Spelthorne Borough Council

it does not have a materially greater impact than the present use on the openness of the Green Belt and the purposes of including land in it;
strict control is exercised over the extension of re-used buildings, and over any associated uses of land surrounding the building which might conflict with the openness of the Green Belt and the purposes of including land in it (e.g. because they involve extensive external storage, or extensive hardstanding, car parking, boundary walling or fencing);
the buildings are of permanent and substantial construction, and are capable of conversion without major or complete reconstruction; and
the form, bulk and general design of the buildings are in keeping with their surroundings. (Conversion proposals may be more acceptable if they respect local building styles and materials, though the use of equivalent natural materials that are not local should not be ruled out).


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APPENDIX B – Saved Local Plan Policies and Supporting Text

POLICY GB1 – Green Belt
“Development Proposals within the Green Belt
2.11	PPG2 advises that the construction of new buildings inside a Green Belt is inappropriate unless it is for agriculture, forestry, outdoor sport, outdoor recreation, cemeteries, limited extension, alteration or replacement of existing dwellings, or other uses of land which preserve the openness of the Green Belt. Where development contrary to Green Belt policy is approved there must be very special circumstances. PPG2 (para. 3.5) makes clear that in respect of outdoor sport, outdoor recreation, cemeteries and other uses which preserve the openness of the Green Belt, such facilities should be essential and be genuinely required and not conflict with the purposes of including land in the Green Belt. The guidance gives examples of such facilities including small changing rooms, unobtrusive spectator accommodation for outdoor sport and small stables for outdoor sport and outdoor recreation. In respect of limited extensions or alterations PPG2 (para. 3.6) makes clear such additions should not be disproportionate over and above the size of the original building and in the case of replacement dwellings the new dwelling is not inappropriate so long as it is not materially larger than the dwelling it replaces.
2.12	Where the re-use of buildings in the Green Belt is proposed PPG2 (para. 3.8) explains this is not inappropriate development providing:-
	it does not have a materially greater impact than the present use on the openness of the Green Belt and the purposes of including land in it; strict control is exercised over the extension of re-used buildings, and over any associated uses of land surrounding the building which might conflict with the openness of the Green Belt and the purposes of including land in it (e.g. because they involve extensive external storage, or extensive hardstanding, car parking, boundary walling or fencing); the buildings are of permanent and substantial construction, and are capable of conversion without major or complete reconstruction; and the form, bulk and general design of the buildings are in keeping with their surroundings. (Conversion proposals may be more acceptable if they respect local building styles and materials, though the use of equivalent natural materials that are not local should not be ruled out).
2.13	Engineering or other operations, including material changes in use, are inappropriate unless they maintain openness and do not conflict with the purposes of including land in the Green Belt (PPG2 para. 3.12).
2.14	Within the Green Belt in Spelthorne there is a limited amount of commercial and residential development, much of which existed prior to Green Belt designation. In seeking to prevent any inappropriate development within the Green Belt, the Council will strictly control the redevelopment or extension of any buildings within it. In addition, the Council will seek to ensure that the visual amenities of the Green Belt will not be injured by proposals for development within, or conspicuous from, the Green Belt which, although not prejudicial to its main purpose, might be inappropriate by reason of siting, materials or design.
2.15	Within the Green Belt there is some existing development which would not be permitted today under current policy. From time to time there are proposals to redevelop such sites. Where such buildings and the associated activity might otherwise remain for the foreseeable future, there can be merit in redevelopment which enables the site to make a more significant contribution to Green Belt objectives. Such exceptional cases would constitute 'departures' from this plan but will be considered carefully where significant environmental benefits might accrue. Such applications would normally have to be referred to the Secretary of State. The above advice needs to be considered in conjunction with Policy GB4 which deals with the reuse of buildings in the Green Belt.
2.16	Having regard to the advice in PPG2 summarised in the preceding paragraphs the following policy toward development in the Green Belt will be applied.

	POLICY GB1
	The Green Belt shown on the Proposals Map will be permanent and within it development will not be permitted which would conflict with the purposes of the Green Belt and maintaining its openness. Subject to the above, development will not be permitted except for uses appropriate to the Green Belt, comprising:-
	agriculture and forestry essential facilities for outdoor sport and 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 limited extension, alteration or replacement of existing dwellings appropriate re-use of buildings (see also Policy GB4) appropriate engineering and other operations
2.17	PPG2 states that Local Plans may identify major existing developed sites in the Green Belt. Where, on such identified sites, proposed development meets the criteria in the guidance, the construction of new buildings may not be inappropriate. The Council has considered all land in the Borough in the light of the PPG and concluded there are no sites within the Borough which should be designated in the Local Plan. The Inspector who conducted the Inquiry into objections to the Deposit Draft of this Plan also came to this conclusion.
2.18	Within the Borough's Green Belt, Thames Water has a substantial land holding and range of facilities related to the storage, transfer and treatment of drinking water. It has a major water treatment works at Ashford Common occupying a site of some 52.6 hectares. The works are one of four major strategic water works in the west of London. The Ashford Common Treatment Works are connected to the London Ring Main and have an important role in providing approximately 590 mega-litres of drinking water per day for the capital and surrounding areas, including part of the Borough itself.
2.19	The water industry is subject to a variety of European Commission and National Statutory Regulations governing both standards of water purity and operation. The scale and nature of treatment facilities and connection to the supply and distribution system is such that relocation is not likely to be an option therefore new requirements must generally be met at existing sites in the form of infilling and alterations. A significant upgrade of facilities at Ashford was completed in 1994 to meet the requirements of the EC Drinking Water Directive. Advice to Local Authorities on the handling of proposals to meet this Directive was given in Circular 17/91 'Water Industry Investment - Planning Considerations'. It emphasised the importance of enabling water companies to meet tight deadlines; the need for them to carefully consider the design of buildings, other installations and their impact on the environment; and that local authorities should recognise their locational constraints.
2.20	Such development is normally inappropriate within Green Belts requiring very special circumstances to be demonstrated. However, the Council acknowledge the importance and fixed nature of Thames Water's facilities at Ashford Common Water Treatment Works, and the principle of special regard established in Circular 17/91 in respect of such undertakings, requires sympathetic and expeditious consideration to be given to proposals for their maintenance and improvement. The detail of specific proposals will be assessed against Policy BE35 having regard to the need to protect as far as possible the openness of the Green Belt”.


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