Back to Contents - Back to Introduction     Chapter 5 PROMOTING OUR COUNTRYSIDE   Page 60   OUR OBJECTIVES     5.1 The City Council places great importance upon the role of the countryside and the need to promote sustainable rural communities in an improved and managed countryside environment. The countryside is a valued asset, which serves the district and its visitors in providing housing, recreation and employment and a competitive rural economy, central to which is the farming industry. The rich and varied landscapes and habitats of the District are recognised as being of national and international importance. The District contains an Area of Outstanding Natural Beauty (AONB) and areas of special landscape value and character. A vibrant countryside helps to promote rural areas for tourism, recreation, access and leisure. This chapter sets out the City Councils objectives for a living, working, protected and vibrant countryside, which incorporates the objectives of the Kent and Medway Structure Plan policy EN1. It is a key aim of policies to protect the countryside for its own sake and to conserve and enhance its beauty, diversity, character and resources to be enjoyed by future generations. 5.2 Existing local communities appreciate and value the quality of their surroundings. The City Council encourages Parish Councils to prepare village design statements for their villages in consultation with the City Council. These statements should describe the distinctive local character of a village and surrounding countryside and incorporate conservation and village appraisals. The village design statements should supplement and give more informed detail and background to the policies of this Plan, and may be adopted by the City Council as supplementary planning guidance to those policies.     A LIVING COUNTRYSIDE     5.3 The objectives and policies for new housing in the villages, existing rural settlements and the wider countryside are considered in Chapter 2 of the Local Plan. In summary, new residential development in the countryside is covered by policies of restraint in both national and Structure Plan guidance, and the City Council concurs with this approach.     Local Needs Housing in the Countryside 5.4 Market forces have increased the price of rural housing to such an extent that it is beyond the means of many local residents seeking to enter the housing market. People with employment or family ties in a village are being forced to move away in order to find housing which they can afford. The affordable housing policy, set out in Policy H4 of the draft South East Plan or HP8 of the KMSP, enables land which would not ordinarily be acceptable for housing development in rural areas to be made available for low cost housing either for sale or for rent to meet local needs. The City Council regards the provision of affordable housing as a Parish Council or local community led initiative. It will be the responsibility of the local community and Parish Council in conjunction with a Registered Social Landlord to identify the need for the affordable housing through a local needs housing survey. Paragraph 2.58 to 2.61 provide further advice and guidance. 5.5 Assuming there are no other overriding planning objections, the City Council may reach agreement with an applicant and grant planning permission for the development on the basis that it is an exception to normal planning policy justified by local need. The planning permission restricts the development to housing which will always be below prevailing market value and available only to meet local need.     top Page 61     5.6 Affordable housing should not be low quality housing and proposals will be expected to be designed to a high standard and be in accordance with the provision of policy BE1 of the Local Plan. Where possible any such development should follow a traditional design and be in keeping with its surroundings. 5.7 In the case of low cost houses for sale, it is important to ensure that the low cost element of the scheme is maintained in perpetuity, and that the dwellings are not sold on by the first occupants at full market value. Therefore, an occupier should be prevented from being able to own the dwelling outright.     Replacement Dwellings and Residential Extensions In The Countryside 5.8 Replacement dwellings and extensions to residential properties are normally acceptable in principle, on the basis that the replacement is of a similar scale and does not harm the rural appearance and character of the surrounding countryside. The extension should also be subservient in scale and complement the design of the existing dwelling. In all respects, the rural character and appearance of the area should not be harmed. This should ensure that new development and/or extensions to residential properties, including the expansion of the residential curtilage, are appropriate in their rural context. As such, in determining proposals for replacement dwellings and extensions to residential properties or curtilages in the countryside, the City Council will apply policy BE1 of the Local Plan and policies QL1 and HP5 of the Structure Plan.     Residential Reuse of Buildings In The Countryside 5.9 Whilst the reuse of existing buildings in the countryside is preferred to new building development, thus preventing the proliferation of buildings in the countryside, the City Council is concerned that this does not lead to a proliferation of residential conversions of existing rural buildings. Whereas some residential conversions can be undertaken so as not to have a material impact upon the character or appearance of a building, it is often the associated use of the external space around such buildings for domestic purposes that changes the character and appearance of the surrounding area. Where buildings have previously been in use but have been abandoned or fallen into a state of dereliction, permission will not necessarily be granted for their reuse where the remains of the building have blended into, and become part of, the wider landscape over a period of time. Where this occurs, the site will not be regarded as previously developed land in line with Government guidance. 5.10 The loss of rural buildings to residential purposes will also prevent other more beneficial uses to the surrounding area from being implemented such as tourism, business enterprise or other low impact uses that provide a benefit to the local economy and community. 5.11 The City Council has identified, through its Urban Housing Capacity Study, that the reuse of buildings in the countryside for residential purposes will not be needed to meet its strategic housing targets, set by the Structure Plan, as these can be achieved within the urban areas of Canterbury, Herne Bay and Whitstable. The City Council considers that minor development within existing villages is generally acceptable in principle, and the provision of housing development within some villages is likely to continue, thus adding to the existing housing stock in the rural area. 5.12 Applications for conversions of buildings in the countryside to residential uses will be treated with particular care given that new housing in the countryside is subject to strict control. Residential conversion of existing rural buildings in the open countryside, will therefore only be allowed in exceptional circumstances. The applicant will be expected to demonstrate that every reasonable effort has been made to secure a suitable alternative and preferred re-use, that it forms a subordinate part of a scheme for an appropriate business, tourism or community re-use, or that it meets an identified local housing need for affordable housing.     top Page 62     5.13 Proposals for the conversion of buildings in the countryside to residential use need to comply with the criteria set out in Policy R1. The City Council will consider the withdrawal of permitted development rights and the use of appropriate conditions when granting planning permission. These would be used to prevent future alterations or development that might affect the fabric, character or setting of the building. If an agricultural building is proposed for conversion, the applicant may be expected to provide information that the building has been used for a legitimate agricultural purpose for a minimum of 10 years since its substantial completion. A condition may also be imposed where there may be demand at a future date to provide a replacement building and where there are concerns over proliferation of buildings in the locality. 5.14 Rural buildings may provide important roosting, breeding or feeding habitats for protected species such as bats or barn owls. The City Council will apply policy NE1 of the Local Plan if a building is considered likely to contain protected species.   POLICY R1 Planning permission for the conversion of an existing agricultural or other rural building in the open countryside to a residential use will only be granted if the following criteria are satisfied: a) (i) It has been demonstrated by means of a supporting statement to the satisfaction of the City Council that the building has been actively marketed for suitable preferred or alternative re-uses, such as business, tourism or community; or   (ii) The residential conversion is a subordinate part of a scheme for a business, tourism or community re-use, which will have a positive benefit upon the local economy and community; or   (iii) The residential conversion meets an identified local housing need; and b) The form bulk and design of the building is sympathetic to the rural surroundings and it respects local styles and materials; and c) The building is capable of conversion without major reconstruction or extension and any alterations can be achieved without a detrimental impact on its character and appearance; and d) The building is capable of conversion and reuse without requiring substantial additional outbuildings or a significant change in the setting of the building; and e) There is no overriding conflict with other policies in the Local Plan   top A WORKING COUNTRYSIDE     5.15 The needs of farmers and agricultural practices are changing at a significant rate. The need for agriculture is also changing and there has been notable implications for the environmental, social and economic character of rural areas. This is causing a major reconsideration of the role of the working countryside and the national and local approaches to the rural economy. The Government's overall aim for agriculture is for it to be prosperous, visionary and sustainable, whilst enabling the transition to diversification and other forms of rural enterprise, where necessary. This will ensure the countryside remains working, viable, sustainable and a significant contributor to the rural economy and local communities.     top Page 63     New Agricultural Development 5.16 Proposals for some new agricultural buildings do not require planning permission from the local authority. However, the farmer is required to notify the City Council of an intention to carry out certain development works. In order to minimise the impact on the landscape, new agricultural buildings or other development, or the extension or alteration of existing agricultural buildings will be assessed against the criteria set out in the policy R2. Where a proposal requires planning permission, the farmer should provide a statement demonstrating the economic need for the development. 5.17 New agricultural buildings will be expected to have regard to existing topography and natural screening to minimise the impact on the countryside. New landscaping works should be in keeping with the local landscape character in the surrounding area. 5.18 Proposals for new agricultural or forestry dwellings are considered in paragraph 2.62 and 2.63 in Chapter 2 and are the subject of Structure Plan policy HP5 and national guidance in PPS7.   POLICY R2 The City Council will permit proposals for new agricultural buildings or development subject to the following criteria: a) It has been demonstrated to the satisfaction of the City Council, by means of a supporting statement, that there is an economic need for the development; b) The proposal avoids harm to its physical setting by its siting, scale, design, materials and external colours; c) Where existing buildings are of architectural or historic importance any extensions should respect their existing design and use of materials; and d) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of archaeological or historical importance. Where appropriate, new landscaping should be provided to further reduce the visual impact of the new building and this should reflect the character of the surrounding area.   top Protecting the best agricultural land 5.19 It is important to protect the best and most versatile agricultural land and minimise its loss to development to safeguard this resource for future generations. The City Council will have regard to policy EP9 of the Structure Plan which seeks to protect the best and most versatile agricultural land. Only in exceptional circumstances will the City Council permit development on such land and will need to be satisfied that there are no alternative opportunities on previously developed or other suitable land in urban or rural areas. Where development of agricultural land is unavoidable, the City Council will require consideration of lower graded agricultural land where such land is not important for nature conservation or landscape interest, as this has less significance in terms of national agricultural interest. This approach is set out in detail in PPS7, and the determination of development proposals will be based on this guidance.   Agricultural diversification and rural enterprise 5.20 Agriculture has played an important part in shaping the landscape of the District and will be vital for its future maintenance. Supporting farm businesses is not only important for maintaining a healthy rural economy, but it helps to maintain the character and appearance of the countryside by retaining important landscape features such as orchards, hop fields and grassland. In order to maintain and enhance these landscapes there is a need to support the businesses that create it.     top Page 64     5.21 There has been a steady decline in opportunities for employment in the countryside and the rural economy is changing. The City Council recognises the need for farm diversification in the rural economy and will seek to encourage agricultural diversification. This may relate to small scale business development, or the provision of tourism, community and leisure facilities. There is also an increasing focus on small enterprises unrelated to a farming unit, which can also provide local employment opportunities, help maintain the vitality or viability of rural services and meet local community needs. It is important to ensure, however, that these new enterprises are appropriate in scale and location and do not have an adverse impact on the character and appearance of the countryside. 5.22 The City Council will allow the conversion of redundant rural buildings for uses related to agricultural diversification and rural enterprise, subject to the criteria set out in Policy R3. There is a presumption in favour of the re-use of rural buildings for business and commercial use, and potentially tourism or community uses, as opposed to conversion for residential purposes, and such uses should be actively sought prior to seeking a residential use for the building. Policy R1 supports this approach. 5.23 It is, however, important to strike a balance between economic diversification and the use of redundant agricultural and other rural buildings. Proposals for agricultural diversification and other rural enterprises will therefore need to be carefully assessed to ensure that the new use does not have a detrimental impact on the character and appearance of the building or locality, or cause an unacceptable increase in traffic on unsuitable roads. 5.24 New agricultural buildings constructed under permitted development rights (i.e. not requiring planning permission) would have originally been required on the basis of need for agricultural purposes. To prevent permitted development rights being flouted, the City Council will not grant planning permission for reuse of those buildings that have been erected within the last 10 years. Where planning permission is granted, permitted development rights may in some cases be removed. This might occur when there are concerns over the proliferation of agricultural buildings or where there are concerns over inappropriate development associated with the new use, for example the erection of walls or hardstandings. Additionally, the City Council will apply Policy NE1 of the Local Plan if a building is considered likely to contain protected species.     top Page 65   POLICY R3 The City Council will permit the conversion of existing buildings that will diversify the rural economy or an existing farm business provided: a) The building is of permanent and substantial construction; and b) The building is capable of conversion without major reconstruction or any alteration that is detrimental to its character and appearance; and c) The form, bulk and design of the building is sympathetic to its surroundings; and d) Access and parking provisions are acceptable and the use does not significantly increase traffic to the detriment of the area or highway safety; and e) The proposed re-use does not lead to dispersal of activity detrimental to village vitality; and f) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of architectural or historic importance, or their settings where appropriate; and g) There is no detrimental impact on residential amenity; and h) The use of the land surrounding the building, for activities such as parking, storage, lighting, or advertisements are not intrusive nor detrimental to the character and appearance of the building or locality; and i) Appropriate landscaping and screening is provided where necessary; and j) There is no overriding conflict with other policies in the Plan.   top     5.25 In order to avoid a proliferation of new buildings in the countryside, the City Council will expect new enterprises to reuse existing buildings wherever possible, in accordance with the guidance of PPS7. However, it may not always be possible to reuse existing buildings. Where there is a requirement for new buildings or extensions to existing buildings, the proposals will need to satisfy policy BE1 on design.   POLICY R4 The City Council will permit the erection of new buildings that will diversify the rural economy or an existing farm business provided: a) The proposal is appropriate in scale, siting and design with the rural surroundings and the site retains its character; and b) Access and parking provisions are acceptable and the use does not significantly increase traffic to the detriment of the area or highway safety; and c) The proposed use does not lead to dispersal of activity detrimental to village vitality; and d) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of architectural or historic importance or their settings where appropriate; and e) There is no detrimental impact on residential amenity; and f) The use of the land surrounding the building, for activities such as parking, storage, lighting, or advertisements are not intrusive nor detrimental to the character and appearance of the locality; and g) Appropriate landscaping and screening is provided where necessary; and h) There is no overriding conflict with other policies in the plan. New buildings not associated with an existing farm business should be well related to an existing settlement and accessible by a range of transport modes.   top     top Page 66     Farm Shops 5.26 Farm shops are one possible form of farm diversification and can provide a new source of employment in the rural area. They are also important for promoting the purchase of locally grown produce and regional speciality foods and other rural wares. Farm shops can also encourage more sustainable forms of shopping for local people by reducing the need to travel. When assessing applications for farm shop buildings of this nature, consideration will be given to their scale and location, visual impact and their impact on local villages and the surrounding area. Where it is not possible to locate farm shops on public transport routes or close to settlements, applicants will be encouraged to adopt box delivery schemes or collection points within settlements to further reduce the need to travel.   POLICY R5 The City Council will grant planning permission for farm shops provided: a) There is no detrimental impact on local shops or on the character of the surrounding area; b) Access and parking provisions are acceptable and the use does not significantly increase traffic to the detriment of the rural area or highway safety; c) There is no detrimental impact on residential amenity; d) There is no overriding conflict with other policies in the Plan   top PROTECTED COUNTRYSIDE     5.27 One of the City Council's objectives is to protect and enhance the countryside, acknowledging its own intrinsic value and recognising that a high quality rural environment contributes to the economic, social and cultural well-being of the District. 5.28 The countryside of the Canterbury District is rich and varied. It includes coastal marshes, extensive woodlands, river valleys and downland. The District lies in part of three Natural Areas: the Thames Estuary, the North Kent Plain and the Kent Downs. The characteristics of each of these areas are described in detail in the Natural Area profiles produced by English Nature and the series of landscape assessments produced by Kent County Council and the City Council. 5.29 The Structure Plan provides protection for the countryside: policy EN1 protects the countryside for its own sake; policy EN3 conserves and enhances Kent's landscape and wildlife habitats; policy EN4 protects the Kent Downs AONB and policy EN5 defines and protects Special Landscape Areas (SLAs). All these policies will be applied in the District. In addition to the Structure Plan policies, the Local Plan also provides protection for the Areas of High Landscape Value (AHLVs) which are landscapes of local importance.   Kent Downs Area of Outstanding Natural Beauty (AONB) 5.30 To enhance and protect the landscape and rural economy within the Kent Downs AONB, the Council will welcome proposals which meet the aspirations of the management plan without damaging the landscape and environmental quality of the area. 5.31 The Kent Downs AONB includes much of the south of the District and is a landscape of national importance. The Countryside and Rights of Way Act 2000 Section 89(2b) requires that local authorities “shall have regard to the purpose of conserving and enhancing the natural beauty of the AONB and prepare and publish a plan which formulates the policies of the local authority for the management of the AONB and carrying out their functions in relation to it”. The management of the AONB is guided by a Joint Advisory Committee which includes representatives from Kent County Council, all the District Councils within the AONB and landowning, conservation and amenity interests. The City Council participates actively in the Joint Advisory Committee.  Structure Plan policy EN4provides protection to the Kent Downs AONB and the Council will consider all development proposals and initiatives against this policy.     top Page 67     5.32 The Kent Downs AONB Landscape Design Handbook , which provides guidance on good design and management of the Kent Downs, has been adopted by the Council as a material consideration for development control purposes.     Special Landscape Areas (SLAs) 5.33 National guidance in PPS7,  RPG9 and the Structure Plan all emphasise the role of development plans in protecting and enhancing the landscape. Structure Plan policy EN5 defines three SLA’s in the Canterbury District: the North Kent Marshes, the North Downs and Blean Woods. The Structure Plan requires Districts to review and define the detailed boundaries of the SLA’s in local plans or local development documents.  The City Council undertook a partial review of the Blean Woods SLA which resulted in additional areas being included at Clay Hill, Daw’s Wood, Tyler Hill, Mayton Farm, Broad Oak and Primrose Hill Chartham and a further area being deleted at Blean.  The  Blean Woods and Great and Little Stour Landscape Appraisal gives detailed analysis and guidance on each of the character areas. 5.34 In accordance with these special landscape designations the Council’s objective is to preserve and enhance the distinctive landscapes of the Canterbury District and will consider development proposals and initiatives against the above policy background and this objective.   POLICY R6 The following SLAs as shown on the Proposals Map (see also Insets 1, 2 & 3) are defined as having county significance in terms of the quality of the landscape: a) The North Kent Marshes; b) The North Downs; c) Blean Woods. In considering applications for development within these areas the Council will give priority to the conservation and enhancement of the natural beauty of the landscape over other planning considerations, whilst having due regard to the economic and social well being of the area. Development proposals which would cause unacceptable harm, will not be permitted.   top Areas of High Landscape Value (AHLVs) 5.35 Two AHLVs are identified in this Plan: the Valley  of the River Stour around Canterbury (The Canterbury Area of High Landscape Value) and the Wantsum Channel. These landscapes, although not considered to be of sufficient quality to be considered of County significance, have a distinctive high quality landscape. Detailed landscape assessments have been made of each AHLV. 5.36 The valley of the River Stour around Canterbury includes areas of high landscape quality and a number of features of archaeological heritage.  The designation seeks to protect the historic setting of Canterbury and the World Heritage Site.  5.37 The Wantsum Channel formerly separated the Isle of Thanet from Kent. The marshes are a distinctive feature and form a dramatic open landscape of ditches and fields, reclaimed from the sea. The settlement pattern reflects the ancient coastline with most villages located on the old shoreline. To reflect its strategic importance in East Kent, it is subject to local landscape designations in the neighbouring Districts of Thanet and Dover.     top Page 68   POLICY R7 The following AHLVs as shown on the Proposals Map (see also Insets 1, 2 & 3) are defined as having local importance in terms of the quality of the landscape and/or the special landscape role it performs: a) The valley of the River Stour around Canterbury; b) Wantsum Channel. In considering applications for development within these areas the Council will pay particular attention to the impact of the proposals on the local landscape character and/or role and on its historic setting. Development proposals which would cause unacceptable harm will not be permitted.   top Landscape Character 5.38 The Countryside Agency, as part of its Countryside Character Programme, has mapped and described regional landscape character areas across the country. The County Council has refined this work through a series of more detailed landscape character areas across the county. In order to protect and enhance the local distinctiveness of character areas, the City Council has further refined this work and has carried out landscape appraisal of four main areas of the District:   The setting of City of Canterbury; The Wantsum Channel; The coastal towns of Herne Bay and Whitstable; The Blean Woods and the Great and Little Stour Valleys. 5.39 These assessments have been adopted as supplementary planning guidance and identify key characteristics of each area and an appropriate strategy for future landscape. Policy BE1 requires that context and local distinctiveness are considered in all proposals for new development and the Council will seek to ensure that the landscape character of areas will be protected. Policy BE10 seeks to preserve and enhance historic landscapes.   Green Gaps 5.40 The objective of the Green Gaps policy is to retain separate identities of existing settlements, by preventing development which would lead to coalescence between them. 5.41 There are national and Structure Plan policy objectives that restrain built development outside the urban areas and in the countryside.  The City Council supports these objectives. The allocation of Green Gaps on the Proposals Map (see also Inserts 1, 3 & 5) supplements these national and strategic policy objectives. 5.42 Historically, some development has occurred outside the urban areas, that has led to the gradual erosion of the open countryside and coalescence between built up areas. The City Council is concerned that this gradual coalescence between existing built up areas not only harms the character of the open countryside, but is having an adverse impact on the setting and special character of villages. 5.43 These Green Gaps have been specifically identified as they lie between built up areas, whether they are villages or urban areas, which are gradually expanding, in particular along the road frontages.  The designations have been limited to ‘pinch points’, where settlements, often due to linear expansion, are at a particular risk of coalescence.     top Page 69     5.44 These areas are considered critical to the objective of retaining separate identities of settlements, and many of them have come under development pressure in the past, including proposals for isolated development, and may again in the future.  Existing development constraint policies remain the most important means of countryside restraint and this will remain unchanged outside the urban areas. It is therefore important that there is not a perceived tiering of countryside protection.  This designation draws attention to specific areas where inappropriately located new development could lead to coalescence between settlements. 5.45 This need not be as a result of further isolated residential development, but other minor development related to activities such as agriculture, recreation and the keeping of horses.  Proposals for development within the Green Gaps will be considered with particular regard to siting, design and external appearance. 5.46 The following Green Gaps are shown on the Proposals Map (see also Insets 1, 3 &5):   Between the urban areas Herne Bay and Whitstable (policy TC26) Between Canterbury and Sturry Between Sturry and Broad Oak Between Sturry and Westbere Between Sturry and Hersden Between Blean and Rough Common Between Canterbury and Tyler Hill   POLICY R8 Within the Green Gaps identified on the Proposals Map (see also Inset 1), development will only be permitted where it does not: a) Significantly affect the open character of the Green Gap, or lead to coalescence between existing settlements; b) Result in new isolated and obtrusive development within the Green Gap. Proposals for open sports and recreational uses will be permitted subject to there being no overriding conflict with other policies and the wider objectives of the Plan. Any related built development should satisfy criteria (a) and (b) above and be kept to a minimum necessary to supplement the open sports and recreation uses, and be sensitively located and of a high quality design.   top A VIBRANT COUNTRYSIDE     Tourism 5.47 Tourism is becoming increasingly important for the vitality of the rural economy and can be another method of farm diversification with the creation of holiday accommodation or other tourist facilities in redundant buildings. Rural tourism must be developed and managed in a sustainable way ensuring that the character of the countryside and the very asset on which its popularity depends is not destroyed. Therefore the City Council will support tourism initiatives which are appropriate in scale to their surroundings and which seek to reuse existing buildings, thereby avoiding the proliferation of buildings in the countryside. 5.48 Where tourism facilities are proposed in new buildings, the City Council will ensure that the new development is related to an existing settlement and is not isolated in the open countryside so as to have an adverse impact upon its character and appearance.  This should also improve the proposal in sustainability terms and reduce the need for travelling by car.  The Council will also have regard to the relevant Structure Plan policies in particular policies EP8, EP10, EP11 and EP12.     top Page 70   POLICY R9 The City Council will permit new development and the change of use of existing buildings in the countryside and villages, to provide tourist accommodation or facilities provided that: a) The nature and scale of the proposal is in keeping with the rural surroundings; b) Access and parking provisions are acceptable, the use does not significantly increase traffic to the detriment of the rural area or highway safety and the site is accessible by a range of transport modes; c) The development can be implemented with no adverse effect on the character of the building or its setting, or the open character of the area; d) There is no adverse impact upon residential amenity; e) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of archaeological or historical importance; f) There is no overriding conflict with other policies in the Plan, such as the loss of village facilities.   top Village Facilities and Services 5.49 Village facilities and services are important for serving and meeting local needs. These village facilities in the parished areas often provide the focal point for the communities they serve and help to enhance village life. The City Council is concerned at the increasing loss of village facilities such as the village shop, post office, public house and hall.  This can have an adverse effect on the well-being of the local community and can result in an increase in the need to travel to the nearest available facility. This often puts the least mobile groups of society at a disadvantage. The loss of these facilities can dramatically change the character of the village or area as they often serve a wider catchment than just the settlement they are located in. The loss of these services also has an impact on rural employment and the wider rural economy.  The City Council therefore wishes to protect such services and facilities unless there are strong reasons to show that this is unrealistic. 5.50 The City Council will help to explore ways of retaining these facilities, where they are under threat, through enhancement or combining services and through appropriate grant schemes. 5.51 In order to establish genuine proposals for the loss of existing village facilities to other uses, the City Council will require the applicant to demonstrate that there is no longer a need or demand for the particular facility by considering how the existing facility has been managed, marketed and operated.   POLICY R10 The City Council will not permit the loss of village and community facilities in the Parishes, such as public houses, shops and post offices to other uses unless it can be demonstrated that: a) The use is no longer viable, the business has been actively marketed with no genuine interest and there is no longer a continuing demand for the use or facility; or, b) There is alternative provision for a similar type of use within an acceptable walking distance; and c) There would be no detrimental impact on the rural character and community.      top Page 71     5.52 In order to maintain the viability and vibrancy of rural communities, the City Council will support new proposals for village services, for example a new shop, where they do not conflict with other policies of the Plan.   POLICY R11 Within the villages, the City Council will permit the use or extension of existing residential properties or farm and other appropriate buildings such as village halls and churches, to provide convenience goods, shops or other local services, unless there is an overriding conflict with other policies in the Plan.   top Leisure, Recreation and Accessibility 5.53 The Countryside and Rights of Way Act (2000) fulfils the Government’s commitment to give people greater freedom to explore open countryside. The City Council will work in partnership with Kent County Council to ensure that the existing public access to the countryside is protected and where possible enhanced in appropriate locations. Improved access can also relieve pressure on popular, congested attractions by introducing visitors to other areas. This improved accessibility must be carefully designed with a view to conserving the countryside. 5.54 The countryside is coming under increasing pressure from new forms of leisure and recreation and intensification of existing uses. The City Council will support proposals for leisure facilities in the District where they do not conflict with the criteria in Policy R12 or with other policies of the Plan.  In considering proposals for leisure uses in the countryside, care must be taken to conserve the landscape, wildlife and natural resources of the District. Built development associated with proposals of this nature must be ancillary to the main use and should be appropriate in scale and design and be unobtrusively located, preferably within or adjacent to an existing settlement.   POLICY R12 Proposals for sports and recreation facilities in the countryside will only be permitted where: a) They are well related to an existing settlement; b) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of archaeological or historical importance; c) There is no adverse impact upon residential amenity; d) Access and parking provisions are acceptable, the use does not significantly increase traffic to the detriment of the rural area or highway safety and the site is accessible by a range of transport modes; e) Buildings and other related development are well designed, appropriate in scale and function to the use of the land and sensitively located to retain the openness of the area; f) The rural character of the area is safeguarded.     top Page 72     Reculver 5.55 Reculver has always been recognised as a destination for the District’s residents and visitors, even though its popularity has fluctuated over recent years. At Reculver, there are the Roman fort and towers, church, the Reculver Country Park, caravan parks, a public house, Information Centre, and public car park, in addition to access to and along the seafront to Herne Bay and Minnis Bay. 5.56 There have been general environmental improvements to the existing facilities and landscape of this area through private and public investment, and the City Council is investigating and will continue to investigate ways of improving its attraction for residents and visitors. 5.57 The Reculver area in the Council’s view has more to offer by way of further investment and attraction, to promote, in particular, leisure pursuits and activities, and the increased and improved use of the land and seafront. The City Council will seek to promote investment into the area through the provision of leisure and open-air activities.  The City Council will also continue to encourage the improvement of the environment, and to consider whether the caravan parks could accommodate additional development or activities that would bring further investment and visitors into the Reculver area. 5.58 New housing development is not considered appropriate in this area by reason of its potential for flooding.   POLICY R13 Proposals to further enhance the attraction of Reculver (shown on the Proposals Map), as a destination for visitors, in particular leisure and open air recreational proposals, will be permitted by the City Council subject to design, visual and environmental impacts, and suitable access arrangements.   top Horse-Related Development 5.59 Horse riding is an increasingly popular activity and can bring employment and economic benefits to the rural areas in addition to providing recreation and enjoyment. However, the associated development and its intensity of use can have a significant impact on the countryside. This has been identified in the landscape appraisals, undertaken by the City and County Councils, which are produced as supplementary planning guidance to this Local Plan. Any horse-related development proposal will need to satisfy the design criteria in policy BE1 and any ancillary development or works should seek to employ a high standard of design, which should reflect the rural surroundings. In appropriate circumstances there may be a requirement to undertake removal of associated equipment such as jumps, when not in frequent use, to avoid visual clutter. 5.60 The proposed means of enclosure should be sympathetic to the character of the adjoining countryside; for example, the boundaries should be stock proof. However, the City Council would not necessarily wish to see the introduction of harsh fencing and would expect suitable hedge boundary treatment. This could be in addition to fencing to minimise the impact on the landscape. Where possible, the proposal should be well related to the existing rights of way network.     top Page 73   POLICY R14 Development proposals relating to the keeping and riding of horses will be granted planning permission where: a) Development is of an appropriate scale, design and intensity with its surroundings; b) There is no detrimental impact on landscape interests, protected species, sites or features of nature conservation interest or on sites of archaeological or historical importance;  c) Access and parking provisions are acceptable and the use does not significantly increase traffic to the detriment of the rural area or highway safety ; d) Buildings are of good quality design and are sited to avoid an adverse impact on the wider landscape; e) There is no adverse impact upon residential amenity; f) The proposed means of enclosure are sympathetic to the character of the adjoining countryside.   top Rural Transport 5.61 There is a need to maintain and promote public transport in rural areas as it can provide an important service for various groups in the community and contributes to the vibrancy and sustainability of the countryside. It offers greater mobility for those who do not have access to a car or choose not to own one. An effective public transport system will, therefore, reduce the reliance on the private car, which will in turn reduce pollution and energy consumption. The City Council recognises the need to protect existing public transport facilities for the rural area and will continue to press Kent County Council to investigate additional methods of public transport to serve outlying areas. 5.62 The City Council is keen to reduce the dependency on the car in rural areas by encouraging alternative modes of transport. The City Council is investigating new cycle routes linking rural settlements to the main urban areas and these are shown on the Proposals Map (see all Insets). These routes will help facilitate sustainable commuting and green tourism opportunities. 5.63 The City Council is also concerned at the amount and speed of, and the damage caused by, heavy traffic using unsuitable roads, particularly in the rural areas and will work with Kent County Council to discourage inappropriate heavy traffic through appropriate traffic management measures in line with policy TP16 and TP17 of the Structure Plan. 5.64 Rural lanes are an important feature in the countryside and can be of significant landscape, historic and nature conservation importance.  The City Council is particularly aware of the environmental problems resulting from the rigid application of highway standards in rural areas.  This potential threat will be a material consideration in considering development proposals and the City Council will have regard to policy EN14 of the Structure Plan, which seeks to protect important lanes from changes that would damage their character. The City Council will also urge the highway authority to use sympathetic lighting in highway schemes in sensitive rural areas to reduce the incidence of light pollution.   top