Lancaster District Local Plan

This part of the Local Plan seeks to manage change in the urban and rural environment over the next 10 years. The City Council aims to protect and enhance the diversity of landscape, townscape and wildlife habitats which provides Lancaster District with one of the highest quality environments in the North West of England. It also seeks to improve environmental conditions where these are unsatisfactory through landscape enhancement, finding new uses for old buildings and through the creation and management of wildlife sites.

The City Council aims to;

conserve non-renewable resources such as wildlife habitats, historic buildings and open countryside;
protect and enhance the District's outstanding rural landscapes;
create new areas of community woodland on the urban fringe;
support proposals for maintaining and improving historic buildings;
enhance the District's urban green spaces and protect them from development; and
protect and reinforce the diversity of wildlife habitats in the District;

The City Council proposes to;

continue to participate in the active management of the Arnside/Silverdale and Forest of Bowland Areas of Outstanding Natural Beauty;
closely control development affecting areas of nature conservation importance, protected species, the coast and other sensitive areas;
protect landscape essential to the setting of Lancaster, Morecambe and Heysham;
establish a new community woodland at Middleton and identify potential planting areas at South Heysham, Luneside and the eastern edge of Lancaster;
develop and safeguard Green Corridors along the River Lune, Lancaster Canal and rural cycle paths.
maintain a long term green belt boundary on the north side of Lancaster; and
continue to work with neighbouring authorities to safeguard and enhance the internationally important nature conservation interest of Morecambe Bay;

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5.1

Landscape Protection

Diagram 24 - Landscape Designations

Background

5.1.1

Lancaster District covers the northernmost part of Lancashire and contains some of the County's most attractive countryside. Its 565 sq. km of diverse and contrasting countryside extend from the shores of Morecambe Bay to the Pennine Hills, including the woodland and limestone outcrops around Silverdale and the heather moorland of Bowland, the intimate pastures of the Lune Valley and the bleak uplands of Leck Fell. The District's coastline contains headlands and salt marshes and boasts outstanding views across Morecambe Bay to the Lakeland Fells.

5.1.2

The countryside also contains numerous small villages, hamlets and farmsteads which together house around 30,000 people, about a quarter of the District's population. Although employment in agriculture has declined in recent years, around 8,000 people still work in the rural areas. The City Council will ensure through the Local Plan, that protection of the countryside and villages is balanced against the need to maintain thriving rural communities.

The Lancashire Structure Plan

5.1.3

The Lancashire Structure Plan sets out policies aimed at protecting the Countryside. These areas are given different levels of protection and include;

The North Lancashire Green Belt which lies between Lancaster, Morecambe and Carnforth, where the intention is to prevent built-up areas merging together by strictly controlling new development;
The Arnside/Silverdale and Forest of Bowland Areas of Outstanding Natural Beauty where the emphasis is on conserving natural beauty;
The District's other rural areas such as the Lune Valley, the Amounderness Plain, the countryside around Morecambe Bay and the Lune Estuary, the Bowland fringes and the Morecambe Bay Limestone areas and the edge of the Yorkshire Dales which also have distinctive characteristics which should be protected and enhanced.

The North Lancashire Green Belt

5.1.4

In 1991, the City Council designated the land between Carnforth and the northern edge of Lancaster and Morecambe as Green Belt. The purpose of the Green Belt is primarily to prevent the built-up areas of Lancaster, Morecambe and Carnforth from merging into one urban area, losing their separate identities and absorbing Bolton-le-Sands, Hest Bank and Slyne. Green Belts should, wherever possible, be permanent and remain protected for the foreseeable future. The settlements within the Green Belt; Bolton-le-Sands, Hest Bank and Slyne; will be protected from large-scale development and will not be allowed to expand beyond their present boundaries into open countryside. Within the Green Belt itself, new development will only be allowed in exceptional circumstances.

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POLICY E1

THE NORTH LANCASHIRE GREEN BELT IS ESTABLISHED WITHIN THE BOUNDARIES SET OUT ON THE LOCAL PLAN PROPOSALS MAP.

Policy superseded in part by policies within the Core Strategy with effect from 23 July 2008 – both this policy and Core Strategy policies need to be taken into account when proposals are being determined

5.1.5

Both central Government guidance expressed in Planning Policy Guidance Note 2 - Green Belts, and the Lancashire Structure Plan, set out the type of development which can and cannot be allowed in the Green Belt. The City Council will strictly apply Structure Plan Policy 4 - Development in Green Belts when determining planning applications within the North Lancashire Green Belt and resist proposals for inappropriate development.

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POLICY E2

WITHIN THE NORTH LANCASHIRE GREEN BELT, THE ERECTION OF NEW BUILDINGS WILL NOT BE PERMITTED EXCEPT FOR;

AGRICULTURAL OR FORESTRY PURPOSES;

ESSENTIAL FACILITIES FOR OUTDOOR SPORT AND OUTDOOR RECREATION, FOR CEMETERIES AND FOR OTHER USES OF LAND WHICH PRESERVE THE OPENNESS OF THE GREEN BELT AND WHICH DO NOT CONFLICT WITH THE PURPOSES OF INCLUDING LAND IN IT; OR

THE LIMITED EXTENSION, ALTERATION OR REPLACEMENT OF EXISTING DWELLINGS.

THE RE-USE OF EXISTING BUILDINGS WITHIN THE GREEN BELT WILL BE PERMITTED WHERE THE PROPOSAL SATISFIES THE REQUIREMENTS OF POLICY E20 AND DOES 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.

Policy Not Saved with effect from 27 September 2007

Development affecting Areas of Outstanding Natural Beauty and the Yorkshire Dales National Park

5.1.6

Lancaster District contains two Areas of Outstanding Natural Beauty (AONBs) both of which extend beyond the District boundary. The Arnside/Silverdale AONB straddles the Cumbrian border and around half of it lies within the neighbouring district of South Lakeland. Whilst a large part of the Forest of Bowland AONB lies within Lancaster District, it also extends into Craven District of North Yorkshire as well as parts of Ribble Valley, Pendle, Wyre and Preston Districts. Diagram 24 shows the extent of the two AONBs within Lancaster District.

5.1.7

The District boundary is contiguous with the boundary of the Yorkshire Dales National Park in the Leck Fell area. Development proposals which could have a significant adverse impact on the National Park will not be permitted.

5.1.8

Proposals in areas immediately adjacent to AONBs may have an impact on views into and out of the AONB or generate traffic through an AONB. Development proposals which have a significant adverse effect on an AONB will not be permitted.

5.1.9

The two AONBs are living communities for which rural employment, affordable housing and village shops are of considerable importance. The economic and social well being of communities within the two AONBs will be a major factor in considering development proposals within them.

5.1.10

The primary objective within the AONBs is to conserve the natural beauty of the landscape. The City Council intends to do this by resisting inappropriate development and insisting on high design standards for proposals which are approved. The Plan's policies are also intended to complement those of neighbouring authorities.

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POLICY E3

DEVELOPMENT BOTH WITHIN AND ADJACENT TO THE FOREST OF BOWLAND OR ARNSIDE/SILVERDALE AREAS OF OUTSTANDING NATURAL BEAUTY OR THE YORKSHIRE DALES NATIONAL PARK WHICH WOULD EITHER DIRECTLY OR INDIRECTLY HAVE A SIGNIFICANT ADVERSE EFFECT UPON THEIR CHARACTER OR HARM THE LANDSCAPE QUALITY, NATURE CONSERVATION INTERESTS OR FEATURES OF GEOLOGICAL IMPORTANCE WILL NOT BE PERMITTED.

ANY DEVELOPMENT PERMITTED MUST BE OF AN APPROPRIATE SCALE AND USE MATERIALS APPROPRIATE TO THE AREA.

The Countryside Area

5.1.11

The District's countryside is remarkably diverse in character and includes;

The northern edge of the Amounderness Plain, south of Morecambe Bay, which consists of flat and undulating pastoral farmland, much of which has been reclaimed, with blocks of woodland, remnant mosslands and drainage channels and isolated red sandstone farmsteads;
The Bowland Fringes including the Lune Valley, Wyresdale and Roeburndale, characterised by herb rich hay meadows defined by stone walls and hedges, extensive semi natural and ancient woodland, numerous rivers and watercourses, small villages and hamlets in local stone and slate and areas of formal parkland surrounding country houses;
The Bowland Fells, which consist of extensive, open, high heather moorland and blanket bog with steep cloughs and wooded valleys, fringed with semi improved grassland enclosed by dry stone walls and herb rich hay meadows;
Morecambe Bay, which consists of extensive intertidal sand and mud flats, fringed variously by salt marshes and limestone and sandstone outcrops;
The area around Morecambe Bay and the Lune Estuary which consists largely of undulating glacial hummocks overlain by lush pastures divided by hedges. The sand and mud flats of the estuary are important for birds and invertebrates. Around the estuary are areas of reclaimed farmland and mossland. The area south of Heysham is dominated by the Heysham Power Stations.
The Morecambe Bay limestone area including the Arnside/Silverdale Area of Outstanding Natural Beauty which consists of craggy limestone outcrops and screes, topped by limestone pavements, large areas of ancient semi natural woodland, and areas of mossland. Fields are small and predominantly divided by limestone dry stone walls.

5.1.12

Whilst within these areas the landscape can vary markedly, their common characteristic is that they are essentially open and rural in character. These qualities are easily damaged by the intrusive effects of inappropriate development.

5.1.13

As most of the District's development needs can be accommodated in the main urban area of Lancaster, Morecambe and Heysham and to a lesser extent in Carnforth and the rural villages, development in the countryside can be restricted to that essential to the needs of agriculture or forestry or to other uses appropriate to a rural area. The boundary of the countryside area is shown on the Local Plan Proposals Map.

5.1.14

There are a wide range of policies which apply to the Countryside area in addition to Policy E4. The main additional policies are;

H7,H8, H9 and H11	Housing in the Countryside
EC5 and EC16	Rural employment
S16 S18	Rural shopping
S19	Rural pubs
TO3 8	Rural tourism
T23	Rural car parking,
T27	Public Rights of Way
E1 E5	Landscape designations
E6 E11	Natural resource protection,
E12 E18	Nature conservation
E19 E24	Development in the Countryside
E25	Derelict land
E44 46	Archaeology
R4 R8	Recreation in the rural area
R10	Equestrian development
R17	Village halls

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POLICY E4

WITHIN THE AREA IDENTIFIED AS COUNTRYSIDE ON THE LOCAL PLAN PROPOSALS MAP, DEVELOPMENT WILL ONLY BE PERMITTED WHERE IT:

IS IN SCALE AND KEEPING WITH THE CHARACTER AND NATURAL BEAUTY OF THE LANDSCAPE;

IS APPROPRIATE TO ITS SURROUNDINGS IN TERMS OF SITING, SCALE, DESIGN, MATERIALS, EXTERNAL APPEARANCE AND LANDSCAPING;

WOULD NOT RESULT IN A SIGNIFICANT ADVERSE EFFECT ON NATURE CONSERVATION OR GEOLOGICAL INTERESTS; AND

MAKES SATISFACTORY ARRANGEMENTS FOR ACCESS, SERVICING, CYCLE AND CAR PARKING.

The Open Coastline

5.1.15

The undeveloped coastline, including the estuary of the River Lune, is a valuable and fragile resource. It represents some of the District's finest landscape and borders internationally important wildlife habitats. The impact of past development pressure on the open coastline can be seen in the virtual coalescence of settlements between Heysham and Hest Bank and the industrial activities at Glasson Dock. It would be inappropriate to allow further development on the last few remaining areas of open coastline and the Lune Estuary. Exceptions will only be made for development essential to the coastal area such as sea defence, the fishing industry and informal recreation.

5.1.16

Development relating to the offshore hydrocarbon industry or energy generation should normally take place on the existing industrial areas in the South Heysham area. Exceptionally such development proposals which are of major regional or national importance may be allowed elsewhere where it can be demonstrated that the economic benefits clearly outweigh environmental concerns. Proposals which would have an adverse effect on the landscape or nature conservation must be accompanied by a full environmental impact assessment.

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POLICY E5

DEVELOPMENT ON THE COASTLINE WITHIN THE COUNTRYSIDE AREA SHOWN ON THE LOCAL PLAN PROPOSALS MAP WILL ONLY BE PERMITTED WHERE THE PROPOSAL;

IS ESSENTIAL FOR COASTAL PROTECTION OR MARINE NAVIGATION PURPOSES; OR

IMPROVES PUBLIC ACCESS, INFORMAL RECREATION PROVISION OR THE AMENITY OF THE AREA; AND

HAS NO SIGNIFICANT ADVERSE IMPACT ON NATURE CONSERVATION INTERESTS;

EXCEPTIONALLY, DEVELOPMENT FOR RENEWABLE ENERGY GENERATION OR THE OFFSHORE HYDROCARBON INDUSTRY WHICH IS OF MAJOR REGIONAL OR NATIONAL IMPORTANCE WILL BE PERMITTED WHERE THE COUNCIL IS SATISFIED THAT THE ECONOMIC BENEFITS CLEARLY OUTWEIGH ENVIRONMENTAL IMPACTS AND WHERE SUCH IMPACTS ARE MINIMISED.

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5.2

Natural Resource Protection

Agricultural Land

5.2.1

Farming remains an important rural activity in the District, both in terms of providing employment and managing the countryside and it is important that the viability of farm holdings is maintained wherever possible. Proposals that would have adverse effects on the operation of an agricultural holding will be resisted and the loss of the best and most versatile agricultural land will only be allowed where development would bring significant local or community advantages and cannot be accommodated elsewhere on land of poorer quality.

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POLICY E6

DEVELOPMENT WHICH WOULD RESULT IN THE PERMANENT LOSS OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND (DEFRA AGRICULTURAL LAND CLASSIFICATION GRADES 1,2 AND 3A) OR WILL SUBSTANTIALLY ERODE THE VIABILITY OF A FARM HOLDING WILL ONLY BE PERMITTED WHERE THE PROPOSAL;

BRINGS SIGNIFICANT ECONOMIC OR COMMUNITY BENEFITS WHICH OUTWEIGH THE LOSS OF LAND OR FARM UNIT; AND

THE PROPOSAL CANNOT REASONABLY BE ACOMMODATED ELSEWHERE;

WHERE DEVELOPMENT IS PERMITTED, ONLY THE MINIMUM AGRICULTURAL LAND TO MEET ESSENTIAL NEEDS WILL BE ALLOWED TO BE DEVELOPED.

Policy Not Saved with effect from 27 September 2007

Protection of Water Resources

5.2.2

Development proposals can have an adverse impact on watercourses in terms of the amount and quality of water within them and their contribution to the landscape, nature conservation interests and informal recreation needs. Proposals which involve water abstraction or discharges to a watercourse can have an adverse impact upon human health, public amenity interests, wildlife and fisheries. Proposals of this type must be accompanied by full details of the potential effects of abstraction and/or discharges together with appropriate remediation measures.

5.2.3

A number of existing and proposed development sites contain watercourses, including Westgate South, Mellishaw Lane and the Bailrigg Business Park. Development on such sites which would have a significant impact on the landscape, nature conservation or recreational importance of a watercourse must be designed to minimise the impact on watercourses and include appropriate remediation works where necessary.

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POLICY E7

DEVELOPMENT PROPOSALS WHICH WOULD AFFECT AN EXISTING WATERCOURSE WILL ONLY BE PERMITTED WHERE:

WATER QUALITY WOULD BE MAINTAINED OR IMPROVED;

WATER FLOW WOULD NOT BE REDUCED TO A POINT WHICH WOULD HAVE A SIGNIFICANT ADVERSE IMPACT ON WATER QUALITY, PUBLIC AMENITY OR PUBLIC HEALTH; AND

THERE WOULD BE NO SIGNIFICANT ADVERSE IMPACT ON THE LANDSCAPE, NATURE CONSERVATION, RECREATION AND AMENITY IMPORTANCE OF THE WATERCOURSE.

Protection of Groundwater

5.2.4

Groundwater is present in water-bearing underground strata or aquifers. Groundwater is an important source of water supply for drinking water and industrial and agricultural uses. It is also of considerable landscape and nature conservation importance.

5.2.5

Groundwater is particularly susceptible to human activity, the consequences of which may take many years to manifest themselves. The Environment Agency has designated areas of groundwater vulnerability within Lancaster District. Within these areas, particular care will be taken when considering the potential effect of development proposals on groundwater resources. Proposals which would result in contamination will not be permitted.

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POLICY E8

WITHIN AREAS OF GROUNDWATER VULNERABILITY, DEVELOPMENT WHICH WOULD HAVE A SIGNIFICANT ADVERSE EFFECT ON THE PURITY OF GROUNDWATER SUPPLIES WILL NOT BE PERMITTED.

Air Quality

5.2.6

Air quality is important for sustaining health. It is also an indicator of environmental quality. Poor air quality can damage flora, fauna and buildings and can have a significant effect on soil and water. Pollutants such as CO2 and other greenhouse gases can also contribute to wider global environmental problems.

5.2.7

The City Council can assist in maintaining and improving air quality be directing development to locations which minimise the need to travel and by encouraging the use of alternative means of travel to the private car.

THE CITY COUNCIL WILL SEEK TO MAINTAIN OR IMPROVE AIR QUALITY WHEREVER POSSIBLE BY RESISTING DEVELOPMENT WHICH WOULD RESULT IN UNNECESSARY JOURNEYS.

Water Conservation

5.2.8

There is increasing awareness of the need to reduce the demand for water. New development should wherever possible incorporate water saving devices and consideration should be given to the use of flow attenuation such as grass swales, wetlands and retention ponds on large development sites.

IN CONSIDERING DEVELOPMENT PROPOSALS WHICH WOULD INVOLVE THE USE OF WATER, THE COUNCIL WILL ENCOURAGE THE USE OF WATER SAVING DEVICES AND FLOW ATTENUATION FACILITIES WHEREVER PRACTICABLE.

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POLICY E9

DEVELOPMENT WHICH WOULD RESULT IN A SIGNIFICANT INCREASE IN DEMAND FOR WATER WILL ONLY BE PERMITTED WHERE:

THE DEVELOPMENT IS LOCATED IN AN AREA WHERE ADEQUATE WATER RESOURCES ARE OR WILL BE AVAILABLE; AND

THE DEVELOPMENT HAS AN ADEQUATE MEANS OF WATER SUPPLY OR ONE CAN BE PROVIDED WITHOUT SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACTS.

Policy Not Saved with effect from 27 September 2007

Contaminated Land and Landfill Gas Migration

5.2.9

It has been Government policy for a number of years to encourage the reclamation and redevelopment of contaminated land. Reclamation of derelict sites assists urban regeneration and can reduce pressure on green-field sites. A number of contaminated sites in Lancaster, Morecambe and Heysham have been successfully reclaimed in recent years.

5.2.10

There are a number of potential redevelopment sites within the District where contaminants are known to exist, such as parts of the Halton Mills and St. George's Works sites and at south Heysham, and others where contamination may be a problem such as the gas holder on the Venture Caravan Site. On some sites, the migration of landfill gas may also be a problem.

5.2.11

The City Council will continue to encourage the reclamation and re-use of contaminated land where the degree and nature of the contamination has been assessed. However, where ground contamination is known to exist, or where the City Council has reason to believe that it could be a problem, appropriate site investigations and risk assessments will be required. Where development is permitted on contaminated land, appropriate remediation measures must be carried out prior to redevelopment of the site.

5.2.12

On sites within 250 metres of a current or former landfill site, planning permission will not be granted unless the developer demonstrates that there is no risk from the generation or migration of landfill gas or that satisfactory measures can be taken to counter any possible hazards. The Environment Agency maintains information on the following sites:

Halton Mills
Willow Mill, Caton
Claughton Buffer Store
Hornby Industrial Estate
Cowan Bridge Industrial Estate
Glasson Dock
Luneside
White Lund
Major Industrial Estate
Heysham Industrial Estate
Lancaster West Business Park
The Port of Heysham
Heysham Power Station
Warton Road, Carnforth
Lodge Quarry, Carnforth
Scotland Road, Carnforth
Kellet Road, Carnforth
Millhead
Carnforth Levels
Nightingale Hall Farm

5.2.13

The above list should not be interpreted as direct evidence of a contamination problem. Similarly the list is not exhaustive and the absence of a site from the above list does not mean that it can be assumed that no contamination problem exists.

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POLICY E10

DEVELOPMENT ON OR NEAR POTENTIALLY CONTAMINATED LAND WILL ONLY BE PERMITTED WHERE:

APPROPRIATE SITE INVESTIGATIONS AND RISK ASSESSMENTS ARE UNDERTAKEN BY THE DEVELOPER INCLUDING THE RISK FROM LANDFILL GAS GENERATION OR MIGRATION; AND

ANY NECESSARY REMEDIATION MEASURES ARE CARRIED OUT PRIOR TO REDEVELOPMENT OF THE SITE.

Policy Not Saved with effect from 27 September 2007

Development affecting Flood Plains

5.2.14

Many low-lying areas within the District and parts of river valleys such as the Lune are identified by the Environment Agency (EA) as being 'at risk' of flood either from tidal inundation or river flood. Development within areas of flood risk should be avoided unless the costs and environmental impacts of flood defence can be justified. Although most of Morecambe and Heysham is classified as 'at risk', adequate defences are either in place or programmed. New development should not increase the risk of flooding elsewhere by reducing the storage capacity of flood plains or by increasing run-off.

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POLICY E11

DEVELOPMENT PROPOSALS WITHIN AREAS AT RISK OF FLOODING WILL ONLY BE PERMITTED WHERE;

APPROPRIATE FLOOD PROTECTION MEASURES ARE ALREADY IN PLACE; OR

THESE WILL BE PROVIDED WITHOUT ADVERSE ENVIRONMENTAL IMPACTS.

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5.3

Protecting Wildlife and Habitats

Background

5.3.1

The District contains a wealth of semi-natural wildlife habitats; some of international importance. Many are protected by a variety of designations, some of which overlap. The range of sites includes the intertidal flats of Morecambe Bay, the moorland of Bowland, the limestone pavements of Silverdale, ancient woodlands, traditional hay meadows, raised bogs such as Heysham Moss and marshland as at Leighton Moss.

5.3.2

Morecambe Bay is the most important estuarine wintering site in the United Kingdom for oyster catcher, dunlin, curlew and turnstone and is second only to The Wash in terms of its size and the number of waterfowl it supports. The heather moorlands of Bowland are a habitat for rare birds of prey and a wide variety of bird species whilst the semi-natural grasslands of Silverdale support a rich flora.

5.3.3

The wildlife importance of many semi-natural habitats is, however, in slow decline. The threats, whether from further agricultural improvement, pollution, development, recreational use or even neglect (the diversity of many habitats actually depends on some human management) are many and varied. The wider countryside is also experiencing a slow but remorseless erosion of commonplace features such as trees and hedgerows which are vital to wildlife. As wildlife has retreated in the countryside, habitats in urban areas have become very much more important. Urban habitats however are constantly under threat from development and inappropriate management.

5.3.4

The City Council, through its planning responsibilities, has an important role in conserving habitats. Given the wildlife importance of the Districts, the City Council will;

Identify important habitats and species and protect them from development;
ensure that nature conservation interests are taken into account fully in planning decisions;
enable nature conservation objectives to be met within development sites; and
help to enhance the environment and opportunities for landscape enhancement within it.

Nature Conservation in the Wider Environment

5.3.5

The City Council will ensure that nature conservation interests are given full consideration when determining development proposals. In many cases it is possible to achieve conservation objectives alongside change. There will however be situations where the need for development means that nature conservation objectives cannot be met. Conversely there will be situations where the need to safeguard nature conservation interests necessitates the refusal of a development proposal.

5.3.6

Where it appears that a development proposal could harm nature conservation interests, English Nature and the Lancashire Wildlife Trust will be consulted to determine whether the impact of development can be minimised and whether the developer should be required to create and provide for the appropriate management of new wildlife habitats to compensate for those damaged or destroyed.

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POLICY E12

IN DETERMINING DEVELOPMENT PROPOSALS, THE COUNCIL WILL ENSURE THAT ANY IMPACTS UPON WILDLIFE, WILDLIFE HABITATS, PROTECTED SPECIES AND IMPORTANT GEOLOGICAL FEATURES ARE TAKEN INTO FULL ACCOUNT.

WHERE DEVELOPMENT IS PERMITTED, DEVELOPERS WILL BE REQUIRED TO MINIMISE ANY ADVERSE IMPACT AND/OR CREATE AND PROVIDE FOR THE APPROPRIATE MANAGEMENT OF COMPENSATORY WILDLIFE HABITATS.

Trees and Woodland

5.3.7

The Local Plan seeks to protect all significant areas of woodland in the District. Ancient woodland in particular, by virtue of its semi-natural condition, has a rich flora and fauna which takes centuries to develop in newly planted woodlands. The City Council places particular importance upon the conservation of ancient woodlands and will seek to protect these from development that would involve a loss of, or have an adverse impact upon, their nature conservation value. The Felling Licensing System operated by the Forestry Commission is the primary means of control over felling. When consulted by the Forestry Commission on felling licence applications affecting ancient woodlands, the Council will also seek to ensure that the integrity of the woodland is maintained and that nature conservation impacts are safeguarded.

5.3.8

On development sites it is particularly important that existing trees are protected both during the construction period and after buildings are occupied. To avoid future problems with trees overhanging buildings, adequate space should be retained between buildings and trees. This should take into account the type of tree, its future size and potential overshadowing. No site or engineering works should take place within the crown spread of an existing tree. Existing trees should be fenced off during the construction period.

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POLICY E13

DEVELOPMENT WHICH WOULD RESULT IN A SIGNIFICANT ADVERSE EFFECT ON, OR INVOLVE THE LOSS OF,

ANY SIGNIFICANT AREA OF WOODLAND;

SIGNIFICANT TREES; OR

ANY AREA OF ANCIENT WOODLAND,

WILL NOT BE PERMITTED.

5.3.9

The City Council is empowered to make Tree Preservation Orders (TPOs) in order to protect trees which have amenity value, whether these are single trees, in groups or in areas of woodland. The protection conferred ensures that any works to trees must have the prior approval of the Local Authority. Trees in Conservation Areas are similarly protected.

5.3.10

The Council will use its Tree Preservation Order powers and its powers under the Hedgerow Regulations and work with the Forestry Commission in operating its Felling Licence system to ensure that trees, woodlands and hedgerows with nature conservation, historic or landscape, or local amenity value are protected from development. The Council will also seek to encourage woodland management, new woodland planting and hedge creation.

THE CITY COUNCIL WILL MAKE FURTHER TREE PRESERVATION ORDERS WHERE TREES ARE CONSIDERED TO BE IN NEED OF PROTECTION

Limestone Pavements

5.3.11

The District contains many areas of geological importance including a number of limestone pavements. These distinctive areas of water-worn limestone, with their clint and gryke features, are an internationally rare geological phenomenon and are irreplaceable. The only limestone pavements in Britain are in the Yorkshire Dales, South and East Cumbria and the very northern parts of Lancaster District.

5.3.12

Limestone Pavement Orders, made by Lancashire County Council at the recommendation of English Nature, now cover all the important areas within the District. Whilst these discourage the removal of, and damage to, pavements, a planning approval can override the protection afforded by a Limestone Pavement Order. All areas covered by Limestone Pavement Orders are either Sites of Special Scientific Interest or designated as being of County-wide importance.

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POLICY E14

DEVELOPMENT PROPOSALS INVOLVING THE REMOVAL OF NATURALLY OCCURRING AREAS OF WATER WORN LIMESTONE, OR WHICH COULD DAMAGE A LIMESTONE PAVEMENT, WILL NOT BE PERMITTED.

The Nature Conservation Site Hierarchy

5.3.13

Lancaster District contains some of the most important nature conservation sites in the Country. This importance is reflected in the number of areas which have been identified as requiring special protection. The importance of various sites is reflected in the hierarchy of designations. These can be summarised as follows;

International Sites

5.3.14

These consist of Special Areas of Conservation (SAC), Candidate SACs (cSAC), Special Protection Areas (SPA) and Ramsar Sites. There are seven sites either wholly or partly within the District and these are listed below and shown on the Local Plan Proposals Map.

National Sites

5.3.15

The District contains 27 sites which are of national importance and designated as Sites of Special Scientific Interest (SSSIs). These are shown on the Local Plan Proposals Map.

Non-Statutory County Biological Heritage Sites

5.3.16

These are sites which have been identified as being of importance in County terms. There are around 250 of these and these are also shown on the Local Plan Proposals Map.

National and Local Nature Reserves

5.3.17

In Lancaster District, the Gait Barrows SSSI is also a National Nature Reserve owned, leased or managed by English Nature. The City Council owns two Local Nature Reserves (LNRs) at Warton Crag and Trowbarrow Quarry. These sites are owned and managed by public bodies and designation as an LNR does not confer any additional protection from development.

Site Protection

5.3.18

The City Council has a duty to protect designated sites from damaging development. The extent to which this protection is exercised will be dependent upon the importance of a site in nature conservation terms and the need for development. Clearly, sites of international importance will be afforded maximum protection.

International Sites (Protected under European Union legislation)

5.3.19

Seven of the District's SSSIs are of such importance that hey have been recognised in international nature conservation designations and are protected under European Union legislation. These are;

Ramsar Sites (designated under the Ramsar Convention on Wetlands of International Importance);
Special Protection Areas (designated under Article 4 of the European Communities Council Directive of April 1979 on the Conservation of Wild Birds);
Special Areas of Conservation (designated under the European Habitats Directive).

5.3.20

The seven areas are;

Bowland Fells Special Protection Area;
Morecambe Bay and Lune Estuary Special Protection Area, Ramsar Site and Candidate Special Area of Conservation;
Leighton Moss Special Protection Area and Ramsar Site;
Hawes Water Candidate Special Area of Conservation;
Yealand Hall Allotment Candidate Special Area of Conservation;
Gait Barrows Candidate Special Area of Conservation;
Calf Hill and Cragg Wood Candidate Special Area of Conservation;

5.3.21

These are shown on the Local Plan Proposals Map as 'Internationally Protected Wildlife Sites'. Within these areas, the City Council will exercise the highest possible protection from development. Exceptions to this policy will only be considered where the applicant can demonstrate that there are imperative reasons of over-riding public interest for the development and there is no alternative solution. The Council will also require proposals which could have an adverse effect on an internationally designated site to be accompanied by an Environmental Impact Assessment.

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POLICY E15

DEVELOPMENT LIKELY TO DAMAGE OR DESTROY A DESIGNATED EUROPEAN SITE, A PROPOSED EUROPEAN SITE OR A RAMSAR SITE WILL NOT BE PERMITTED

Policy Not Saved with effect from 27 September 2007

Nationally Protected Sites

5.3.22

There are 27 Sites of Special Scientific Interest (SSSI) in the District and these are identified on the Local Plan Proposals Map. These sites will be protected from development that might damage the interest of a site either directly or indirectly. Many of these sites can be harmed by development which takes place nearby. For example, a housing or industrial development near a wetland site might lead to a lowering of the water table and a particularly noisy activity emanating from a development might cause harmful disturbance to wildlife. Pollution is an obvious concern whilst an increase in recreational activity could also have an impact.

5.3.23

To ensure that these potential indirect effects on development are given proper consideration, the City Council is required to determine whether a development proposal could adversely affect an SSSI and, if so, to consult English Nature. Where necessary, the City Council will require additional information from developers to assist in assessing the nature of any indirect effects.

5.3.24

Where development is permitted, the Council will require developers to keep damage to a minimum and undertake appropriate compensatory provision.

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POLICY E16

DEVELOPMENT LIKELY TO DAMAGE OR DESTROY A DESIGNATED OR PROPOSED SITE OF SPECIAL SCIENTIFIC INTEREST WILL NOT BE PERMITTED UNLESS THE NEED FOR DEVELOPMENT IS OF NATIONAL IMPORTANCE AND THIS DEMONSTRABLY OUTWEIGHS THE NEED TO PROTECT THE SITE.

WHERE DEVELOPMENT IS PERMITTED, DEVELOPERS WILL BE REQUIRED TO MINIMISE ADVERSE IMPACTS AND TO COMPENSATE FOR THESE BY APPROPRIATE HABITAT CREATION AND/OR ENHANCEMENT MEASURES EITHER WITHIN THE SITE OR THE IMMEDIATE LOCAL AREA.

Sites of County Conservation Importance

5.3.25

The District contains around 250 sites which are of County importance for nature conservation, geomorphological or geological interest. These should as far as possible also be protected from development or disturbance. These sites are shown on the Local Plan Proposals Map as County Biological and/or Geological Heritage sites.

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POLICY E17

DEVELOPMENT LIKELY TO DAMAGE OR DESTROY A COUNTY BIOLOGICAL HERITAGE SITE OR COUNTY GEOLOGICAL HERITAGE SITE WILL NOT BE PERMITTED UNLESS THE NEED FOR DEVELOPMENT DEMONSTRABLY OUTWEIGHS THE NEED TO PROTECT THE SITE.

WHERE DEVELOPMENT IS PERMITTED, DEVELOPERS WILL BE REQUIRED TO MINIMISE ADVERSE IMPACTS AND TO COMPENSATE FOR THESE BY APPROPRIATE HABITAT CREATION OR ENHANCEMENT MEASURES, EITHER WITHIN THE SITE OR THE IMMEDIATE LOCAL AREA.

Development affecting Protected Species

5.3.26

The Wildlife and Countryside Act 1981 gives protection to certain rare or endangered birds, animals and plants, especially bats and their roosts. The Protection of Badgers Act 1992 gives special protection to badgers. Most species protected by law can be found almost anywhere, including areas of otherwise limited nature conservation value such as roof space inhabited by bats.

5.3.27

The presence of a protected species is a material consideration when considering a development proposal. If a protected species could be adversely affected by a proposal, applicants will be required to submit an ecological survey and set out how impacts can be kept to a minimum.

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POLICY E18

DEVELOPMENT LIKELY TO DAMAGE OR DESTROY BATS, BADGERS OR OTHER PROTECTED SPECIES OR THEIR HABITATS WILL NOT BE PERMITTED UNLESS THE NEED FOR DEVELOPMENT DEMONSTRABLY OUTWEIGHS THE NEED TO PROTECT THE SPECIES.

WHERE DEVELOPMENT IS PERMITTED WHICH WOULD AFFECT THESE SPECIES, THE COUNCIL WILL REQUIRE DISTURBANCE TO BE KEPT TO A MINIMUM AND REQUIRE DEVELOPERS TO PROVIDE ALTERNATIVE HABITATS TO SUSTAIN THE CURRENT LEVELS OF POPULATION.

Policy Not Saved with effect from 27 September 2007

The Management of Important Wildlife Habitats

5.3.28

The Council has an important role to play in encouraging the management of important wildlife sites. The Wildlife and Countryside Act 1981 allows the City Council to negotiate management agreements with landowners. In view of the number and extent of sites of nature conservation importance within the District, it is likely that situations will arise where the negotiation of such agreements is desirable.

5.3.29

It is also important that the Council continues to maintain the wildlife sites which it owns. The Council's Landscape and Wildlife Advisory Group (LWAG) provides multi-disciplinary expert advice on site management to the Council. The Council owns two local nature reserves at Warton Crag and Trowbarrow Quarry. The number of areas recognised as having wildlife importance in the District is likely to lead to situations where it may be possible and desirable to take other areas under direct ownership and manage them as Local Nature Reserves.

WHERE PRACTICABLE, THE COUNCIL WILL PROMOTE NATURE CONSERVATION IN THE MANAGEMENT OF ITS LAND HOLDING AND MANAGE, AS LOCAL NATURE RESERVES, SITES WHICH ARE OF SUFFICIENT WILDLIFE IMPORTANCE

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5.4

Development in the Countryside

Agricultural Development

5.4.1

New agricultural development with its associated roads and services can have a major impact on the character and appearance of the countryside. Although many buildings do not require planning permission, the Council can, through a system of prior notification of intention to build, require full details of such buildings and influence their siting. The largest buildings continue to require planning permission.

5.4.2

In considering planning applications or prior notifications for new agricultural buildings such as stables, glasshouses, mushroom tunnels and silos, the Council will seek to minimise any adverse impact on the surrounding countryside through the use of good design, appropriate materials, careful siting and effective landscaping. Proposals which do not adequately reflect these objectives will be refused. The Council recognises the pressures placed on farmers to comply with environmental, hygiene and animal welfare legislation and will take a positive approach to development designed to meet these requirements.

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POLICY E19

NEW AGRICULTURAL DEVELOPMENT REQUIRED FOR THE OPERATIONAL NEEDS OF A FARM UNIT OR TO MEET IMPROVED ANIMAL WELFARE, ENVIRONMENTAL OR HYGIENE STANDARDS WILL BE PERMITTED WHERE THE PROPOSAL;

WOULD NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE LANDSCAPE, NATURE CONSERVATION INTERESTS OR THE AMENITIES OF NEARBY RESIDENTS;

IS OF A DESIGN AND SCALE AND USES MATERIALS APPROPRIATE TO ITS SURROUNDINGS

Policy Not Saved with effect from 27 September 2007

The Re-use of Buildings in the Countryside

5.4.3

The District's countryside contains many buildings which are no longer required for their original purpose and could be converted to other uses. There is an increasing recognition of the importance of such buildings in providing affordable employment premises in the rural area. This is reflected in the Rural White Paper and 'Planning Policy Guidance Note 7 The Countryside Environmental Quality and Economic and Social Development' (PPG7) which places a much stronger emphasis than previous guidance on promoting the re use of buildings for employment generating proposals, particularly in areas where job creation is a priority.

5.4.4

Retaining such buildings in beneficial use can also help to secure the long term future of historic buildings and enhance the appearance of the countryside. Where such buildings are unsuited to employment use, there may be certain circumstances where residential conversion may be acceptable.

5.4.5

Not all buildings are suitable for conversion particularly in the open countryside. Proposals for the conversion of buildings within rural settlements are considered in Policy H7. In the open countryside the factors taken into account will include;

Potential for Employment Use - Proposals for residential conversions must demonstrate that committed attempts have been made to market the building for employment purposes. Evidence will be required that the building has been advertised for sale in the appropriate local and trade press at a realistic price or rent on more than two occasions over a period of at least one year and that no reasonable offers have been refused.

Remoteness - Some of the District's rural buildings are isolated field barns and other buildings remote from roads and largely surrounded by fields. These are often visually very prominent. In such cases new access roads, driveways, parking, service areas, electricity and telecommunication lines and traffic can have an adverse impact on the character and appearance of the countryside. Inappropriate screening and lighting can also have an impact.

In addition, the effect of proposals on the demand for travel must be taken into account in very remote locations. This includes journeys to work, and servicing journeys.

These considerations are considerably lessened where the proposed conversion lies within a group of existing buildings

Residential conversions including gardens and driveways are particularly obtrusive and such conversions will normally only be allowed within groups containing at least one other house. Conversions will not be permitted where access or other services cannot be made up to acceptable standards with a minimum of additional work and minimal impact.

Agricultural Use - although it should not normally be necessary to consider whether the building is no longer needed for its present agricultural use, there is a danger that changes of use of traditional farm buildings will be followed by the construction of new modern farm buildings to replace them. The Council will therefore continue, where appropriate, to seek qualified advice on the effect of the loss of the building on a farm before determining a planning application.

Structural Suitability - buildings to be converted should be capable of conversion without the need for major demolition and rebuilding. A structural report will be required where this is an issue. Some rural buildings are of poor quality, insubstantial or unsightly materials or are of a temporary nature. In such cases, the environmental and landscape benefit of their removal may outweigh any employment benefit. Securing an alternative use may have the effect of perpetuating an eyesore. Good quality modern or recent buildings can however provide satisfactory employment premises without compromising environmental quality. In the case of residential conversions, only buildings of domestic scale which have a positive impact on the character and appearance of the landscape are appropriate for conversion.

Design - conversions should be designed to reflect local traditions, maintain the character of the building and minimise the need for new doors and windows or extensions to the building. Proposals to vary ridge and eave heights or remove or destroy important architectural features will not be permitted Conversions for employment use can offer greater flexibility than residential conversions to utilise buildings without major alterations

Density - over-intensive development can give rise to the need for additional storage buildings or open storage, increase the need for wall openings and extensions and spoil the original simplicity, spaciousness and attractiveness of the building. In commercial or recreation schemes, storage needs should as far as possible be accommodated within existing buildings. This can be a particular factor in considering residential proposals where there has been a trend towards seeking the maximum possible numbers from conversions resulting in cramped developments with inadequate space. Large numbers of units also have a greater impact on the surrounding countryside and give rise to pressure for garages and stores. The number of dwellings proposed should reflect the nature of the surroundings, the need for garages and storage and the amenities of existing residents.

Protected Species - The impact of development on any protected species present in the building, particularly bats and their roosts will also be taken into account. Where protected species are present, proposals will have to satisfy the requirements of Policy E18.

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POLICY E20

IN THE COUNTRYSIDE OUTSIDE THE SETTLEMENTS LISTED IN POLICY H7, THE CONVERSION OF PERMANENT AND SUBSTANTIAL BUILDINGS TO BUSINESS AND TOURISM USE WILL ONLY BE PERMITTED WHERE;

SUITABLE SERVICES AND ACCESS ARE AVAILABLE WITHOUT THE NEED FOR WORKS WHICH WOULD ADVERSELY AFFECT THE CHARACTER OF THE AREA;

THE PROPOSAL WOULD NOT RESULT IN MAJOR RECONSTRUCTION, THE DESTRUCTION OF IMPORTANT ARCHITECTURAL OR HISTORIC FEATURES OR THE LOSS OF TRADITIONAL ARCHITECTURAL CHARACTER;

THE PROPOSAL SAFEGUARDS THE ROOSTING OR NESTING HABITAT OF ANY PROTECTED SPECIES PRESENT IN THE BUILDING;

THE CONVERSION CAN BE CARRIED OUT WITHOUT MAJOR EXTENSIONS TO THE EXISTING BUILDING OR THE CONSTRUCTION OF ANCILLIARY BUILDINGS; AND

THE PROPOSAL DOES NOT ADVERSELY AFFECT THE CHARACTER AND APPEARANCE OF THE SURROUNDING COUNTRYSIDE OR THE AMENITY OF NEARBY RESIDENTS;

WHERE IT CAN BE SHOWN THAT THERE IS NO DEMAND FOR CONVERSION TO BUSINESS OR TOURISM DEVELOPMENT OR WHERE THE BUILDING LOCATION OR SURROUNDINGS ARE CLEARLY UNSUITABLE FOR BUSINESS DEVELOPMENT, THE COUNCIL WILL PERMIT THE CONVERSION OF BUILDINGS WHICH MAKE A POSITIVE CONTRIBUTION TO THE RURAL LANDSCAPE TO RESIDENTIAL USE, SUBJECT TO THE ABOVE CRITERIA PROVIDED THAT;

THE BUILDING IS WITHIN A GROUP OF BUILDINGS CONTAINING AT LEAST ONE EXISTING DWELLING; AND

THE NUMBER AND DENSITY OF DWELLINGS IS APPROPRIATE TO THEIR SURROUNDINGS.

Agricultural Diversification

5.4.6

Agricultural diversification can sustain the viability of farms and provide alternative employment opportunities. The City Council will, therefore, adopt a positive attitude to proposals for alternative uses for farms providing they remain secondary to the main agricultural use and do not have a significant adverse impact on the countryside or result in unacceptable levels of traffic using rural roads. Farm shops raise special issues and these are covered by Policy S17.

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POLICY E21

PROPOSALS FOR BUSINESS AND TOURISM USES WHICH FORM PART OF AN EXISTING AGRICULTURAL UNIT WILL BE PERMITTED WHERE;

THE PROPOSED USE MAKES A POSITIVE CONTRIBUTION TO THE VIABILITY OF THE FARM HOLDING AND REMAINS SUBSIDIARY TO THE MAIN FARMING ENTERPRISE; AND

THE DEVELOPMENT WOULD NOT RESULT IN A SIGNIFICANT ADVERSE IMPACT ON THE CHARACTER OF THE AREA OR LEAD TO AN UNACCEPTABLE INCREASE IN TRAFFIC;

WHEREVER POSSIBLE, THE PROPOSED USE SHOULD USE EXISTING BUILDINGS WITHIN THE MAIN AGRICULTURAL UNIT.

Wind Farms

5.4.7

Recent years have seen a rapid increase in the development of wind farms in upland areas throughout the country. In Lancaster District, the only site which has been developed so far consists of ten turbines on Caton Moor.

5.4.8

It is clear that, for wind power to contribute significantly to UK energy requirements, a dramatic increase in the number of turbines is required. Lancaster District contains several areas which have been identified as potential locations for wind farms. An increasing number of wind farms could have a damaging impact on the character and appearance of upland areas, particularly the two Areas of Outstanding Natural Beauty. Additional wind farms will not therefore normally be permitted in AONBs. Elsewhere, proposals will be assessed in terms of their impact on the character of the landscape, including the cumulative impact of separate schemes and the likely effect on nearby dwellings of electromagnetic disturbance.

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POLICY E22

PROPOSALS FOR THE DEVELOPMENT OF WIND TURBINES WILL BE ASSESSED AGAINST THEIR IMPACT ON;

THE CHARACTER OF THE LANDSCAPE, INCLUDING THE CUMULATIVE IMPACT ON A NUMBER OF SITES;

NATURE CONSERVATION INTERESTS, HISTORIC BUILDINGS AND AREAS AND ARCHAEOLOGICAL SITES;

NEARBY DWELLINGS INCLUDING THE EFFECT OF ELECTROMAGNETIC DISTURBANCE.

WITHIN THE ARNSIDE/SILVERDALE AND FOREST OF BOWLAND AREAS OF OUTSTANDING NATURAL BEAUTY, WIND TURBINES WILL ONLY BE PERMITTED WHERE THE APPLICANT CAN DEMONSTRATE THAT NO ALTERNATIVE SUITABLE SITE EXISTS ELSEWHERE, THAT THE ECONOMIC BENEFITS OF THE PROPOSAL CLEARLY OUTWEIGH ANY ADVERSE IMPACT ON THE AREA AND THAT ANY SUCH IMPACT IS MINIMISED.

Telecommunications

5.4.9

Within the Plan period, it is likely that there will be additional demand for radio masts and other similar equipment associated with this rapidly developing area of technology. Many such proposals will be associated with the needs of mobile phone operators but there are also likely to be new installations for the use of businesses and the emergency services.

5.4.10

Whilst new communications systems bring welcome benefits, it is important to ensure that the equipment required is sited as unobtrusively as possible. Discussions have taken place with some of the operators concerned in an attempt to anticipate their future needs. Consideration may be given to the attachment of transmission equipment to existing buildings in appropriate cases provided that this does not harm a historic building. For example in Carnforth, potential exists to share a proposed radio mast near the station which should be capable of accommodating other installations.

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POLICY E23

APPLICATIONS FOR TELECOMMUNICATIONS INSTALLATIONS WILL ONLY BE PERMITTED WHERE APPLICANT CAN DEMONSTRATE THAT;

THE PROPOSED APPARATUS IS SITED AND DESIGNED TO MINIMISE, AS FAR AS PRACTICAL WITHIN TECHNICAL AND LEGAL CONSTRAINTS, ITS IMPACT ON RESIDENTIAL AMENITY, LISTED BUILDINGS, CONSERVATION AREAS, SCHEDULED ANCIENT MONUMENTS, ARCHAEOLOGICAL AREAS, NATURE CONSERVATION INTERESTS AND AREAS OF HIGH QUALITY LANDSCAPE,

THE POSSIBILITY OF ERECTING ANTENNA ON EXISTING BUILDINGS, MASTS AND OTHER TALL STRUCTURES HAS BEEN THOROUGHLY INVESTIGATED;

THE APPARATUS, HAS AS FAR AS IS PRACTICAL, BEEN SITED TO MINIMISE ITS IMPACT ON THE BUILDING ON WHICH IT IS LOCATED (IF ANY); AND

ACCOUNT HAS BEEN TAKEN OF THE NEED FOR ADDITIONAL CAPACITY TO ACCOMMODATE OF GROWING NEEDS FOR NETWORK DEVELOPMENT INCLUDING THOSE OF OTHER OPERATORS.

IN DETERMINING WHETHER APPROVAL OF DETAILS OF SITING AND APPEARANCE OF APPARATUS IS REQUIRED, THE COUNCIL WILL HAVE REGARD TO THE CRITERIA SET OUT ABOVE.

Electricity Lines

5.4.11

Overhead electricity lines can have a significant impact on the character of the countryside. Proposals for electricity lines should take the least visually damaging route and preferably be placed underground. Within an Area of Outstanding Natural Beauty or other visually sensitive area, special justification will be needed for overhead lines.

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POLICY E24

IN CONSIDERING PROPOSALS FOR NEW OR REPLACEMENT ELECTRICITY LINES, THE COUNCIL WILL REQUIRE THE LEAST VISUALLY HARMFUL ROUTE FOR THE LINE. IT IS EXPECTED THAT SUCH ROUTES WILL BE PLACED UNDERGROUND AS FAR AS TECHNICAL, ECONOMIC AND PRACTICAL CONSIDERATIONS ALLOW. PROPOSALS WILL NEED TO DEMONSTRATE THAT;

A MORE SUITABLE SITE, ROUTE OR SYSTEM IS NOT AVAILABLE;

THE PROPOSAL RESPECTS THE FORM AND CHARACTER OF THE LANDSCAPE AND THE SETTING OF ANY SETTLEMENT INVOLVED AND MAKES PROVISION FOR APPROPRIATE LANDSCAPING;

THE PROPOSAL IS SITED TO MINIMISE ITS IMPACT ON LISTED BUILDINGS, CONSERVATION AREAS, SCHEDULED ANCIENT MONUMENTS, ARCHAEOLOGICAL AREAS AND AREAS OF HIGH QUALITY LANDSCAPE; AND

THE PROPOSAL WOULD NOT RESULT IN A SIGNIFICANT ADVERSE IMPACT ON NATURE CONSERVATION INTERESTS.

WITHIN THE ARNSIDE/SILVERDALE AND FOREST OF BOWLAND AREAS OF OUTSTANDING NATURAL BEAUTY AND OTHER VISUALLY SENSITIVE AREAS, APPLICANTS MUST PROVIDE SPECIAL JUSTIFICATION FOR ANY OVERHEAD LINE AND TO DEMONSTRATE CONCLUSIVELY WHY THESE CANNOT BE PLACED UNDERGROUND;

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5.5

Managing and Enhancing the Countryside

Managing and Improving Areas of Outstanding Natural Beauty

5.5.1

The main purpose of designating an Area of Outstanding Natural Beauty (AONB) is to protect and enhance the natural beauty of the area including its landscape, flora, fauna and geographical features. There is no duty to promote recreation although the demands of recreation can be met where they pose no threat to the character of the area.

5.5.2

There is a danger that both AONBs may experience greater pressures in the future particularly from increasing demands for recreation. Detailed management strategies have been prepared for the AONBs which will address the main issues, problems and opportunities within each area and set management objectives for a comprehensive range of topic areas.

5.5.3

Established programmes of countryside management within both AONBs have proved successful to date in achieving gains for conservation and recreation. The future work of the respective countryside management services will be guided by the agreed Management Plans.

IN CONJUNCTION WITH OTHER LOCAL AUTHORITIES AND RELEVANT BODIES, THE CITY COUNCIL WILL CONTINUE TO SUPPORT THE MANAGEMENT AND ENHANCEMENT OF THE COUNTRYSIDE WITHIN THE ARNSIDE/SILVERDALE AND FOREST OF BOWLAND AREAS OF OUTSTANDING NATURAL BEAUTY THROUGH PROGRAMMES OF COUNTRYSIDE MANAGEMENT WORKS.

Derelict and Degraded Land in the Open Countryside

5.5.4

Lancaster District currently contains around 200 ha of derelict land of which around a quarter is located in the Countryside. Most of this land consists of disused mineral workings. Some sites are already designated as County Biological and/or Geological Heritage Sites and are of acknowledged wildlife importance. Nature conservation and recreation are normally the most appropriate uses although other uses appropriate to a rural area may be permitted where these are consistent with other Local Plan policies and the interests of nature conservation.

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POLICY E25

DERELICT AND DEGRADED LAND IN THE OPEN COUNTRYSIDE INCLUDING THAT IN THE GREEN BELTS WILL BE RECLAIMED OR USED PRIMARILY FOR NATURE CONSERVATION AND APPROPRIATE RECREATIONAL USES

Policy Not Saved with effect from 27 September 2007

Woodland

5.5.5

At present, some 4.5% of the District is wooded (i.e. covered by woodland of more than 2 hectares in size). This compares with 9% nationally and 3.3% in Lancashire as a whole. Much of the District's woodland is concentrated within the two Areas of Outstanding Natural Beauty. Outside these areas, woodland cover is sparse particularly close to the main urban areas. Most of the District's population live some distance from the main areas of accessible woodland and many woodlands have either limited or no public access.

5.5.6

The Council, in partnership with the Forestry Commission, has prepared a Community Woodland Strategy. This proposes:

the establishment of new woodlands close to or within towns and villages;
the protection and management of existing woodland; and
the provision of public access to existing woodland.

5.5.7

The Strategy proposes the establishment of 200 hectares of community woodland and gives farmers and landowners access to additional financial assistance towards the planting and management of native amenity woodlands within 5 miles of Lancaster and Morecambe where new woodlands would be of greatest benefit to the community.

5.5.8

There are certain areas of land within this area where, for landscape, amenity or nature conservation reasons, it is particularly important to encourage the establishment of new woodlands. The City Council has endeavoured to take a lead in the establishment of these. Newly planted woodlands have been established in recent years at Barley Cop Lane and Newton Beck in Lancaster and at High Heysham. The City Council is partnering Lancashire County Council in establishing a community woodland at Levens Drive. It is also actively pursuing Middleton Wood.

5.5.9

The City Council will seek to achieve woodland planting by actively encouraging farmers and landowners and, where appropriate, through the use of planning obligations.

THE COUNCIL WILL ENCOURAGE THE PLANTING AND MANAGEMENT OF NEW WOODLANDS USING PREDOMINANTLY NATIVE SPECIES IN APPROPRIATE LOCATIONS WITHIN THE COUNTRYSIDE

Middleton Wood

5.5.10

In the Morecambe and Heysham Local Plan, around 100 hectares of derelict land at south Heysham was identified as a Woodland Opportunity Area. The intentions behind this designation was to improve radically this large area of derelict land and to provide a more attractive location for employment growth. Since then the City Council has pursued this initiative and, with the help of English Partnerships, has put together a proposal for the development of a major community woodland in the area. As the site contains a County Biological Heritage Site, the City Council will work with nature conservation bodies to ensure that tree planting and subsequent management protects and enhances the ecological importance of this area.

5.5.11

The City Council considers that Middleton Wood is crucial to the long-term future of the South Heysham area and will pursue its implementation as a matter of priority.

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POLICY E26

LAND AT MIDDLETON SHOWN ON THE LOCAL PLAN PROPOSALS MAP IS ALLOCATED AS A COMMUNITY WOODLAND

Diagram 25 - Middleton Wood

Woodland Opportunity Areas

5.5.12

The City Council is also seeking to encourage further woodland planting on the edge of Lancaster, Morecambe and Heysham. It has identified three locations as being particularly suitable for woodland planting. These are;

South Heysham around the area designated as Middleton Wood;
Luneside, to the west of the Lune Industrial Estate;
Lancaster in the eastern M6 corridor.

5.5.13

At South Heysham, additional planting would complement the Middleton Wood proposals and provide additional screening to the existing employment areas. However as this land is currently outside the control of the City Council, implementation of planting proposals will depend upon the co-operation of private landowners.

5.5.14

At Luneside, the City Council considers that current uses and levels of activity are likely to continue throughout the Local Plan period. It proposes therefore to encourage the enveloping of the southern and western edges of the site with a substantial area of native woodland. This would create a more attractive transition to the open countryside beyond and enhance longer-term employment prospects on the site.

5.5.15

Along the Lancaster Eastern M6 Corridor, tree planting would form a barrier to road noise and provide a more attractive edge to the built-up area. The Council will therefore continue its long-standing commitment to resist development and encourage landowners to undertake woodland planting.

5.5.16

In all three proposed woodland opportunity areas, there are likely to be areas of nature conservation importance. Care must be taken to ensure that any impacts are kept to a minimum and woodland planting proposals must be accompanied an ecological survey.

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POLICY E27

THE FOLLOWING SITES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP ARE ALLOCATED AS WOODLAND OPPORTUNITY AREAS:

SOUTH HEYSHAM, LUNESIDE AND LANCASTER EASTERN M6 CORRIDOR

WITHIN THESE AREAS, THE COUNCIL WILL SEEK TO ESTABLISH NEW WOODLANDS USING PREDOMINANTLY NATIVE SPECIES AND ALLOWING, WHERE PRACTICAL, FOR PUBLIC ACCESS AND THE PROTECTION AND ENHANCEMENT OF NATURE CONSERVATION INTERESTS.

DEVELOPMENT WHICH WOULD PREJUDICE THE ESTABLISHMENT OF NEW WOODLANDS IN THESE AREAS WILL NOT BE PERMITTED. WITHIN THE WOODLAND OPPORTUNITY SITES, THE EXISTING NATURE CONSERVATION VALUE WILL BE ASSESSED AND AREAS OF SIGNIFICANT VALUE WILL NOT BE PLANTED.

Woodland in new Housing Areas

5.5.17

The Lancaster Moor Hospital site occupies a prominent location on the urban fringe. Development on this site must be carefully designed to respect existing landforms and important features and to create new and attractive transitions between town and country. Crucial to this transition will be substantial areas of new woodland planting.

5.5.18

The creation of new woodland is highly desirable. The site has considerable stands of existing trees which should be protected and enhanced. The site adjoins the extensive ornamental woodlands of Williamson Park. The inclusion of woodland planting will soften the landscape impact of the proposed development, protect adjacent nature conservation sites, provide a framework for the safeguarding of existing mature trees and create habitats and increase nature conservation interest within the area.

5.5.19

The Development Brief sets out in detail the Council's expectations for this planting. To ensure that these wooded areas are available as amenity areas for local residents as soon as possible and to ensure that new development takes place within a suitable landscaped setting, developers will be expected to carry out advance planting.

In all proposed woodland areas where there are likely to be areas of nature conservation importance, care must be taken to ensure that any impacts are kept to a minimum. In such cases, woodland planting proposals must be accompanied an ecological survey.

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POLICY E28

WITHIN THE FOLLOWING SITES IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP THE CITY COUNCIL WILL NEGOTIATE WITH DEVELOPERS TO ENSURE THAT AREAS OF WOODLAND ARE INCLUDED AS PART OF THE OVERALL DEVELOPMENT OF THESE AREAS:

ROYAL ALBERT;
LANCASTER MOOR NORTH AND SOUTH.

ANY NEW WOODLAND PLANTING MUST ALLOW FOR PUBLIC ACCESS AND THE PROTECTION AND ENHANCEMENT OF NATURE CONSERVATION INTERESTS.

DEVELOPMENT WILL NOT BE PERMITTED WHERE THE DEVELOPER IS UNWILLING TO INCORPORATE SUFFICIENT NEW WOODLAND PLANTING TO ACHIEVE AN ATTRACTIVE TRANSITION BETWEEN TOWN AND COUNTRY, SOFTEN THE LANDSCAPE IMPACT OF THE PROPOSED DEVELOPMENT, SECURE ADEQUATE AMENITY AREAS FOR LOCAL RESIDENTS, PROTECT AND ENHANCE NATURE CONSERVATION INTEREST AND PROVIDE A FRAMEWORK FOR THE SAFEGUARDING OF EXISTING MATURE TREES.

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5.6

Protecting Green Spaces

Green Spaces

5.6.1

Open areas, or Green Spaces within towns perform an important role. They provide relief in otherwise densely developed areas, recreational opportunities and the setting for many important groups of buildings. A continuing policy over the last 20 years of directing as much development as possible to sites within existing urban boundaries has resulted in the development of some urban open spaces. Whilst this has relieved development pressures in the countryside, it has led to concerns, particularly in Morecambe and Heysham, that there is now insufficient amenity space within the main urban area.

5.6.2

Urban green space can take many forms including land in both private and public ownership. Within Lancaster, Morecambe and Heysham, green space ranges from large areas open to the public such as Regent Park and Williamson Park to school playing fields, institutional grounds, semi-derelict areas and cemeteries. In Carnforth and the rural villages, green spaces tend to be smaller although no less important.

5.6.3

Work undertaken by Lancashire County Council in connection with the Green Audit compared provision of urban open space in the various Lancashire districts. Lancaster District was shown to have the lowest provision of urban open space per 1000 population in the County. Figure 17 shows how the District compares to nearby districts and to the average for Lancashire as a whole.

Figure 17 - Urban Open Space Provision, 1990

District	All Urban Open Space (Ha)	Open Space per 1000 (ha)
Lancaster	179	1.4
Ribble Valley	87	1.7
Wyre	393	3.8
Preston	587	4.6
Lancashire	3722	2.7

5.6.4

Given this overall lack of urban open space, the City Council will resist any reduction in the number or size of the green spaces identified on the Local Plan Proposals Map in Lancaster, Morecambe, Heysham and Carnforth. Exceptions will only be allowed for essential education or community related development. On larger areas of green space, existing recreational or leisure uses may need room to expand or develop facilities. An example could be the development of visitor facilities at Williamson Park. In such instances where limited development is appropriate, expansion may be permitted provided that it does not spoil the open character of the area.

5.6.5

Where appropriate, the Council will also seek to enhance the value of greenspace for recreation and nature conservation.

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POLICY E29

THE AREAS IDENTIFIED ON THE LOCAL PLAN PROPOSALS MAP AS URBAN GREEN SPACES WILL BE PROTECTED FROM DEVELOPMENT AND WHERE APPROPRIATE ENHANCED. EXCEPTIONALLY, ESSENTIAL EDUCATION OR COMMUNITY RELATED DEVELOPMENT OR THE LIMITED EXPANSION OF EXISTING USES WILL BE PERMITTED

Green Corridors

5.6.6

The District contains a number of linear areas of open space which link the built-up area to the countryside or join together large areas of parkland or woodland. These green corridors enable people and wildlife to move freely between these areas away from traffic and other dangers.

5.6.7

Four particularly important corridors exist in the District. The banks of the River Lune in Lancaster provide relief from the built-up area and access to the countryside. The Lancaster Canal provides a similar function in both Lancaster and Carnforth. The District's cycle paths have also developed into wildlife havens and provide access to the countryside from most of the built-up area. The valley of Burrow Beck also contains a chain of important green spaces providing recreational open space for much of south Lancaster.

5.6.8

The green corridors run through the heart of Lancaster and Morecambe close to expanding employment and housing areas. The City Council will pay particular regard to development proposals close to the green corridors and will seek to resist applications which would affect their role in providing quiet enjoyment or as a haven for wildlife.

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POLICY E30

IN DETERMINING PLANNING APPLICATIONS, THE COUNCIL WILL PROTECT AND ENHANCE THE FOLLOWING GREEN CORRIDORS SHOWN ON THE LOCAL PLAN PROPOSALS MAP;

LUNE RIVERSIDE
LANCASTER CANAL
CATON TO GLASSON CYCLE PATH
LANCASTER TO MORECAMBE CYCLE PATH
BURROW BECK

WHERE APPROPRIATE, THE COUNCIL WILL SEEK TO STRENGTHEN THESE GREEN CORRIDORS THROUGH THE PLANTING OF NEW WOODLAND, LANDSCAPING AND ACCESS IMPROVEMENTS;

Key Urban Landscape

5.6.9

Within the main built-up area of Lancaster, Morecambe and Heysham, there are a number of larger areas of open land which are particularly important to the setting of the urban area. These range from the elevated land to the east of Lancaster to the remaining open coastline between Morecambe and Heysham. The Council attaches great importance to maintaining the open nature of these areas and will refuse proposals which would erode this character. It will identify ways in which the character and appearance of these areas and public access can be improved.

The Urban Coastline

5.6.10

The City Council considers that the stretch of open coastline between Sandylands and Higher Heysham should be preserved intact. It provides a natural setting for Heysham Head and separates the Heysham Conservation Area from surrounding modern development and commercial uses around the Port of Heysham. As this land borders Morecambe Bay, it is also important in nature conservation terms that it remains open and provides a haven for wildlife.

The Lancaster Eastern M6 Corridor

5.6.11

For many of the District's towns and villages, the countryside surrounding them is an essential element of their character. In most cases, there is little prospect of new development spoiling this relationship. Along the eastern edge of Lancaster, the rising ground between the edge of the built-up area and the M6 motorway provides a fine setting for the city and provides a visual link with the countryside beyond.

5.6.12

This land also provides a buffer zone between the motorway, with its associated noise and vibration, and the residential properties on the east side of Lancaster. The City Council considers that this role should be preserved, woodland planting encouraged and that development should be prevented from encroaching on this zone.

Open Land of Key Townscape Importance

5.6.13

Lancaster contains a number of areas of open land which together make a fundamental contribution to the character of the City. These areas include the grounds of Lancaster Moor Hospital, St Martin's College, Ripley St Thomas School on Ashton Road and Lancaster University, together with Williamson's Park, Quay Meadow and Ryelands Park. The extent of these areas is shown on the Local Plan Proposals Map. Although some development has taken place in these areas, they remain essentially open and contribute significantly to the setting of the City.

5.6.14

Within these areas, important natural features will be safeguarded and new development strictly controlled to preserve their open nature and their character and appearance.

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POLICY E31

THE KEY URBAN LANDSCAPE AREAS SHOWN ON THE LOCAL PLAN PROPOSALS MAP WILL BE CONSERVED AND IMPORTANT NATURAL FEATURES SAFEGUARDED.

DEVELOPMENT WILL ONLY BE PERMITTED WHICH PRESERVES THE OPEN NATURE OF THE AREA AND THE CHARACTER AND APPEARANCE OF ITS SURROUNDINGS.

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5.7

Historic Buildings and Areas

Background

5.7.1

The City Council has a long-standing commitment to the conservation of historic areas and buildings. Through its planning and grant aid powers, it has helped to raise awareness of the benefits of conserving the District's heritage, encouraged traditional buildings and styles and the use of locally sympathetic materials and refused development proposals which would harm historic areas. Areas such as St George's Quay in Lancaster have been transformed into attractive living environments and tourist attractions. Important listed buildings such as the Victoria Pavilion (Winter Gardens) and former Promenade Railway Station in Morecambe have been given a more secure future.

5.7.2

The City Council intends to build on the work of the last twenty years and continue to;

promote a greater awareness of the importance, vulnerability and diversity of the District's historic buildings and areas; and
stress the importance of maintaining the District's historic legacy as an important visitor attraction.

5.7.3

Lancaster District contains many historic buildings of national and local importance. There are currently around 1300 buildings listed as being of special architectural or historic interest. The District also has 37 Conservation Areas, 38 Scheduled Ancient Monuments and a wealth of areas which could be of archaeological interest.

Historic Buildings

5.7.4

The District's historic buildings vary considerably in terms of age, use design and style. Materials used are many and varied ranging from local stone to brick and concrete. Most older buildings are constructed of local sandstone with stone flag or slate roofs. This sandstone is tinged red in the southern coastal areas but is a yellow/orange mixture in most of the other areas. In the north western area the locally available material was limestone which was often lime-washed or rendered.

5.7.5

Buildings generally reflect the historical usage of the land. In the rural areas, most listed buildings are either farmhouses, barns, mounting blocks, churches or public houses. In the urban areas, buildings reflect the past functions of the areas in which they are located. For example, in Lancaster the port facilities such as the Custom Houses and the warehouses on the Quay are listed. Lancaster's long history as an administrative centre and major market town is also reflected in listed buildings such as the Judge's Lodgings, Lancaster Town Hall, the merchants housing and the shops. Morecambe's development as a seaside resort is reflected in listed buildings such as the Victoria Pavilion (Winter Gardens), the former Promenade Station and the Midland Hotel.

5.7.6

Listed buildings are carefully chosen to fit national criteria. They represent an important but limited number of buildings. Every one which is demolished or altered in ways which diminish importance is a loss to future generations. The Council recognises the importance of protecting buildings of special architectural or historic interest from unnecessary demolition and inappropriate alteration.

5.7.7

Applications for listed building consent need to show why works which would affect the character of the listed buildings are desirable or necessary. They should provide full information to enable the Council to assess the likely impact of the proposal on the building and its setting. The issues to be taken into account when considering all listed building consent applications are;

the importance of the building;
the particular physical features of the building which justify its inclusion on the list;
the building's setting and its contribution to the local scene and;
the extent to which the proposed works would bring substantial benefits to the community.

Demolition

5.7.8

Government advice in PPG15 sets down a presumption in favour of the retention of listed buildings. To justify the total or substantial demolition of any listed building, applicants must supply convincing evidence that they have tried and failed to sustain existing uses or find viable new uses or that redevelopment would produce substantial planning benefits for the community which would decisively outweigh the loss resulting from demolition. The demolition of any Grade I or Grade II* listed building should be wholly exceptional and should require the strongest justification. Many listed buildings occupy key positions in towns and villages. If there is no alternative to demolition, the City Council will not grant approval until a scheme of replacement building is agreed and its early completion guaranteed.

5.7.9

When dealing with applications for consent for demolition, the Council will carefully consider;

the condition of the building, the cost of repairing and maintaining it, based on consistent long term assumptions;
the adequacy of efforts made to retain the building in use. This should include the offer of unrestricted freehold on the open market at a realistic price; and
the merits of alternative proposals for the site.

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POLICY E32

THE DEMOLITION OF ALL OR PART OF A LISTED BUILDING WILL ONLY BE PERMITTED WHERE THE APPLICANT CAN DEMONSTRATE CONCLUSIVELY THAT REHABILITATION IS IMPRACTICABLE; AND REASONABLE EFFORTS HAVE BEEN MADE TO SUSTAIN EXISTING USES OR FIND VIABLE NEW USES FOR THE BUILDING AND THESE HAVE FAILED.

EXCEPTIONALLY, DEMOLITION MAY BE PERMITTED WHERE REDEVELOPMENT WOULD PRODUCE SUBSTANTIAL BENEFITS FOR THE COMMUNITY THAT WOULD DECISIVELY OUTWEIGH THE LOSS RESULTING FROM DEMOLITION

WHERE COMPLETE OR SUBSTANTIAL DEMOLITION IS APPROVED, CONSENT WILL NOT BE ISSUED UNTIL DETAILED PLANNING PERMISSION HAS BEEN GRANTED FOR REDEVELOPMENT INCLUDING EFFECTIVE GUARANTEES OF EARLY COMPLETION

Alterations or Extensions

5.7.10

Many listed buildings can sustain some degree of sensitive alteration or extension to accommodate continuing or new uses. Indeed, cumulative changes reflecting the history of use and ownership are themselves an aspect of the special interest of some buildings. The merit of some new alterations or additions, especially where generated within a secure and committed long term ownership, in terms of contributing to the future viability of the building should not be discounted.

5.7.11

In assessing applications for alterations and extensions, particular attention should be paid to the retention of characteristics of distinct types of buildings and especially of features peculiar to the locality. New extensions should not dominate the existing building but be sympathetic in scale, materials and position. There are some historic buildings where any extension would be damaging and should not be permitted.

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POLICY E33

PROPOSALS INVOLVING EXTERNAL OR INTERNAL ALTERATIONS TO A LISTED BUILDING WHICH WOULD HAVE AN ADVERSE EFFECT ON THE SPECIAL ARCHITECTURAL OR HISTORIC CHARACTER OR INTEREST OF THE BUILDINGS OR THEIR SURROUNDINGS WILL NOT BE PERMITTED

Finding new uses for Listed Buildings

5.7.12

The best use of a listed building will very often be the purpose for which it was originally designed. However finding a new use for a historic building can often be the best way of securing the future of the property. A long-term viable use can generate investment in the fabric of the building and its continued upkeep. A good example of this is the former Promenade Station in Morecambe. By the early 1990s, this Grade II listed building had become too large for British Rail's operational needs. Most of the building was unused and a combination of declining maintenance and increasing vandalism meant that the building was decaying rapidly. By providing a new station elsewhere and incorporating the former station into the Morecambe Centre redevelopment scheme, new uses have been found which have respected the character of the property and guaranteed its long term future.

5.7.13

Making a historic building suitable for modern uses can involve major alterations such as providing new means of escape, increasing floor loadings or meeting modern building regulations. In these cases, sufficient information must be supplied to enable the extent to which the character of the building will be affected to be determined.

Preserving the Setting of a Listed Building

5.7.14

Most listed buildings have evolved over hundreds of years and form important elements in the landscape. They often have specific historical connections with their immediate surroundings. It is important that these links and the settings of listed buildings are protected from development which could harm these relationships.

THE CITY COUNCIL WILL SEEK TO PRESERVE THE SETTING OF LISTED BUILDINGS BY APPLYING APPROPRIATE CONTROL TO THE DESIGN OF NEIGHBOURING DEVELOPMENT, THE USE OF ADJOINING LAND, TRAFFIC MANAGEMENT MEASURES AND THE PRESERVATION OF TREES AND LANDSCAPE FEATURES

Listed Buildings at Risk

5.7.15

The District contains a number of listed buildings which, for one reason and another, have fallen into disrepair. The City Council maintains a register of these buildings and, together with property owners and building preservation trusts, tries to find ways in which they can be restored. The list contains a range of buildings including historic structures such as Tewitfield Locks and remnants of the District's industrial past such as the Lime Kiln at Bottoms Farm, Silverdale.

5.7.16

In most instances, the biggest threat to a listed building is disuse. Many buildings are unsuitable for modern use without major alteration. The City Council can assist the process of finding suitable new uses for many of these buildings by taking a positive attitude to appropriate proposals for the re-use of these buildings when determining planning applications.

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POLICY E34

PLANNING PERMISSION FOR APPROPRIATE NEW USES FOR LISTED BUILDINGS AT RISK MAY BE PERMITTED WHERE THIS WILL SECURE THE FUTURE OF THE BUILDING AND RETAIN ITS HISTORICAL AND ARCHITECTURAL INTEGRITY.

Historic Areas

5.7.17

The District contains 37 Conservation Areas of contrasting character and function. These areas range from the commercial streets in Lancaster to the quiet rural charm of Arkholme. Both man made and natural features can have a strong influence on their character. For example, Hornby Castle dominates the village whilst Heysham Head and Throbshaw Point provide the backdrop for the Heysham Conservation Area.

5.7.18

For each existing conservation area, the City Council has undertaken or is planning to undertake an assessment of the features or buildings which make up their special architectural interest. These assessments will be used by the Council when determining development proposals either in or close to a conservation area.

5.7.19

Within conservation areas, the City Council has a duty to preserve and enhance the character of the area. This is achieved by;

preventing inappropriate development;
influencing the design and construction of building that does take place through the planning process;
offering advice and grant aid; and
undertaking environmental improvements.

Conservation Areas and their Surroundings

5.7.20

Many conservation areas rely for their character on the relationship between buildings and spaces and the nature of these spaces. These spaces may be both within and outside the actual boundary of the conservation area. Most of the rural conservation areas form part of the wider rural landscape and are especially vulnerable to the impact of development on village edges.

5.7.21

When determining any development proposal affecting a conservation area, the City Council will take into account the impact on views into and across the area, important open spaces either in or near the area and the wider landscape setting.

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POLICY E35

DEVELOPMENT PROPOSALS WHICH WOULD ADVERSELY AFFECT IMPORTANT VIEWS INTO AND ACROSS A CONSERVATION AREA OR LEAD TO AN UNACCEPTABLE EROSION OF ITS HISTORIC FORM AND LAYOUT, OPEN SPACES AND TOWNSCAPE SETTING WILL NOT BE PERMITTED.

Change of Use

5.7.22

The character of an area can be affected where a building changes to a new use even if there are no physical alterations to the building. This can be particularly noticeable in small rural conservation areas. It is less likely to be of concern in the large conservation areas with diverse uses.

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POLICY E36

PLANNING PERMISSION TO CHANGE THE USE OF A BUILDING WHICH MAKES A POSITIVE CONTRIBUTION TO A CONSERVATION AREA WILL NOT BE GRANTED, IF THE CHANGE OF USE OR ALTERATIONS ASSOCIATED WITH IT FAIL TO PRESERVE OR ENHANCE THE CHARACTER AND APPEARANCE OF THAT AREA.

EXCEPTIONS WILL ONLY BE MADE WHERE;

THE ALTERATIONS ARE ESSENTIAL TO THE FUTURE WELL-BEING OF THE BUILDING; AND

ANY DAMAGING OPERATIONS ARE KEPT TO AN ABSOLUTE MINIMUM.

Demolition

5.7.23

Conservation Area designation introduces control over the demolition of most buildings within conservation areas. In determining applications for demolition within a conservation area, the City Council take particular account of the part played in the architectural and historical interest of the area by the building and the wider effects of demolition on the building's surroundings and on the conservation area as a whole. Consent will not be given unless there are acceptable and detailed plans for redevelopment.

5.7.24

The Lancaster City Centre Conservation Area contains the commercial core of Lancaster and is subject to exceptional pressure for change. The Castle Conservation Area is an Outstanding Conservation Area containing the historic core of medieval and Roman Lancaster. In these two areas, the Council has identified Key Townscape Features. These are buildings which make a particular contribution to the Conservation Areas and which should not be demolished or significantly altered except in very special circumstances. The list is not exhaustive and the non inclusion of a building within either of the Conservation Areas does not imply that the building is of no value and can be demolished. There is an increasing awareness of the value of more recent buildings in particular.

5.7.25

Key Townscape Features in other Conservation Areas will be identified through the preparation of Conservation Area Appraisals.

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POLICY E37

THE TOTAL OR SUBSTANTIAL DEMOLITION, OF AN UNLISTED BUILDING WILL ONLY BE PERMITTED WHERE IT DOES NOT MAKE A POSITIVE CONTRIBUTION TO THE ARCHITECTURAL OR HISTORIC INTEREST OF A CONSERVATION AREA.

EXCEPTIONALLY, WITHIN ANY CONSERVATION AREA, THE TOTAL OR SUBSTANTIAL DEMOLITION OF AN UNLISTED BUILDING WHICH MAKES A POSITIVE CONTRIBUTION TO THE CONSERVATION AREA WILL BE PERMITTED WHERE THE APPLICANT CAN DEMONSTRATE CONCLUSIVELY THAT;

REHABILITATION IS IMPRACTICAL AND REASONABLE EFFORTS HAVE BEEN MADE TO SUSTAIN EXISTING USES OR FIND VIABLE NEW USES FOR THE BUILDING AND THESE HAVE FAILED; OR

REDEVELOPMENT WOULD PRODUCE SUBSTANTIAL BENEFITS FOR THE COMMUNITY WHICH WOULD DECISIVELY OUTWEIGH THE LOSS RESULTING FROM DEMOLITION.

WITHIN THE LANCASTER CITY CENTRE AND CASTLE CONSERVATION AREAS, THE DEMOLITION OF KEY TOWNSCAPE FEATURES WILL ONLY BE PERMITTED WHERE THE ABOVE CRITERIA ARE MET.

PROPOSALS TO DEMOLISH ANY BUILDING WITHIN A CONSERVATION AREA WILL ONLY BE APPROVED WHERE DETAILED PLANNING PERMISSION HAS BEEN GIVEN FOR A SCHEME OF REDEVELOPMENT WHICH WOULD PRESERVE AND ENHANCE THE CONSERVATION AREA INCLUDING EFFECTIVE GUARANTEES OF EARLY COMPLETION.

New Building in Conservation Areas

5.7.26

Although many rural conservation areas rarely see new building, the historic centres of Lancaster, Morecambe and some of the larger villages experience regular pressure for development. Whilst conservation of the character and appearance of these commercial areas must be a major consideration, this must be carried out in a way which does not unduly stifle trade. The well being of many historic properties is dependent upon maintaining a viable commercial use. A failure to allow for the growth and development of a commercial centre could lead to the ultimate demise of historic buildings in that area.

5.7.27

Many conservation areas include gap sites or buildings that detract from the character and appearance of the area. The redevelopment of these sites can improve the appearance of the surrounding area. To achieve this, an imaginative approach is needed allied to high quality design. New buildings should be designed with respect for their context as part of a larger whole which has a well-established character.

5.7.28

As new development can have a profound effect on the character and appearance of a conservation area, the City Council will expect applications to be accompanied by sufficient drawings or other illustrative material to show the proposed visual impact on and relationship of such development to the conservation area and adjoining buildings. Only in very exceptional circumstances will permission be granted in outline. When conservation area appraisals are published, detailed design advice for each area will be included.

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POLICY E38

DEVELOPMENT PROPOSALS WITHIN CONSERVATION AREAS WILL ONLY BE PERMITTED WHERE THESE REFLECT THE SCALE AND STYLE OF SURROUNDING BUILDINGS AND USE COMPLEMENTARY MATERIALS.

Alterations and Extensions

5.7.29

In the exercise of planning controls, special attention needs to be paid to the desirability of preserving or enhancing the character of a conservation area. Proposals for relatively small extensions and alterations to buildings can have a cumulative effect upon conservation areas which undermines their character and appearance. Guidance as to the best ways of approaching these matters is offered by the Council's Conservation Officer and efforts need to be sustained to ensure that a high quality of design and the use of materials is achieved.

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POLICY E39

THE ALTERATION AND/OR EXTENSION OF BUILDINGS WITHIN CONSERVATION AREAS WILL BE PERMITTED WHERE;

THE PROPOSAL WILL NOT RESULT IN THE LOSS OR ALTERATION OF FEATURES WHICH CONTRIBUTE TO THE SPECIAL CHARACTER OF THE BUILDING AND AREA; AND

THE DESIGN, SCALE, FORM, MATERIAL AND QUALITY OF THE PROPOSAL IS SYMPATHETIC TO THE CHARACTER OF THE BUILDING AND AREA.

SHOPFRONT AND OTHER ALTERATIONS ON COMMERCIAL PREMISES WITHIN CONSERVATION AREAS WILL ONLY BE PERMITTED WHICH ARE DESIGNED TO A HIGH STANDARD AND USE MATERIALS APPROPRIATE TO THE SURROUNDING AREA

Article 4 Directions

5.7.30

The distinctive character and appearance of the conservation areas can derive more from the grouping of buildings within the street scene than the importance of individual properties. Terraced houses, for example, are particularly vulnerable to the damaging effect of insensitive alterations such as dormer windows and balconies, extensions and the loss of individual features.

5.7.31

Most such alterations do not require planning permission and are classed as Permitted Development under the 1995 General Development Order. In areas of acknowledged importance, such as conservation areas, local authorities can remove permitted development rights and bring specified operations under the control of planning legislation. Such action is carried out using an Article 4 Direction. Article 4 Directions already cover residential properties in the Lancaster City Centre and Castle Conservation Areas, Westfield Memorial Village, Bath Mill, Glasson and Heysham. In those parts of the other conservation areas considered most at risk, the City Council will consult with residents and consider the introduction of Article 4 Directions. The Council will consult with affected residents and businesses when reviewing existing Article 4 Directions and introducing new directions.

5.7.32

The City Council is currently reviewing the effectiveness of existing Article 4 orders. In addition, it is consulting with parish councils with a view to identifying areas which could benefit from such controls. To complement the Article 4 Directions the City Council will ensure that property owners in the conservation areas affected are aware of their status and responsibilities. This will form part of a wider programme aimed at raising awareness and changing attitudes involving publicity and making the City Council's expertise available to residents.

WHERE THE COUNCIL CONSIDERS THAT DEVELOPMENT NORMALLY PERMITTED BY THE 1995 GENERAL DEVELOPMENT ORDER IS THREATENING THE CHARACTER AND APPEARANCE OF A CONSERVATION AREA, IT WILL CONSIDER BRINGING THIS DEVELOPMENT WITHIN ITS CONTROL BY USE OF AN ARTICLE 4 DIRECTION

Environmental Improvements

5.7.33

The City Council has a duty to formulate and publish proposals for the preservation and enhancement of conservation areas. These are being prepared on a rolling programme basis and will include character appraisals and programmes of environmental improvements. The Council will consult with affected residents and businesses when developing proposals for environmental improvements in Conservation Areas.

WITHIN CONSERVATION AREAS, ENVIRONMENTAL IMPROVEMENTS WILL BE CARRIED OUT IN ACCORDANCE WITH A PUBLISHED AND AGREED SCHEME SUBJECT TO BUDGETARY PROVISION

5.7.34

The Council also has an important role to play as agent for the Highway Authority and as a major owner of land and buildings. It can also influence the County Council and providers of public utilities to carry out repairs and construction work in a sympathetic manner.

WITHIN CONSERVATION AREAS, THE COUNCIL WILL SEEK TO ENSURE THAT APPROPRIATE HIGH QUALITY MATERIALS ARE USED FOR HIGHWAY AND FOOTWAY SURFACING AND WILL ENCOURAGE PROVIDERS OF PUBLIC UTILITIES TO CARRY OUT WORKS IN A MANNER WHICH COMPLEMENTS THE CHARACTER OF THE CONSERVATION AREA AND WHEREVER POSSIBLE ENHANCES THE STREET SCENE.

THE COUNCIL WILL ALSO SEEK TO ENHANCE CONSERVATION AREAS BY CAREFUL MANAGEMENT OF TRAFFIC AND CAR PARKING, THE DESIGN AND SITING OF STREET FURNITURE (INCLUDING SIGNS AND LIGHTING) AND CHOICE OF SURFACE MATERIALS

Lancaster Centre Conservation Areas

5.7.35

Lancaster contains the largest concentration of historic buildings and areas in the District, including eight conservation areas, each of which performs different roles and have contrasting characteristics. To reflect this, the City Council has operated, for many years, slightly different policies in the two central conservation areas.

5.7.36

There are currently two conservation areas in the City Centre. One is centred on the Castle area and the other takes in most of the main commercial streets. In the Castle area, the emphasis is on strictly preserving its historic and traditional styles and materials and on retaining a predominantly residential character in the surrounding streets. The City Centre area includes Lancaster's main shopping and commercial streets which are subject to continuous pressure for change. Whilst it is still important to promote conservation and ensure high standards of development in the City Centre, a more flexible approach to change is adopted.

Castle Conservation Area

5.7.37

The area around Lancaster Castle contains the historic core of the City. The Castle itself dates from Norman times but is built on the site of a Roman fort. Some of the basic street pattern in this area was established during the Roman occupation. The City Council has recently completed major environmental improvements in the Castle Precinct with funding from English Heritage. The City Council acknowledges the need to manage increasing numbers of visitors and at the same time recognises the need to maintain and enhance high environmental standards.

Maintaining a Living Area

5.7.38

The special quality of the Castle Conservation Area depends upon most properties remaining in residential use. The Council considers that more commercial properties would lead to additional demands for advertising, car parking and alterations which could harm the unique character of the area. The Council will therefore seek to maintain the current balance between residential and commercial use.

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POLICY E40

WITHIN THE FOLLOWING LOCATIONS, THE CONVERSION OF RESIDENTIAL PROPERTIES TO OTHER USES WILL NOT BE PERMITTED

CASTLE HILL 8-29(INC.)
CASTLE PARK 2-26(INC.)
HILLSIDE 1-6(INC.)
ST MARY'S PARADE 1-29 (INC.)
PRIORY CLOSE 1
CHURCH ST 96-102(INCLUSIVE)

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POLICY E41

WITHIN THE CASTLE CONSERVATION AREA THE CITY COUNCIL WILL REFUSE PROPOSALS FOR ADVERTISEMENTS WHICH DO NOT PRESERVE OR ENHANCE THE CHARACTER OR APPEARANCE OF THE AREA BY VIRTUE OF THEIR POSITION, OVERALL SIZE, MATERIALS, COLOUR, AND SIZE AND STYLE OF LETTERING.

City Centre Conservation Area

5.7.40

The City Centre Conservation Area contains many important buildings and spaces as well as the commercial core of the City. The area is subject to continuous change and constant pressure for new development and the alteration and refurbishment of existing buildings. The City Council wishes to see continued growth of the City Centre as a lively and prosperous shopping, service and visitor centre, in parallel with enhancements to the quality of the environment. It will therefore adopt a positive attitude to proposals for change which enhance the appearance of the City Centre.

5.7.41

As many properties are in retail and town centre service uses, there is constant demand for new shop fronts and advertisements. Although careful and sympathetic design can bring positive changes to the street scene, the City Council will seek to retain the character of the City Centre by applying special control to the detailed design of shop fronts.

5.7.42

The City Council has prepared a Shop Front and Advertisements Design Guide as supplementary planning guidance. This provides additional guidance on how the City Council will deal with proposals within conservation areas.

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POLICY E42

WITHIN THE CITY CENTRE CONSERVATION AREA, PROPOSALS FOR NEW OR REPLACEMENT SHOP FRONTS AND ADVERTISEMENTS WHICH DETRACT FROM THE CHARACTER AND APPEARANCE OF THE BUILDING OR AREA WILL NOT BE PERMITTED

Development in the Lancaster City Centre Conservation Area

5.7.43

The City Centre Conservation Area contains the three City Centre Development Sites as well as other smaller sites and buildings. The commercial heart of Lancaster is subject to intensive development pressure. It is vital that where development is permitted it protects and enhances the character of the Conservation Area in terms of design, materials and environmental quality..

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POLICY E43

WITHIN THE CITY CENTRE CONSERVATION AREA AS SHOWN ON THE LOCAL PLAN PROPOSALS MAP, PROPOSALS FOR THE REDEVELOPMENT OF VACANT SITES WILL ONLY BE PERMITTED WHERE THEY PRESERVE OR ENHANCE THE APPEARANCE AND CHARACTER OF THE AREA

Policy Not Saved with effect from 27 September 2007

Morecambe

5.7.44

Morecambe has two Conservation Areas, one based on the historic core of Poulton village and the other centred on the Victorian West End Road. Although different in character, both areas have suffered as a result of the growth and decline of the holiday trade. This decline has resulted in many examples of insensitive alterations and new development.

5.7.45

In Poulton and the West End, the priority is to place a greater emphasis on the residential role of these areas. This will mean many former commercial premises being converted into residential accommodation. The most obvious example of change is the redevelopment of the former Poulton Market site. The City Council will take the opportunity presented by this process of change to improve the appearance of the conservation areas by seeking the removal of inappropriate alterations and additions and to ensure that renovation and conversion is carried out in a way which improves the appearance of the areas.

WITHIN THE POULTON AND WEST END CONSERVATION AREAS, THE COUNCIL WILL ENCOURAGE THE RE-INTRODUCTION OF TRADITIONAL DETAILING AND PARTICULARLY TRADITIONAL DORMER WINDOWS, STAINED GLASS AND METAL RAILINGS

Heysham

5.7.46

Heysham Village Conservation Area takes in most of the village centre together with Heysham Head and Throbshaw Point. In Heysham, there is a long-standing commitment to improve the appearance of the Main Street area.

The Rural Conservation Areas

5.7.47

Many of the District's attractive rural villages are designated as conservation areas. Most of these have been designated because of their special appeal, arising mainly from attractive groups of traditional domestic buildings, many of which are listed. These areas do much to give a sense of history to the District and their continued preservation and enhancement is of great importance to both residents and visitors. Most of the boundaries of conservation areas were drawn up a number of years ago and amendments have been made as the Council considered appropriate. For example, Wray Conservation Area has recently been extended to include an area of woodland which acts as a backcloth to the village.

THE CITY COUNCIL WILL REVIEW THE DESIGNATION AND BOUNDARIES OF THE RURAL CONSERVATION AREAS IN LINE WITH AN AGREED PROGRAMME

New Conservation Areas

5.7.48

From time to time, requests are made to consider designating new conservation areas. The City Council also reviews the need for new designations. The Local Plan is not the vehicle for designating new conservation areas. The City Council will however listen to requests for new designations and act upon these if appropriate.

THE CITY COUNCIL WILL CONSIDER THE NEED FOR NEW CONSERVATION AREAS AS PART OF ITS ONGOING REVIEW OF DESIGNATIONS.

Protecting Archaeological Remains

5.7.49

Lancaster District contains many sites of archaeological importance. Archaeological investigations in Lancaster have shown the City to be sited on an important Roman settlement. Evidence of Roman occupation extends throughout the District, particularly in the Lune Valley. The area around St Patrick's Chapel in Heysham is particularly important. Here significant evidence of Iron Age activity has been found.

5.7.50

The District contains 38 Scheduled Ancient Monuments, some dating back to Neolithic times. These sites represent the best of the known archaeological heritage of the District and are protected by law. The consent of the Secretary of State is required for any works which would affect a Scheduled Ancient Monument or its setting. Their location is shown on the Local Plan Proposals Map.

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POLICY E44

IN DETERMINING APPLICATIONS FOR DEVELOPMENT, THE CITY COUNCIL WILL TAKE INTO ACCOUNT ARCHAEOLOGICAL CONSIDERATIONS AND THE NEED TO SAFEGUARD IMPORTANT SITES FROM DAMAGE OR DESTRUCTION. DEVELOPMENT PROPOSALS WHICH WOULD HAVE AN ADVERSE IMPACT ON THE SITE OR SETTING OF A SCHEDULED ANCIENT MONUMENT OR OTHER MONUMENT OF NATIONAL IMPORTANCE WILL NOT BE PERMITTED

5.7.51

Archaeological remains are fragile, finite and non-renewable. They are easily damaged or destroyed, particularly if their presence is unknown. Unfortunately, there is no means of determining where important archaeological remains are likely to be found unless they are Scheduled Ancient Monuments. In Lancaster for example, it is likely that much of the developed City Centre conceals an exciting archaeological heritage. It is these remains which are most at risk from the potentially damaging effects of development.

5.7.52

The City Council has worked with the Lancashire Sites and Monuments Record Officer to identify those parts of the District most likely to contain hidden remains. These include both Lancaster Castle and City Centre Conservation Areas and Heysham Head. Within these areas, developers will be expected to give the Council's nominated archaeologist the opportunity to observe excavations and record finds. Elsewhere, the Record Officer will continue to be involved in the determination of planning applications where there is a possibility that archaeological remains could be disturbed.

5.7.53

Where preservation on site is justified, developers may be required to allow investigations to be undertaken, at the developers expense, before planning permission is granted. In other situations, requirements will be made through the imposition of planning conditions or requirements in S106 Agreements.

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POLICY E45

THE CITY COUNCIL WILL PROTECT OTHER SITES OF ARCHAEOLOGICAL SIGNIFICANCE.

WHEN DEVELOPMENT AFFECTING SUCH SITES IS ACCEPTABLE IN PRINCIPLE, THE COUNCIL WILL SEEK TO ENSURE MITIGATION OF DAMAGE THROUGH PRESERVATION OF THE REMAINS IN SITU AS A PREFERRED OPTION.

WHEN IN SITU PRESERVATION IS NOT JUSTIFIED, THE DEVELOPER WILL BE REQUIRED BY PLANNING CONDITION OR LEGAL AGREEMENT TO MAKE ADEQUATE PROVISION FOR INVESTIGATION AND RECORDING BEFORE OR DURING DEVELOPMENT

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POLICY E46

WHERE DEVELOPMENT PROPOSALS AFFECT SITES OF KNOWN OR POSSIBLE ARCHAEOLOGICAL INTEREST, THE CITY COUNCIL WILL REQUIRE AN ARCHAEOLOGICAL ASSESSMENT AND/OR EVALUATION TO BE SUBMITTED AS PART OF THE PLANNING APPLICATION.

PLANNING PERMISSION WILL NOT BE GRANTED WITHOUT ADEQUATE ASSESSMENT OF THE NATURE, EXTENT AND SIGNIFICANCE OF THE REMAINS PRESENT AND THE DEGREE TO WHICH THE PROPOSED DEVELOPMENT IS LIKELY TO AFFECT THEM

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5.8

Environmental Improvements

5.8.1

The City Council has a long history of undertaking environmental improvements and encouraging others to improve their buildings or surroundings, especially in conservation areas. For example, in recent years, there have been a number of environmental improvement schemes undertaken in the Castle Conservation Area. These have included the re-instatement of traditional materials and the reduction of on-street parking.

5.8.2

The City Council will continue to promote and carry out environmental improvements in the conservation areas as funding permits. In Lancaster, this process will be assisted by the Conservation Area Partnership scheme which replaced the former Town Scheme in April 1996.

THE CITY COUNCIL WILL CARRY OUT ENVIRONMENTAL IMPROVEMENTS IN THE CONSERVATION AREAS IN ACCORDANCE WITH AN ANNUAL PROGRAMME OF WORKS. IN LANCASTER, PRIORITY WILL BE GIVEN TO WORKS IDENTIFIED IN THE CONSERVATION AREA PARTNERSHIP SCHEME.

Access Corridors

5.8.3

The main road and rail routes into Lancaster, Morecambe and Carnforth provide many peoples' first impression of the District's main towns. Along these important routes, there are a number of areas which are poorly maintained, under-used or generally of a poor appearance. Over the last ten years or so, the City Council has attempted to improve stretches of these routes whenever the opportunity has arisen. A marked improvement can be seen, for example, on Caton Road in Lancaster. However, much remains to be done.

5.8.4

Along these routes, priority will be given to improving standards of development, introducing hard and soft landscaping and implementing environmental improvement schemes. Where development is located on an access corridor, the opportunity will be taken to ensure high standards of development and landscaping on these frontages.

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POLICY E47

WITHIN THE ACCESS CORRIDORS SHOWN ON THE LOCAL PLAN PROPOSALS MAP, PLANNING PERMISSION FOR USES WHICH COULD ADVERSELY AFFECT THE APPEARANCE OF THEIR SURROUNDINGS WILL NOT BE GRANTED. THE COUNCIL WILL ONLY PERMIT PROPOSALS WHICH;

UPGRADE ENVIRONMENTAL CONDITIONS WHERE THESE ARE UNSATISFACTORY;

USE HIGH QUALITY BUILDING MATERIALS AND LOCAL ARCHITECTURAL STYLES;

RETAIN EXISTING LANDSCAPE FEATURES WHEREVER POSSIBLE AND INCORPORATE LANDSCAPING AND TREE PLANTING; AND

INCORPORATE ONLY DISCRETE AND WELL DESIGNED ADVERTISING

WITHIN THE ACCESS CORRIDORS, A ROLLING PROGRAMME OF ENVIRONMENTAL IMPROVEMENT WORKS WILL BE AGREED WITH PRIVATE AND OTHER PUBLIC LANDOWNERS. SUBJECT TO THE AVAILABILITY OF RESOURCES, THE COUNCIL WILL ALSO UNDERTAKE A PROGRAMME OF ENFORCEMENT AIMED AT REMOVING UNAUTHORISED ADVERTISEMENTS AND STRUCTURES

Policy wholly superseded by policies within the Core Strategy with effect from 23 July 2008