land, in accordance with the Plan objectives.
PLANNING PERMISSION FOR RENEWABLE ENERGY SCHEMES WILL BE GRANTED PROVIDED THAT THE DEVELOPMENT WILL:
CONTRIBUTE TOWARDS A REDUCTION IN THE EMISSION OF POLLUTANTS;
NOT HAVE AN ADVERSE VISUAL IMPACT ON THE SURROUNDING AREA;
NOT HAVE AN ADVERSE IMPACT ON THE AMENITIES OF LOCAL RESIDENTS; AND
NOT HAVE AN ADVERSE IMPACT ON AREAS OR SITES OF LANDSCAPE, NATURE CONSERVATION OR ARCHAEOLOGICAL INTEREST.
2.50. Renewable energy sources occur naturally and repeatedly in the environment. Their exploitation offers the prospect of increasing the diversity and security of power supplies as well as reducing harmful emissions to the environment. Within the Borough, potential sources may include: landfill gas, waste combustion, wood fuel, anaerobic digestion and small scale solar systems. In accordance with Government guidance (PPG22) proposals will be encouraged in appropriate locations. Renewable energy resources may have particular locational restraints since, in many cases, the resource can only be harnessed where it occurs and an open countryside location may, therefore, be justified for the reasons outlined in Policy G6. Nevertheless, careful consideration will need to be given to the impact of renewable energy projects on the local environment and population, and proposals will need to be in accordance with the general and site specific policies of the Plan.
2.51. It is unrealistic to assume that unforseen changes will not occur during the Plan period. Consequently it will be important to monitor the progress of the Plan both in relation to the continued appropriateness of individual policies and the implementation of proposals. When necessary, the Borough Council will put forward amendments to the Plan for public debate.
DEVELOPMENT WILL NOT BE GRANTED PLANNING PERMISSION UNLESS THE FOLLOWING EXIST OR WILL BE PROVIDED BY THE APPLICANT OR OTHER AGENCY:
ANY INFRASTRUCTURE OR PHYSICAL WORKS OR OPERATIONS MADE NECESSARY BY THE DEVELOPMENT;
OPEN SPACE, SOCIAL, EDUCATIONAL, RECREATIONAL, SPORTING, OR OTHER COMMUNITY PROVISION, THE NEED FOR WHICH ARISES FROM THE DEVELOPMENT; AND
PROVISION, WHERE REASONABLY REQUIRED, TO OFFSET THE LOSS OF OR ADVERSE IMPACT ON ANY AMENITY OR RESOURCE CAUSED BY THE DEVELOPMENT.
PROVISION WILL BE SECURED BY CONDITION OR THROUGH SEEKING A PLANNING OBLIGATION FROM THE APPLICANT OR BY OTHER LEGALLY BINDING AGREEMENT.
2.52. It is anticipated that the private sector will implement most of the Plan's policies. It is, therefore, the responsibility of the developer to provide all the associated works made necessary by the development. This includes the infrastructural and physical requirements, such as road access, parking, cycleways, footpaths and flood alleviation, and also reasonable amounts of open space, social, educational, recreational, sporting or other community provision, the need for which arises from the development. More detailed requirements related to these issues are covered in the subsequent chapters of the Plan. In addition, the developer will be expected to make provision to offset the loss of, or adverse impact on, any resource present, such as nature conservation or archaeology. For example, where a development site includes an existing open space which will be lost as a result of the proposal, agreement will be sought from the developer to provide a replacement or alternative facility where necessary and reasonable either on another part of the site or on other land over which he has control. The replacement will not necessarily be an exact substitute but there should be a clear relationship between what is lost and what is to be offered.
2.53. The Borough Council will seek the provision of these facilities by imposing conditions on planning permissions or through negotiation with the developer and the use of planning obligations, as outlined in Department of the Environment Circular 1/97, or by other legally binding agreement.