Farm Polycy-PV-England

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Contents
1.0  Appendix L – Policies referred to in the Planning Statement........................................ 3
1.1  East of England Plan 2008 ......................................................................................... 3
1.1.1  Policy SS1: Achieving Sustainable Development............................................... 3
1.1.2  Policy ENV2: Landscape Conservation ............................................................... 4
1.1.3  Policy ENV3: Biodiversity and Earth Heritage....................................................4
1.1.4  Policy ENV4: Agriculture, Land and Soils ........................................................... 5
1.1.5  Policy ENV6: The Historic Environment ............................................................. 5
1.1.6  Policy ENG1: Carbon Dioxide Emissions and Energy Performance ................... 6
1.1.7  Policy ENG2: Renewable Energy Targets ........................................................... 6
1.2  Suffolk Coastal Local Plan .......................................................................................... 7
1.2.1  Policy AP8 - Countryside Protection .................................................................. 7
1.2.2  Policy AP11 - Agricultural Land and Commercial Woodlands ........................... 7
1.2.3  Policy AP13 – Special Landscape Areas ............................................................. 7
1.2.4  Policy AP14 - Wildlife and Habitats ................................................................... 7
1.2.5  Policy AP17 - Trees, Hedgerows and Woodlands  .............................................. 8
1.2.6  Policy AP19 – Design .......................................................................................... 8
1.2.7  Policy AP39 - Residential Amenity ..................................................................... 8
1.2.8  Policy AP70 - Farm Diversification ..................................................................... 8
1.2.9  Policy AP90 - Overhead Power Lines and Electricity Supply Lines .................... 9
1.2.10  Policy AP92 - Areas at Risk from Flooding ......................................................... 9
1.2.11  Policy AP98 - Renewable Energy ....................................................................... 9
1.2.12  Policy AP107 - Footpaths and Bridleways .......................................................10
1.3  Suffolk Coastal Local Development Framework Pre-submission Core Strategy and
Development Management Policies Development Plan Document (December 2011) ..... 11
1.3.1  Strategic Policy SP1 – Sustainable Development ............................................ 11
1.3.2  Strategic Policy SP7 – Economic Development in the Rural Areas .................. 11
1.3.3  Strategic Policy SP12 – Climate Change .......................................................... 12
1.3.4  Strategic Policy SP14 – Biodiversity and Geodiversity .................................... 12
1.3.5  Strategic Policy SP15 – Landscape and Townscape ......................................... 12
1.3.6  Strategic Policy SP29 – The Countryside ......................................................... 13
1.3.7  Development Management Policy DM14 – Farm Diversification ................... 13
1.3.8  Development Management Policy DM21 – Design: Aesthetics ...................... 14
1.3.9  Development Management Policy DM23 – Residential Amenity ................... 15
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1.3.10  Development Management Policy DM27 – Biodiversity and Geodiversity .... 15
1.3.11  Development Management Policy DM28 – Flood Risk ................................... 15
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1.0  Appendix L – Policies referred to in the Planning Statement
East of England Plan 2008  1.1
1.1.1  Policy SS1: Achieving Sustainable Development
The strategy seeks to bring about sustainable development by applying:
(1) The guiding principles of the UK Sustainable Development Strategy 2005:
•  living within environmental limits;
•  ensuring a strong, healthy and just society;
•  achieving a sustainable economy;
•  promoting good governance; and
•  using sound science responsibly.
(2) The elements contributing to the creation of sustainable communities described in
Sustainable Communities: Homes for All:
•  active, inclusive and safe in terms of community identity and cohesion, social
inclusion and leisure opportunities;
•  well run in terms of effective participation, representation and leadership;
•  environmentally sensitive;
•  well designed and built;
•  well connected in terms of good transport services;
•  thriving in terms of a flourishing and diverse economy;
•  well served in terms of public, private, community and voluntary services; and
•  fair for everyone.
Local Development Documents and other strategies relevant to spatial planning within the
region should:
(a) help meet obligations on carbon emissions; and
(b) adopt a precautionary approach to climate change by avoiding or minimizing potential
contributions to adverse change and incorporating measures which adapt as far as possible
to unavoidable change.
In particular, the spatial strategy seeks to ensurethat development:
•  maximises the potential for people to form more sustainable relationships between
their homes, workplaces, and other concentrations of regularly used services and
facilities, and their means of travel between them;and
•  respects environmental limits by seeking net environmental gains wherever
possible, or at least avoiding harm, or (where harmis justified within an integrated
approach to the guiding principles set out above) minimising, mitigating and/or
compensating for that harm.
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1.1.2  Policy ENV2: Landscape Conservation
In their plans, policies, programmes and proposals planning authorities and other agencies
should, in accordance with statutory requirements, afford the highest level of protection to
the East of England’s nationally designated landscapes (Figure 5) – the Norfolk and Suffolk
Broads, the Chilterns, Norfolk Coast, Dedham Vale, and Suffolk Coast and Heaths Areas of
Outstanding Natural Beauty (AONBs), and the North Norfolk and Suffolk Heritage Coasts.
Within the Broads priority should be given to conserving and enhancing the natural beauty,
wildlife and cultural heritage of the area, promoting public enjoyment and the interests of
navigation. Within the AONBs priority over other considerations should be given to
conserving the natural beauty, wildlife and cultural heritage of each area.
Planning authorities and other agencies should recognise and aim to protect and enhance
the diversity and local distinctiveness of the countryside character areas identified on Figure
6 by:
•  developing area-wide strategies, based on landscapecharacter assessments, setting
long-term goals for landscape change, targeting planning and land management
tools and resources to influence that change, and giving priority to those areas
subject to most growth and change;
•  developing criteria-based policies, informed by thearea-wide strategies and
landscape character assessments, to ensure all development respects and enhances
local landscape character; and
•  securing mitigation measures where, in exceptional circumstances, damage to local
landscape character is unavoidable.
1.1.3  Policy ENV3: Biodiversity and Earth Heritage
In their plans, policies, programmes and proposals planning authorities and other agencies
should ensure that internationally and nationally designated sites are given the strongest
level of protection and that development does not have adverse effects on the integrity of
sites of European or international importance for nature conservation. Proper consideration
should be given to the potential effects of development on the conservation of habitats and
species outside designated sites, and on species protected by law.
Planning authorities and other agencies should ensure that the region’s wider biodiversity,
earth heritage and natural resources are protected and enriched through the conservation,
restoration and re-establishment of key resources by:
•  ensuring new development minimises damage to biodiversity and earth heritage
resources by avoiding harm to local wildlife sites and, wherever possible, achieving
net environmental gains in development sites through the retention of existing
assets, enhancement measures, and new habitat creation;
•  promoting the conservation, enhancement, restoration, re-establishment and good
management of habitats and species populations in accordance with East of England
regional biodiversity targets (Appendix B) and the priorities in the East of England
Regional Biodiversity Map (Figure 7);
•  identifying and safeguarding areas for habitat restoration and re-establishment, in
particular large-scale (greater than 200 ha) habitat restoration areas which will
deliver human and wildlife benefit;
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•  identifying, safeguarding, conserving, and restoring regionally important geological
and/or geomorphological sites and promoting their good management;
•  ensuring the appropriate management and further expansion of wildlife corridors
important for the migration and dispersal of wildlife;
•  having regard to the need for habitats and species to adapt to climate change; and
•  establishing networks of green infrastructure, maximising their biodiversity value, as
provided for under Policy ENV1.
•  The East of England Regional Assembly and its partners should work with authorities
in neighbouring regions on strategic natural resource and biodiversity issues in areas
such as the Chilterns, the Wash and Thames Estuary.
1.1.4  Policy ENV4: Agriculture, Land and Soils
In their plans, policies, programmes and proposals planning authorities and other agencies
should:
•  promote and encourage the expansion of agri-environment schemes to:
–  increase the landscape, historic and wildlife value of farmland in accordance
with regional priorities set out in other policies of this RSS;
–  maintain and enhance the resilience and quality of soils;
–  increase public access;
–  reduce diffuse pollution;
•  include policies that respond to the changes takingplace in agriculture to address
issues such as climate change and consumer demands for higher standards of animal
welfare and food safety and the implications of resultant development in the
countryside;
•  encourage the sustainable use of soil resources and, where soil and land have been
degraded, maximise opportunities for restoration tobeneficial after-uses including
agriculture, woodland, amenity and habitat creationschemes in accordance with
regional priorities set out in other policies of this RSS;
•  encourage more sustainable use of water resources through winter storage schemes
and new wetland creation.
1.1.5  Policy ENV6: The Historic Environment
In their plans, policies, programmes and proposals local planning authorities and other
agencies should identify, protect, conserve and, where appropriate, enhance the historic
environment of the region, its archaeology, historic buildings, places and landscapes,
including historic parks and gardens and those features and sites (and their settings)
especially significant in the East of England:
•  the historic cities of Cambridge and Norwich;
•  an exceptional network of historic market towns;
•  a cohesive hierarchy of smaller settlements rangingfrom nucleated villages, often
marked by architecturally significant medieval parish churches, through to a pattern
of dispersed hamlets and isolated farms;
•  the highly distinctive historic environment of the coastal zone including extensive
submerged prehistoric landscapes, ancient salt manufacturing and fishing facilities,
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relict sea walls, grazing marshes, coastal fortifications, ancient ports and traditional
seaside resorts;
•  formal planned settlements of the early twentieth century, including the early
garden cities, and factory villages;
•  conservation areas and listed buildings, including domestic, industrial and religious
buildings, and their settings, and significant designed landscapes;
•  the rural landscapes of the region, which are highly distinctive and of ancient origin;
and
•  the wide variety of archaeological monuments, sitesand buried deposits which
include many scheduled ancient monuments and other nationally important
archaeological assets.
1.1.6  Policy ENG1: Carbon Dioxide Emissions and Energy Performance
Working with regional partners, EERA should consider the performance of the spatial
strategy on mitigating and adapting to climate change through its monitoring framework
and develop clear yardsticks against which future trends can be measured, which should
inform the review of the RSS and the preparation ofLocal Development Documents.
To meet regional and national targets for reducing climate change emissions, new
development should be located and designed to optimise its carbon performance. Local
authorities should:
•  encourage the supply of energy from decentralised, renewable and low carbon
energy sources and through Development Plan Documents set ambitious but viable
proportions of the energy supply of new developmentto be secured from such
sources and the development thresholds to which such targets would apply. In the
interim, before targets are set in Development PlanDocuments, new development
of more than 10 dwellings or 1000m2 of non-residential floorspace should secure at
least 10% of their energy from decentralised and renewable or low-carbon sources,
unless this is not feasible or viable; and
•  promote innovation through incentivisation, master planning and development
briefs which, particularly in key centres for development and change, seek to
maximise opportunities for developments to achieve,and where possible exceed
national targets for the consumption of energy. To help realise higher levels of
ambition local authorities should encourage energy service companies (ESCOs) and
similar energy saving initiatives.
1.1.7  Policy ENG2: Renewable Energy Targets
The development of new facilities for renewable power generation should be supported,
with the aim that by 2010 10% of the region’s energy and by 2020 17% of the region’s
energy should to come from renewable sources. Thesetargets exclude energy from offshore
wind, and are subject to meeting European and international obligations to protect wildlife,
including migratory birds, and to revision and development through the review of this RSS.
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Suffolk Coastal Local Plan  1.2
1.2.1  Policy AP8 - Countryside Protection
The landscape quality and character of the Countryside will be protected for its own sake by
generally restricting development to that which is essential for the efficient operation of
agriculture, forestry and horticulture or is otherwise permitted by other policies in the Local
Plan
1.2.2  Policy AP11 - Agricultural Land and Commercial Woodlands
When considering proposals for development, the District Council will pay particular regard
to the need to minimise the irreversible loss of commercial woodlands and the best and
most versatile agricultural land, and the need to minimise the severance and disruption of
viable farms and commercial woodland. Best and mostversatile land includes that in the
Ministry of Agriculture Grades, 1, 2 and 3a.
Development of such land will only be allowed, exceptionally, if there is an overriding need
for the development and sufficient land of a lower grade is unavailable. If land in Grades 1, 2
and 3a does need to be developed, and there is a choice between sites of a different grade,
development should be directed towards land of the lowest grade.
1.2.3  Policy AP13 – Special Landscape Areas
The valleys and tributaries of the Rivers Alde, Blyth, Deben, Fynn, Hundred, Mill, Minsmere,
Ore and Yox, and the Parks and Gardens of Historic or Landscape Interest are designated as
Special Landscape Areas and shown on the Proposals Map. The District Council will ensure
that no development will take place which would be to the material detriment of, or
materially detract from, the special landscape quality.
1.2.4  Policy AP14 - Wildlife and Habitats
Development will not be permitted if it could result in:
(i)  the loss, or significant alteration of important habitats, including heathland,
woodland, dunes, water meadows, other permanent pasture, parkland, marshes,
saltmarshes, vegetated shingle, mudflats, streams, ponds, reedbeds, green lanes,
trees and hedges;
(ii)  the threat to rare or vulnerable species, especially those protected by law
(iii)  the threat to species or habitats identified in National or Local Biodiversity Action
Plans.
Where develop-ment is permitted, the replacement orretention of important wildlife
habitats will be sought through conditions or legalagreement.
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1.2.5  Policy AP17 - Trees, Hedgerows and Woodlands
The retention, improvement and management of existing trees, hedgerows and woodlands
will be encouraged for their economic, landscape and ecological value, and historic or
conservation interest. Any notification of intention to remove farmland hedgerows will be
considered against relevant criteria set out in theappropriate Hedgerow Regulations. Where
serious harm to the landscape or wildlife would result from felling, the District Council will,
where necessary, impose Tree Preservation Orders. Conditions will be imposed upon
planning permissions in appropriate cases, requiring the retention and/or planting of trees
and the maintenance of other landscape features. The District Council will carry out planting
itself, will support planting by others in conjunction with the Countryside Commission and
Forestry Authority, and provide advice on the conservation of the landscape, as resources
permit.
1.2.6  Policy AP19 – Design
Proposals which comprise poor design and layout or otherwise seriously detract from the
character of their surroundings will not be permitted. In considering the design aspects of
planning applications the District Council will have regard to Supplementary Planning
Guidance which has been prepared and adopted and will generally resist proposals which do
not conform to that Guidance.
1.2.7  Policy AP39 - Residential Amenity
Subject to compatibility with other policies of theLocal Plan, in order to protect the amenity
and character of primarily residential areas, the District Council will strongly resist:
(i)  changes from residential to non-residential use, where such a change would be to
the serious detriment of residential amenity, or causes a significant untoward
change in the character of the area;
(ii)  the loss of open spaces which contribute to the character of an area or are valuable
for recreation or amenity purposes;
(iii)  redevelopment proposals which are significantly detrimental to the character or
appearance of an area, or seriously impair residential amenity. The cumulative
effect of a series of proposals will be taken into account;
(iv)  ‘tandem' and similar unsatisfactory types of backland development which would
significantly reduce residential amenity, mainly asa result of increased noise and
loss of privacy, and/or would result in the erosionof the particular character of the
surroundings.
1.2.8  Policy AP70 - Farm Diversification
The District Council will support the diversification of farm enterprises, subject to the
following criteria:
(i)  where relevant, the proposal retains existing, or provides additional or alternative
employment;
(ii)  the proposal has no materially detrimental effect on landscape, wildlife, residential
amenity or archaeological sites;
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(iii)  the proposal should not lead to traffic movements that would prejudice highway
safety, or the free flow of traffic, or materially harm the living conditions of local
residents;
(iv)  the proposal does not involve the permanent loss ofagricultural land of grades 1, 2
or 3a, unless it can be demonstrated that there is no other site suitable and clearly
available for the particular purpose, and the advantages of the proposed facility
outweigh all other material considerations.
1.2.9  Policy AP90 - Overhead Power Lines and Electricity Supply Lines
Major overhead transmission lines (275 kv or over) and substations must avoid the Area of
Outstanding Natural Beauty, unless no alternative solution is possible and the line is
required in the national interest. They should, wherever practicable, avoid other sensitive
areas, such as Special Landscape Areas, wetlands supporting high concentrations of water
birds and Conservation Areas, but where they are solocated they must respect satisfactorily
the form and character of the area.
Where other lower voltage transmission lines must cross sensitive areas, they will be
expected to be placed underground or, if that is not possible or would not significantly
reduce their visual impact, they should be carefully sited, so as to avoid undue damage to
the local environment.
In respect of electricity supply lines to individual properties, the District Council will
co-operate with electricity supply companies to ensure that, by careful siting and design,
there will be minimal intrusion into the townscape or landscape. In every instance, the
feasibility of burying lines will be considered.
1.2.10  Policy AP92 - Areas at Risk from Flooding
New development, or the intensification of existingdevelopment, will not be permitted in
areas at risk from flooding. In addition, development (including the raising of land) will not
be permitted where it is likely to impede materially the flow or storage of flood water or
increase the risk of flooding elsewhere (for example, due to additional surface water
run-off), or increase the number of people or properties at risk of flooding, unless the
development includes appropriate measures to prevent these occurring
1.2.11  Policy AP98 - Renewable Energy
In view of the environmental benefits associated with harnessing renewable energy sources,
the District Council will support the development of renewable energy schemes provided
that it can be shown that such development would not cause significant harm to interests of
acknowledged importance in the local environment.
In assessing proposals for renewable energy schemes, in addition to the local and wider
benefits which the proposal may bring, the DistrictCouncil will have particular regard to the
following issues:
(i)  the immediate and wider impact of the proposed development on the natural
beauty of the landscape. Particular care will be taken in assessing proposals for
developing renewable energy projects in the areas with special designations, where
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stricter planning controls are applied. In the Areaof Outstanding Natural Beauty, the
siting of major developments will be permitted onlyif justified by a proven national
interest and a lack of alternative sites. In Special Landscape Areas [SLAs], the District
Council will require evidence of a lack of alternative sites outside the SLA before
such proposals will be permitted;
(ii)  the impact of the proposed development on ecologically important areas;
(iii)  other impacts, such as noise, vibration and safety;
(iv)  the need to protect features and areas of natural, cultural, historical and
archaeological interest;
(v)  the measures that would be taken, both during and after construction, to minimise
the impact of the development on local land use andresidential amenity.
(vi)  Where permitted, a high standard of design, materials and landscaping to reflect the
setting will be expected. Supply and power lines will be judged against Policy AP90.
1.2.12  Policy AP107 - Footpaths and Bridleways
The District Council will endeavour to safeguard the existing public footpath and bridleway
network and encourage its maintenance. It will alsosupport the provision, in appropriate
locations, of the creation of additional public, orpermissive, rights of way, particularly if
such provision is compatible with the objectives for recreation within the Area of
Outstanding Natural Beauty.
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Suffolk Coastal Local Development Framework Pre-submission Core Strategy  1.3
and Development Management Policies Development Plan Document
(December 2011)
1.3.1  Strategic Policy SP1 – Sustainable Development
Central to the Core Strategy for the future of the Suffolk Coastal district is the achievement
of sustainable development. The Strategy in this respect will be to:
(a)  mitigate against and adapt to the effects of climate change;
(b)  relate new housing development to employment services, transport and
infrastructure. To achieve this a defined Settlement Hierarchy, itself based on
(c)  sustainability principles, has been created and applied;
(d)  achieve a local balance between; employment opportunities; housing growth and
environmental capacity;
(e)  ensure the provision of the appropriate infrastructure in order to support existing
and proposed communities
(f)  give priority to re-using previously developed landand buildings; including where
appropriate former agricultural complexes, where possible ahead of greenfield sites;
(g)  promote the use of sustainable methods of construction, including materials, energy
efficiency, water recycling, aspect etc;
(h)  reduce the overall need to travel but where travel is necessary to better manage the
transport network to enable it to function efficiently;
(i)  enable a healthy economy, notably in the town centres and rural areas, taking
advantage of regeneration opportunities where appropriate;
(j)  enhance accessibility to services;
(k)  conserve and enhance the areas natural, historic and built environment;
(l)  maintain and enhance a sense of place; and
(m)  create and promote inclusive and sustainable communities in both urban and rural
locations.
1.3.2  Strategic Policy SP7 – Economic Development in the Rural Areas
Opportunities to maximise the economic potential ofthe rural areas, particularly where this
will secure employment locally, will be generally supported.
The Council’s Strategy will involve:
•  Fostering the maintenance and expansion of existingemployment and creation of
new employment in the market towns of the district and at other settlements in
•  accordance with the Settlement Hierarchy;
•  Encouraging small-scale farm and rural diversification enterprises that are
compatible with objectives in respect of the environment and sustainability and that
•  accord with the Settlement Hierarchy;
•  Supporting agriculture; and
•  Expanding the tourism offer where it is compatible with the objectives in respect of
the environment and SP8.
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1.3.3  Strategic Policy SP12 – Climate Change
The District Council will contribute towards the mitigation of the effects of new
development on climate change by:
•  Ensuring development minimises the use of natural resources by utilising recycled
materials where appropriate, minimises greenhouse gas emissions, incorporates
energy efficiency, encourages the use of public transport, helps to reduce waste and
minimises the risk of pollution;
•  Encouraging and promoting schemes which create renewable energy where
consistent with the need to safeguard residential amenity, the environment and the
landscape;
•  Minimising the risk of flooding and ensuring appropriate management of land within
flood plains; and
•  Improving the process of estuary and coastal management, incorporating and
integrating social, recreational, economic, physical and environmental issues and
actions
The approach towards sustainable means of construction is addressed in the Design section
(chapter 5) of this Core Strategy
1.3.4  Strategic Policy SP14 – Biodiversity and Geodiversity
Biodiversity and geodiversity will be protected andenhanced using a framework based on a
network of:
•  Designated sites
•  Wildlife corridors and links
•  The rivers, estuaries and coast
•  Identified habitats and geodiversity features
•  Landscape character areas, and;
•  Protected species
Sites and species of national and international importance are identified elsewhere and
these will be complemented by the designation of those of local importance.
The Suffolk Biodiversity Action Plan and Suffolk Local Geodiversity Action Plan will be
implemented. The Strategy will also be to contribute to county targets through the
restoration, creation and on-going management of new priority habitats as identified in
those documents.
1.3.5  Strategic Policy SP15 – Landscape and Townscape
The policy of the Council will be to protect and enhance the various landscape character
areas within the district either through opportunities linked to development or through
other strategies.
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In addition to the protected landscape of the AONB,the valleys and tributaries of the Rivers
Alde, Blyth, Deben, Fynn, Hundred, Mill, Minsmere, Ore, Orwell and Yox, and the designated
Parks and Gardens of Historic or Landscape Interestare considered to be particularly
significant.
Many of the towns and villages in the district are of distinctive historical and architectural
value, as well as landscape value and character, and the Council will seek to enhance and
preserve these attributes and the quality of life in the generality of urban areas.
This strategy will extend to towns and villages where sites, gaps, gardens and spaces that
make an important contribution to a particular location in their undeveloped form will be
identified and protected where known; or more generally avoided where development in
these locations would lead to coalescence. The location of such sites will be designated
through the Site Allocations and Area Specific Policies, Area Action Plan or Neighbourhood
Development Plan Document. Until then those sites currently allocated under “saved” Policy
AP28 in the Suffolk Coastal Local Plan (incorporating 1st and 2nd Alterations) will continue
to be protected.
1.3.6  Strategic Policy SP29 – The Countryside
The Countryside will be protected for its own sake.
The Strategy in respect of new development outside the physical limits of those settlements
defined as Major Centres, Towns, Key Service Centres, Local Service Centres or in
accordance with SP28, is that it will only be permitted in exceptional circumstances. Such
circumstances are identified in specific Strategic Policies and Development Management
Policies.
1.3.7  Development Management Policy DM14 – Farm Diversification
Proposals for the diversification of farm enterprises will be granted planning permission if
the following criteria are satisfied:
(a)  the proposal should be of a use and of a scale that relates well to its setting. the
use proposed should have regard to the immediate road network and accessibility
to the primary road network, and should not lead totraffic movements that would
prejudice highway safety, the free flow of traffic,or materially harm the living
conditions of local residents;
(b)  the application is supported by information that demonstrates that the
diversification scheme contributes to the viabilityof the farm as a whole and its
continued operation, or to the sustainability of the local community;
(c)  the proposal either retains existing, provides additional or creates alternative
employment, or is for community purposes; and
(d)  the proposal does not involve a residential use except where consistent with other
strategic or Development management policies.
In respect of (b), the District Council will have regard to the nature of the use and the need
for a rural location.
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1.3.8  Development Management Policy DM21 – Design: Aesthetics
Proposals that comprise poor visual design and layout, or otherwise seriously detract from
the character of their surroundings will not be permitted. Development will only be
permitted where the following criteria are met:
(a)  proposals should relate well to the scale and character of their surroundings
particularly in terms of their siting, height, massing and form;
(b)  in areas of little or no varied townscape quality,the form, density and design of
proposals should create a new composition and pointof interest, which will provide
a positive improvement in the standard of the builtenvironment of the area
generally;
(c)  alterations and extensions to existing buildings should normally respect the plan
form, period, style, architectural characteristics and, where appropriate, the type
and standard of detailing and finishes of the original building;
(d)  in order for extensions to existing buildings to be acceptable, particularly on those
that are considered to be architecturally and historically important (including
vernacular architecture) and those located in sensitive locations, the extension shall
be visually ‘recessive’ and its size and design shall be such that the original building
will remain the more dominant feature on the site;
(e)  layouts should incorporate and protect existing site features of landscape,
ecological, heritage or amenity value as well as enhance such features e.g. habitat
creation; and
(f)  attention must be given to the form, scale, use, and landscape of the spaces
between buildings and the boundary treatment of individual sites, particularly on
the edge of settlements. The District Council will support and strongly encourage the
conservation of energy and the use of alternative and renewable sources of energy
in the design and layout of proposals for new buildings and conversion of existing
buildings, provided it would not seriously detract from the character of the area.
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1.3.9  Development Management Policy DM23 – Residential Amenity
When considering the impact of new development on residential amenity, the Council will
have regard to the following:
(a)  privacy/overlooking;
(b)  outlook;
(c)  access to daylight and sunlight;
(d)  noise and disturbance;
(e)  the resulting physical relationship with other properties;
(f)  light spillage, air quality and other forms of pollution; and
(g)  safety and security
Development will only be acceptable where it would not cause an unacceptable loss of
amenity to adjoining or future occupiers of the development.
1.3.10  Development Management Policy DM27 – Biodiversity and Geodiversity
Development will not be permitted where there is anunacceptable impact on biodiversity
and geodiversity having regard to the following;
(a)  the status and designation of sites, habitats and species;
(b)  the need to avoid the loss and fragmentation of important sites and habitats; and
(c)  the impact and effectiveness of any mitigation measures proposed to minimize
and/or protect sites, habitats and species. mitigation measures that encourage
biodiversity will be looked upon favourably.
Where development is permitted, the retention or replacement of important sites and
habitats will be sought through conditions or legalagreement. Opportunities will also be
taken to create and enhance wildlife corridors and networks.
Improved site management and increased public access to sites will be encouraged where
appropriate.
1.3.11  Development Management Policy DM28 – Flood Risk
Proposals for new development, or the intensification of existing development, will not be
permitted in areas at high risk from flooding, i.e.Flood Zones 2 and 3, unless the applicant
has satisfied the safety requirements in PPs25 (andany successor). these include the
‘sequential test’; where needed the ‘exception test’ and also a flood risk assessment that
addresses the characteristics of flooding and has tested an appropriate range of flood event
scenarios. Where the proposal is one for housing, the geographical area of search for
alternative sites will be determined by the following principles:
(a)  Affordable Housing:
Where a site is within the physical limits boundaryof a major Centre, town, Key or Local
service Centre and there is an identified need for the affordable housing, the geographical
area of search for a sequentially preferable site is the physical limits boundary. If there are
no sequentially preferable sites capable of accommodating the development, then the
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proposal will be supported in principle subject to passing the ‘exception test’ set out in
appendix D of PPs25. Where the scheme is to be approved, it will be subject to a s106
agreement which ensures that the affordable housingis retained as such in perpetuity.
Where a site is outside the physical limits boundary of a town or Key service Centre and is
being promoted as an “exception site” the same principles will apply. However, the
applicant will need to demonstrate that all other potential “exception sites” have been
examined and there are no sequentially preferable sites available in locations abutting or
well-related to the particular settlement boundary.
Affordable housing will not be permitted in areas of high risk of flooding within or outside
other settlement categories.
(b)  Open market housing:
Where a site is within the physical limits boundaryof a major Centre, town, Key or Local
service Centre and there is an identified need for the housing in order to meet the
requirements as set out elsewhere in this Core strategy or to maintain a 5 year supply of
housing land, the geographical area of search for asequentially preferable site is the housing
market area. If there are no sequentially preferable sites capable of accommodating the
development, then the proposal will be supported inprinciple subject to passing the
‘exception test’ set out in appendix D of PPs25.
In the case of both affordable and open market housing, of particular relevance when
applying the ‘exception test’ will be where significant redevelopment, or regeneration is
required in order to achieve the objectives or implement the strategy for a particular
settlement or settlement type.
In all other areas new housing should not be permitted within Flood Zones 2 or 3.
Within all areas at high risk from flooding the proposal must be accompanied by a flood risk
assessment which shows that the proposal:
(a)  Is unlikely to impede materially the flow or storage of flood water or increase the risk
of flooding elsewhere (for example, due to additional water run-off); and
(b)  Would not increase the number of people or properties at risk from flooding, by
including appropriate mitigation measures to prevent this occurring.