THE ENVIRONMENTAL CONTEXT
1.1 This Chapter outlines the character and features of the environment
of the Suffolk Coastal District. It establishes the environmental framework
within which subsequent Chapters of the Plan will operate. The following
subjects are covered:
The Built Environment
• Settlement Pattern
• Conservation Areas
• Historic Parks and Gardens
• Listed Buildings
Archaeology
The Rural Environment
• The Countryside
• Agriculture
• Landscape
• Nature Conservation
• Trees and Woodland
• Village Greens and Common Land
• Minerals and Waste Disposal
Environmental Assessment
1.2 The Countryside of the Suffolk Coastal District has a charm and varied
natural beauty, with the coastal heathlands contrasting with the undulating
farmland to the north and west, where the soil is heavier. Within this
landscape, the river valleys and estuaries have a particular character
and significance, and there is a marked contrast between the coastal area
and that to the west, which typifies the inland Suffolk landscape of rolling
countryside and dispersed settlements. Trees, woodland, parkland and hedgerows
are all important elements of its overall character.
1.3 About one third of the District has been recognised nationally for
its landscape quality by its designation by the Countryside Agency (formerly
the Countryside Commission) as an Area of Outstanding Natural Beauty.
Strategic policies, in line with guidance from the Countryside Agency,
preclude development which would have a significant impact on the AONB
unless the overriding national need for such development in a particular
location can be demonstrated and no alternative site is available. Other
important landscapes have been designated as Special Landscape Areas.
1.4 The Area is also important for nature conservation, particularly
the heathland, the mudflats and saltings of the estuaries. The status
of some sites is recognised by particular designations.
1.5 There are a number of existing Conservation Areas within the Plan
Area. Although some settlements and areas do not meet the established
criteria for the designation of Conservation Area status, this does not
mean that they do not have their own special qualities or pleasant character,
which should be considered as part of the assessment of any future development
proposals.
1.6 Across the Plan Area, in urban and rural locations, a number of buildings
are of particular significance and have been Listed by the Department
of the Environment as being of special architectural or historic interest.
1.7 The settlements of the Area vary greatly in size, form and character,
from the smallest of hamlets set deep in the Countryside, to the more
urban centres and towns. The dominant feature of the environment, however,
is the smaller scale, established over centuries of agricultural practice
and settlement, and this gives the District its character and charm.
1.8 There are also a number of archaeological sites, ranging in date
from the Palaeolithic through to the post-Medieval period. In addition,
a large number are legally protected as Scheduled Ancient Monuments.
1.9 Planning policies, formulated to protect the character of the Countryside,
tend, through necessity, to be of a negative nature. They are also unable
to address those issues normally outside planning control. Rapid changes
in the requirements of agriculture and in attitudes towards protection
of the Countryside for its own sake need to be reflected in this Plan.
1.10 It must also be recognised that the positive management of the Countryside,
particularly those areas under pressure, is essential and that planning
policies must, therefore, provide the background against which non-statutory
policies for Countryside management can be formulated. This is particularly
important in the Countryside close or adjacent to urban areas. Not only
are these aesthetically important, but they provide a vital 'informal'
recreation area.
1.11 The need to conserve and enhance the environment is becoming increasingly
recognised at a national, and even international level. It is a function
of Local Plans to provide effective planning policies to accommodate new
development and change whilst protecting and enhancing the environment,
particularly those elements which have specific designations at the international,
national or local level.
1.12 However, the character and importance of the environment of the
District is also made up of general or smaller-scale features, which do
not have special designations. This includes the overall settlement pattern,
townscape elements, the relationship between buildings, open spaces, and
individual features such as trees and hedgerows. These also warrant some
degree of protection.
1.13 Consistent with the Regional Planning Guidance for East Anglia,
published by the Secretary of State for the Environment, Transport and
the Regions, it will be necessary to aim to balance the location, rate
and scale of new development with the rate at which it can be absorbed.
At the same time, it is essential to respect the character of the District
and important features.
1.14 The Environmental Objectives of the Plan, therefore,
are:
(i) to ensure that the scale of the development in each settlement
is appropriate in respect of the size, form and character of that particular
settlement and the provision of services;
(ii) to identify physical limits boundaries for the Towns and the
settlements identified as Villages, in order to specify those areas
within which development shall take place and outside which the Countryside
policies will apply;
(iii) to give adequate recognition to the importance of the Conservation
Areas by ensuring that all new development which takes place within
them is of a form which preserves or enhances their character and appearance
and by formulating proposals for their enhancement;
(iv) to co-operate with statutory undertakers and other agencies in
improving existing and implementing new working practices which recognise
the special qualities of the built and rural environments;
(v) to resist the demolition of, or any alterations to, Listed Buildings
which would adversely affect their architectural and historic importance,
to positively encourage their repair and restoration, and to protect
and enhance their setting;
(vi) to give adequate protection to parks and gardens of historic
or landscape importance;
(vii) to ensure that archaeological sites are preserved, and to resist
development that would adversely affect their sites or settings. In
exceptional circumstances, mitigation will be sought, in the face of
overriding development needs;
(viii) to generally restrict development in the Countryside, including
hamlets and dispersed and fragmented settlements, to that which needs
to be there, ie, related primarily to agriculture, forestry, horticulture
and informal recreation;
(ix) to protect high quality agricultural land from development;
(x) to protect and enhance areas of high landscape quality, particularly
those designated as Areas of Outstanding Natural Beauty and Special
Landscape Areas, from the effects of development;
(xi) the need to protect and enhance sites of nature conservation
interest;
(xii) to control or prevent, where within the Council's powers, pollution
of the environment;
(xiii) to protect and, where possible, enhance areas of countryside
immediatelyadjacent to urban areas.
SUSTAINABLE DEVELOPMENT
1.15 One of the key roles of the Local Plan is to enable the provision
of homes, public utilities, social and recreational facilities, and jobs
in a way which is consistent with the principles of sustainable development.
In other words, to secure economic and social development while protecting
and enhancing the environment.
1.16 The most widespread definition of "sustainable development"
is:
"development that meets the needs of the present without compromising
the ability of future generations to meet their own needs".
(World Commission on Environment and Development, 1987).
1.17 Planning Policy Guidance Note 1 sets out the aims of a sustainable
planning framework. These are to:
• provide for the nation's needs for commercial and industrial
development, food production, minerals extraction, new homes and other
buildings, while respecting environmental objectives;
• use already developed areas in the most efficient way, while
making them more attractive places in which to live and work;
• conserve both the cultural heritage and natural resources
(including wildlife, landscape, water, soil and air quality), taking
particular care to safeguard designations of national and international
importance; and
• shape new development patterns in a way which minimises the
need to travel.
1.18 These are the foundation of the Local Plan policies as altered by
this, the first Review. It would be inappropriate to have a single policy
to address the principle of sustainability because it is a principle that
influences the whole content of the Local Plan in terms of its policies
and proposals. This principle is incorporated into the following objective:
A primary objective of the Local Plan will be to ensure that development
is consistent with meeting present needs while not compromising the
ability of future generations to meet their own needs or enjoy a high
quality environment.
1.19 The application of this objective will continue to be assessed by
an environmental appraisal of the Plan and its monitoring on an annual
basis. The environment appraisal is available separately.
THE BUILT ENVIRONMENT
THE SETTLEMENT PATTERN
1.20 Outside of the larger urban centres of Ipswich, Felixstowe and Woodbridge,
the settlement pattern of the District is generally rural and small in
scale. About one third of the population lives in parishes of less than
500 people and, overall, the settlements are varied in size and are scattered
across the District.
1.21 The character of the Suffolk Coastal District is largely derived
from the dispersed nature of its settlements, the widespread occurrence
of hamlets and small groups of buildings, and their open form with gaps
between dwellings. This character should be safeguarded. The cumulative
impact of development within hamlets, clusters or groups could be considerable
and seriously erode the character of the countryside and the settlement
pattern. Therefore, development in such areas, particularly housing, will
be strongly resisted.
1.22 Policies on the Settlements, and the scale of development appropriate
in each, are contained in the Housing Chapter, paras 3.15 to 3.57.
CONSERVATION AREAS
NEW DEVELOPMENT
1.23 A number of settlements contain Conservation Areas. These are `areas
of special architectural or historic interest, the character or appearance
of which it is desirable to preserve or enhance'. Therefore, it will be
important to ensure that new development or change is not to the detriment
of the Conservation Area, but actually preserves or enhances it.
1.24 In Conservation Areas, the Authority will seek a high standard of
design which respects the existing appearance of the area, and ensure
that development and change is undertaken in a sensitive fashion. In particular,
new development must be designed, not as a separate entity, but as part
of the larger whole which has an established character. As well as the
design of new build, the Council will also give regard to the design of
spaces about buildings. Conservation Areas within the District, by their
very nature do not easily absorb additional traffic generated from both
residents and visitors/tourists to the area. To help avoid any adverse
impact of new highway works as a result of development the Council will
take account of the County Council publication 'Highway Works in Conservation
Areas'.
1.25 In addition, the designation of a Conservation Area enables the
Local Planning Authority to control the demolition of buildings and the
felling of trees.
1.26 Within the District there are a number of Conservation Areas. These
are listed in Part Two of the Written Statement - the Area Policies. The
District Council is in the process of preparing Supplementary Planning
Guidance for the Conservation Areas, as well as for other subjects related
to conservation and listed buildings.
1.27 The boundaries of the Conservation Areas are shown on the Proposals
Map. The following policy will apply:
POLICY AP1
Conservation Areas - Control of Development and Enhancement
To protect the character of the Conservation Areas, as shown on
the Proposals Map, and to ensure that new buildings, alterations or
other development preserve or enhance them, the District Council will,
in the control of development within, or affecting, each Conservation
Area, pay special attention to the following matters:
(i) the building materials used, to ensure that they are consistent
with the general character of the respective area;
(ii) the form, scale, design and detailing of new buildings, alterations
to existing buildings, and the space around buildings (including landscape
schemes, roads and fencing), which should be in harmony with, and relate
satisfactorily to, their surroundings;
(iii) other development, including street furniture, road, footpath
and other surfaces, lighting and advertisement displays, should be in
keeping with the respective Conservation Area; wherever practicable,
electricity, telephone and other cable systems should be placed underground,
or in suitably concealed locations;
(iv) natural features, including trees, should be preserved wherever
possible; schemes of landscaping and tree planting will normally be
required;
(v) Supplementary Planning Guidance;
(vi) the traffic implications arising from the proposed development.
The District Council will normally seek the submission of detailed
plans and drawings of proposed development instead of granting planning
permission in outline form.
As resources permit, the District Council will support and formulate
proposals for the enhancement of Conservation Areas.
1.28 The character of a Conservation Area could easily be eroded by the
actions of individuals or organisations, which do not require planning
permission. Under Article 4 of the General Development Order, the District
Council can seek to restrict development which would normally be permitted
under the Order.
POLICY AP2
Conservation Areas - Permitted Development Rights
The District Council will, where necessary, seek to control permitted
development rights should the character and setting of a Conservation
Area and its buildings be threatened by inappropriate development deemed
to be `permitted development' by the General Development Order.
DEMOLITION
1.29 Anyone wishing to demolish all or part of an unlisted building
in a Conservation Area must first apply for Conservation Area Consent
to the District Council. In assessing whether or not to grant consent
for total demolition, the District Council will need to be aware of what
is to replace that particular building in order to compare both contributions
to the Conservation Area.
POLICY AP3
Conservation Areas - Demolition
Proposals for the total demolition of an unlisted
building in a Conservation Area will be considered against the following
criteria:
(i) the architectural character and quality of the existing building
and the contribution it makes to the character or appearance of the
area in comparison to the character and quality of the proposed replacement
development, and its ability to preserve or enhance the character or
appearance of the area;
(ii) the condition of the building and its potential for adaptation.
Formal consent for total demolition will not normally be granted
in the absence of detailed and acceptable proposals for the replacement
development, for which full planning permission has been, or is concurrently
granted, or is deemed to have been granted, and that consent will be
so conditioned as to tie demolition to the implementation of the approved
scheme of development.
Proposals for the partial demolition and reconstruction
of unlisted buildings in Conservation Areas may be acceptable, providing
the structural stability and architectural importance of the retained
elements are safeguarded.
Demolition of listed buildings is covered by Policy AP5.
ENHANCEMENT SCHEMES
1.30 As resources permit and opportunities arise, the District Council
will seek positive schemes of enhancement for Conservation Areas in the
District. These are outlined in more detail in Part Two of the Written
Statement - the Area Policies.
PARKS AND GARDENS OF SPECIAL HISTORIC OR LANDSCAPE INTEREST
1.31 The District Council has carried out a detailed survey of the more
important historic parks within the District and has adopted a Supplementary
Planning Guidance (SPG) in respect of them. The adopted SPG covers 21
parklands, but does not include possible historic parklands below 50ha
in size, nor does it include historic gardens. The 50ha threshold was
adopted as an appropriate measure for identifying parklands of District-wide
significance, as it was felt that a major attribute of a parkland `of
note' is its extensive coverage within the landscape. The delineated boundary
of each of these historic parklands includes the area currently forming
the visual extent of the parkland, as well as any additional areas which
historically formed part of the extent of the parkland and which continues
to display the remnants of the former parkland.
1.32 Three rural parks are already included in the National Register
of Parks and Gardens of Special Historic Interest compiled by English
Heritage. These are:
• Campsea Ashe Park
• Henham (part)
• Heveningham Hall and Gardens.
1.33 The other parks and gardens, although not recognised by such designation
are, nonetheless, important and their character and appearance should
be safeguarded. The list of such sites includes:
Bawdsey Manor Park |
Glevering Hall Park, Hacheston |
Benhall Lodge Park |
Grove Park, Yoxford |
Boulge Park |
Grundisburgh Hall Park |
Broke Hall Park, Nacton |
Marlesford Hall Park |
Carlton Park, Kelsale |
Orwell Park, Nacton |
Cockfield Hall Park, Yoxford |
Rookery Park, Yoxford |
Easton Park |
Sibton Park |
Glemham Hall Park, Little Glemham |
Staverton Park, Wantisden |
Glemham House Park, Great Glemham |
Sudbourne Park |
The District Council is aware that there may be some smaller parklands
and gardens that justify protection. It is intended that these will be
examined as and when proposals for development are put forward which may
have an effect on them.
1.34 These 21 designated historic parklands are already either in the
Area of Outstanding Natural Beauty or Special Landscape Areas, and policies
relating to those areas will apply. The boundaries of these have been,
and others which may subsequently be added to the list, will be, established
and published by the District Council as Supplementary Planning Guidance.
In considering applications for development, the District Council will
ensure that the proposals will not have a materially adverse impact on
the character, features or setting of a historic parkland. Applications
will also be assessed against the adopted Supplementary Planning Guidance
as well as the other relevant policies in the Local Plan.
POLICY AP4
Parks and Gardens of Historic or Landscape Interest
The District Council will encourage the preservation and/or enhancement
of parks and gardens of historic and landscape interest and their surroundings.
Planning permission for any proposed development will not be granted
if it would have a materially adverse impact on their character, features
or immediate setting.
LISTED BUILDINGS
1.35 Individual buildings of special architectural or historic interest
are Listed by the Department of the Environment. Listed Building consent
is required to carry out any works involving replacement, extension or
alteration, either inside or outside, which affect the architectural or
historic character of a Listed Building. Consent is also required for
demolition or partial demolition.
1.36 The number of Listed Buildings is obviously limited and, therefore,
the presumption must always be in favour of retention, unless there are
overriding circumstances justifying their demolition. Alteration or repair
of such buildings requires skill and care, and the District Council will
pay special regard to the desirability of preserving the character of
the historic interest of the building and its setting, or any internal
and external features of special interest. Supplementary Planning Guidance
has been prepared and adopted.
POLICY AP5
Listed Building Consent
The District Council will only grant listed building consent to,
and/or planning permission for, alterations or extensions to, and/or
change of use of, buildings listed as being of special architectural
or historic interest where it can satisfactorily be demonstrated that
they will not prejudice the special character of the building and its
setting. Extensions to Listed Buildings should ensure that, visually,
the Listed Building remains the dominant feature on the site.
Only in exceptional circumstances will demolition be permitted,
and, in considering all proposals, it will need to be demonstrated to
the satisfaction of the District Council that all attempts have been
made to preserve the building, continue the present use, or find an
alternative, suitable use for it.
POLICY AP6
Preservation of Listed Buildings
The District Council will seek to ensure that Listed Buildings are
not deliberately permitted to deteriorate, and will consider taking
whatever action is deemed necessary to secure their continued preservation.
In order to assist this process the District Council will, as resources
permit, seek to prepare a Register of Listed Buildings at Risk.
ARCHAEOLOGY
1.37 Suffolk is one of the outstanding areas in Britain for its wealth
of archaeological sites of all periods.
1.38 The District Council acknowledges that archaeological remains are
a non-renewable resource, forming an essential part of the County's identity,
valuable both for their own sake and for their role in education, leisure
and tourism. It will encourage owners of ancient monuments to take measures
both to conserve and enhance them and improve visitor access to them at
a level appropriate to their long term preservation. Positive conservation
of archaeological sites will be supported.
1.39 In addition to its historic villages and towns, the Coastal District
contains in excess of 1000 known archaeological sites, of which only 120
are Scheduled Ancient Monuments with statutory protection under the Ancient
Monuments Archaeological Areas Act, 1979. Development affecting those
requires the specific consent of the Secretary of State for the Environment,
Transport and the Regions. However, many sites of national archaeological
significance have not yet been considered for inclusion on the Schedule,
therefore it cannot be assumed that unscheduled sites are of lesser importance.
1.40 For the majority of sites where archaeological remains are believed
to exist, an early assessment will often indicate the extent and importance
of those remains and whether the development can be undertaken in a manner
which will preserve the remains, preferably in situ - ideally under undeveloped
parts of the site, or under the development itself. Where this is not
practicable, an opportunity for recording the remains prior to and during
the course of development, should be provided, although this is regarded
as a second best option.
1.41 Financial contributions towards archaeological evaluation and recording
will only be sought from developers on a voluntary basis, supported by
Legal Agreement. If these are not forthcoming, and adequate funding is
not available elsewhere, there may be a case for refusal of planning permission,
pending adequate appraisal and/or provision for the sealing of archaeologically
significant layers.
POLICY AP7
Development of Archaeological Sites
In considering planning applications, outline or detailed, for development
that might affect sites that are known or are likely to contain archaeological
remains, the Council will require the following. Where necessary, these
should be preceded by a professional archaeological assessment as to
the likelihood that remains might be encountered and their importance.
(i) a field evaluation in those cases where the assessment suggests
that important archaeological remains may exist but it is unable to
be precise about their nature or extent. The field evaluation shall
be carried out by an approved archaeological contractor in accordance
with a specification agreed with the Council;
(ii) the preservation of archaeological remains in
situ where the assessment and/or field evaluation indicate that the
remains are important. Even where lesser remains exist, consideration
must be given to the desirability of preserving them in situ;
(iii) adequate arrangements for 'preservation by record' -
a recording of the archaeological remains that would be lost in the
course of works for which permission is being sought - in those cases
where arguments in favour of the development outweigh the significance
of the remains; and
(iv) a brief setting out the arrangements for
recording remains, which shall include the following:
• a timetable or phasing plan;
• a specification to show how the work
is to be undertaken;
• arrangements for the deposit of finds and
site records in a recognised museum;
• arrangements for monitoring work;
• a rrangements for the production and publication
of a report on the work within an agreed period; and
• arrangements for financing the archaeological work.
Development that would adversely affect a Scheduled Ancient Monument,
its setting or remains will not be permitted.
THE RURAL ENVIRONMENT
THE COUNTRYSIDE
NEW DEVELOPMENT
1.42 The primary function of the Countryside is for agriculture, forestry,
horticulture and outdoor recreation. However, there are pressures for
new development to take place which is unrelated to this primary function.
The Countryside should be protected for its own sake in order to maintain
and, wherever possible, to enhance its appearance, character and nature
conservation interests. Proposals for all development in the Countryside
will be judged against the following general policy:
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.
'Countryside' refers to anywhere outside of the physical limits
bounaries of settlements (see para 3.22) and other areas for which particular
policies apply, as defined on the Proposals Map.
1.43 Whilst this policy, AP8, is designed to protect the countryside
for its own sake, it limits development to that which is essential for
the efficient operation of agriculture, forestry and horticulture. There
are a number of other Local Plan policies, however, which permit development
in the countryside as an exception to the normal countryside policy where
circumstances justify it. Examples of this include Policies AP9 (extensions
to commercial activities); AP37 (Local Needs Housing); AP52 (employment);
and AP109 (Recreation). These various policies all need to be read in
conjunction with Policy AP8.
1.44 Within the District, occasions may arise where sensitive landscape,
amenity areas, or sites of archaeological, wildlife or nature conservation
interest are threatened by inappropriate development deemed to be "permitted
development" by the General Development Order i.e. development that
does not require planning permission. On such an occasion the District
Council will, where it considers it necessary, seek to control the permitted
development rights.
COMMERCIAL ACTIVITY
1.45 Within the Countryside, there are a large number of established
commercial activities, including public houses, restaurants, schools,
country clubs and nursing homes. It is accepted that from time to time,
some of these activities will wish to carry out alterations to their premises,
or to expand, possibly involving the construction of additional buildings.
The District Council accepts that these commercial activities in the countryside
form an important element of the rural economy, in that they provide a
valuable service to the community, as well as providing local employment.
1.46 However, the District Council considers that a balance needs to
be struck between the benefits of an individual business expanding and
the need to protect the countryside from uncontrolled development. Proposals
for the expansion of existing rural employment facilities should, therefore,
be supported by some evidence that any proposed expansion is strictly
necessary, in order to avoid a free-for-all, which would encourage development
to take place in the countryside which could, and should, be located in
settlements.
1.47 At the very least, the applicant should be required to show that
any extensions to the existing buildings are needed for the continued
efficient operation of the business although the scale of the extension
will be an important factor - such justification would not be necessary
for minor works. In addition, the District Council considers that any
applications for the expansion of existing countryside commercial premises
will be required to show a high standard of layout and design and will
require particular attention to:
(i) the scale of the development, siting, materials and colours used
all which should be in sympathy with the area;
(ii) landscape schemes which conserve existing landscape features
and proposed landscape enhancement;
(iii) traffic generation, access requirements and the availability
of services.
1.48 A growing trend within the District is the demand for green burial
sites. Green burial sites do have the potential to be accommodated within
the countryside, on under-used land, woodland or possibly agricultural
land, provided associated facilities, if any, are minimal. Such sites,
if associated with tree planting, have the potential to enhance local
landscapes. Green burial sites do need to be considered against a number
of the policies of the Local Plan, including Policies AP7, AP8, AP15,
AP17 and AP94. Other issues to be considered are the environmental impact
of its use, potential impact on nearby residents, and highway safety.
1.49 Therefore, applications will be considered against the criteria
in the following policy, with the weight to be accorded to each criterion
being dependent upon the circumstances of the individual case.
POLICY
AP9
Countryside - Extensions
to Commercial Activities
Extensions required
for the efficient operation of commercial activities in the Countryside
will be supported whenever possible, subject to being considered against
the following criteria:
(i) the contribution
which the extension will make to the continued efficient operation of
the activity, as well as the criteria for sustainable development;
(ii) there should be
no material adverse impact on the landscape, archaeological interests,
wildlife, highway safety, the free flow of traffic, the availability
of services or residential amenity, including by virtue of increased
commercial traffic;
(iii) a high standard
of design and use of materials will be essential, particularly within
the Area of Outstanding Natural Beauty, Special Landscape Areas and
Conservation Areas;
(iv) the scale of the
development, siting, materials and colours used should be in sympathy
with the area;
(v) landscape schemes
will be required to conserve the existing landscape features and, where
possible, to enhance the landscape;
(vi) the contribution
which the proposal makes to local employment opportunities.
Footnote:
"Commercial activity" would include the following classifications,
as contained in the Town and Country (Use Classes) Order - Shops (A1),
financial and professional services to visiting members of the public
(A2), food and drink (A3), hotels and hostels (C1), residential institutions
(C2), non-residential institutions (D1), assembly and leisure (D2),
as well as car sales and petrol filling stations. Extensions to business
activities (Classes B1, B2 and B8) would be judged against AP48, garden
centres against AP64, and recreation facilities against AP109.
COUNTRYSIDE MANAGEMENT
1.50 Countryside management is a means to implement positive, action-based
projects on the ground. These include enhancement schemes such as hedge
and tree planting, woodland management, clearing ponds etc; the provision
of visitor facilities; resolving potential conflicts between nature conservation
and access to the countryside (often by means of persuasion); and the
provision of advice and assistance. In order to pursue the concept, a
Management Plan is prepared and adopted by the interested parties.
1.51 Within the Suffolk Coastal District there are two such Countryside
Management Plans. The Suffolk Coasts and Heaths Management Plan was adopted
in October 1994 and replaced two earlier Management Plans, the Heritage
Coast Plan and the River Orwell North Shore Management Plan. It is administered
by a Joint Advisory Committee, which includes representatives from the
participating Local Authorities, the Countryside Agency and other bodies.
The Greenways Project was set up in 1994 and is a partnership between
Local Authorities, the Countryside Agency and local people. It covers
the whole of Ipswich and areas of land around all sides of it, including
a considerable area of Suffolk Coastal within the Ipswich Eastern Fringes.
Its principal objective is the maintenance and improvement of the countryside
for the benefit of wildlife and the people of Ipswich.
1.52 The Suffolk Biodiversity Action Plan sets out a framework for safeguarding
and enhancing Suffolk's biodiversity and identifies the species and habitats
requiring conservation action. Local authorities in Suffolk are key partners
in the local Biodiversity Action Plan process and the District Council
will seek to recognise the needs of Biodiversity, in consultation with
its partners, through the development control process, through the management
of its own sites and by contributing to the ongoing monitoring programme.
1.53 Subject to the availability of resources and a clearly defined justification,
the District Council would support countryside management projects for
other parts of the District.
POLICY
AP10
Management Plans
The District Council
will actively encourage the implementation of the Suffolk Coast and
Heaths Management Plan, the Greenways Project Strategy and the Suffolk
Biodiversity Action Plan.
1.54 To address the problem of the loss of heathland and the lack of
appropriate management, the Sandlings Project has initiated active management
since 1983. This project, which the District Council has actively supported,
is a co-operative venture between the Local Authorities, English Nature
and other bodies with an interest in safeguarding the Sandlings habitat,
but has relied heavily on the co-ordinating role of the Suffolk Wildlife
Trust.
AGRICULTURE
1.55 It is Government policy to safeguard the best and most versatile
agricultural land and to minimise its loss due to development. This is
agricultural land which is graded 1, 2 or 3a within the Ministry of Agriculture's
classification. A high proportion of the agricultural land in the District
is of such quality. An important aim of the Local Plan will be to minimise
its loss to development. Timber production is an important function of
the Suffolk Coastal countryside, with substantial areas of the coastal
sandlings under plantations the following policy which seeks to protect
commercial woodlands is therefore complementary to Policy AP17 which seeks
to protect trees, hedges and woodlands for their amenity and habitat value.
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 most versatile 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.
1.56 In circumstances such as wetland creation and heathland restoration,
it is recognised that policies to protect best and most versatile agricultural
land and commercial woodlands from development may need to be sufficiently
flexible so as not to necessarily constrain environmentally beneficial
projects. In some cases, areas of best and most versatile agricultural
land or commercial woodland may be required for habitat restoration projects
which substantially improve the local environment and also contribute
to achieving Government biodoversity targets.
1.57 Environmentally Sensitive Areas (ESA's) are designated under the
Agriculture Act, 1986 as areas of special landscape, wildlife or historic
interest, which can be protected or enhanced by the use of particular
agricultural practices. Although they have no land use planning status,
the features which contribute to the area, and are responsible for its
designation, will be taken into account when considering planning applications.
In general, the District Council supports the concept and the designation
of further areas, particularly in the Special Landscape Areas (see para
1.63) since it will encourage a return to a more traditional river-valley
landscape.
LANDSCAPE
Introduction
1.58 The landscape of the District is highly attractive and extremely
vulnerable to change. It is varied in character, containing a number of
landscape types - coastline, estuaries, river valleys, heathland, woodland
and formal parkland (see para 1.31).
1.59 The dispersed settlement pattern also contributes to the overall
character (see para 1.21), as does the widespread occurrence of farms
and agricultural buildings. These are largely of traditional design and
utilise local materials. Changes to such buildings require sensitive treatment
(see paras 2.10).
Area of Outstanding Natural Beauty
1.60 About one third of the District lies within the Suffolk Coast and
Heaths Area of Outstanding Natural Beauty. This has been identified by
the Countryside Commission (now Countryside Agency) and confirmed by the
Government, thereby formally recognising that the natural beauty of the
landscape in the area is of national importance. The AONB designation
seeks to protect the rich mixture of unique and vulnerable lowland landscapes
of heathland, saltmarsh and mudflats, all of which are under pressure
for change. It is deeply indented by the estuaries of the Alde, Ore, Blyth,
Butley, Deben and Orwell rivers and the coastline is largely unspoiled.
1.61 The District Council supports national policy whereby major new
developments, or extensions to existing developments, should not be sited
within an Area of Outstanding Natural Beauty, unless there is a proven
national need and a lack of alternative sites. Where development is allowed
because of an overriding national requirement, that development will be
required to be removed and the site restored in the event of that development
becoming redundant at a later date. All the costs of such actions will
be at the expense of the developer. Policies relating specifically to
recreational activities in the AONB are contained in the Recreation chapter.
POLICY
AP12
Area of Outstanding
Natural Beauty
In order to safeguard
the quality of the landscape within the Suffolk Coast and Heaths Area
of Outstanding Natural Beauty, as shown on the Proposals Map, the District
Council will not grant planning permission for any proposed development
which would have a significant adverse impact on the landscape. Only
proven national interest and lack of alternative sites can justify an
exception.
Where development
proceeds because of proven national interest, the removal and mitigation
of any adverse effects of the development on the landscape and its wildlife
will be required in the event of that development becoming redundant
at a later date.
For any development
in the AONB, the environmental effects of new proposals will be a major
consideration, having regard to the economic and social well-being of
the area. The District Council will require a high standard of design
and landscaping, and other appropriate measures to be taken in order
to minimise the impact of the development on the landscape.
Other policies relating to specific areas or sites within the AONB are
dealt with in the Area Policies.
1.62 The Suffolk Coast between Kessingland and Felixstowe has been defined
by the Countryside Agency as Heritage Coast. This definition
of a narrow coastal strip recognises the national importance of its high
scenic quality and its largely unspoilt nature and the need for these
assets to be safeguarded.
Special Landscape Areas
1.63 There are other areas within Suffolk with special landscape attributes,
which are particularly vulnerable to change. They include some river valleys
which still possess traditional grazing meadows and marshes, with their
hedgerows, dykes and associated flora and fauna and Historic Parklands.
1.64 In the Suffolk Coastal District such areas include the valleys of
the River Alde, Blyth, Deben, Fynn, Hundred, Mill, Minsmere, Ore and Yox,
together with their tributaries. These are, therefore, designated as Special
Landscape Areas.
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.
NATURE CONSERVATION
General
1.65 Policies for the protection of the Countryside also need to recognise
its ecological value. The rapid changes and rate of development in recent
years have had a significant impact on the quantity and range of habitats.
In order to safeguard nature conservation it will be important to seek
to protect key sites, complemented by a general presumption against development
which would be to the detriment of other important sites and habitats.
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
development is permitted, the replacement or retention of important
wildlife habitats will be sought through conditions or legal agreement.
Sites of National, European and International
Importance
1.66 The national importance of some sites within the area for their
ecological or geological features, has already been recognised by designation
under the provisions of the Wildlife and Countryside Act, 1981 as Sites
of Special Scientific Interest by English Nature (formerly the Nature
Conservancy Council). Such designations require the local authority to
consult English Nature regarding planning applications, and owners and
occupiers of the sites to give notice to English Nature of the intention
to carry out certain specified operations likely to cause damage to the
scientific interest. English Nature has defined consultation areas around
certain SSSIs and the District Council is also required to consult them
in respect of any planning applications within these areas. Development
within these consultation areas may be acceptable, providing it does not
adversely affect an SSSI.
1.67 Further protection from ecological change may be secured by the
declaration of particularly important areas as National Nature Reserves
also by English Nature. A properly managed reserve provides the opportunity
not only to safeguard the site, but also to inform the public of its ecological
value. Such reserves can, therefore, perform a recreational and educational
role.
1.68 Some other areas are also of national or international importance
and have been designated as such. Under the European Community Wild Birds
Directive, the Secretary of State for the Environment, Transport and the
Regions has designated some areas as Special Protection Areas (SPAs) or
identified their potential as such. This is in order to protect areas
noted for particularly sensitive species or for regular migrating birds.
Special Areas of Conservation (SACs) are designated by the European Union
under the provisions of the Habitat and Species Directive (Conservation
of natural habitats and wild fauna and flora). SPAs and SACs are known
as 'European Sites'.
1.69 Under the Ramsar Convention of 1971, some wetlands have also been
designated as being of international importance by the Secretary of State,
or their potential identified.
1.70 All of the above designations are referred to in more detail in
the Areas Policies and listed in Supplementary Planning Guidance. The
policy which will apply to such areas is AP15, which follows.
Sites of Local Importance
1.71 In addition to those sites which have been given national recognition,
there are clearly many others of local significance and worthy of protection.
It is, therefore, important that the District Council, in order to determine
planning applications, and the public, have a clear understanding of their
location and extent.
1.72 The Suffolk Wildlife Trust, in association with English Nature,
the County Council and the Suffolk Biological Records Centre, has identified
those sites worthy of protection and these are defined as County Wildlife
Sites and contained in Supplementary Planning Guidance.
1.73 The District Council will recognise the nature conservation value
of its own sites, where relevant, and consider the designation of local
nature reserves. Overall, the opportunity should not be lost to upgrade
the District and, therefore, the District Council welcomes initiatives
to promote ecologically sensitive management of the Countryside.
1.74 Proposals for development which have an adverse effect on a designated
area or habitat of national or international importance will not be acceptable
unless it can be demonstrated that there is an overriding national need
for that development in that particular location and that no alternative
site is available.
POLICY
AP15
Designated
Areas and Habitats
Proposals
for development which may affect a European Site, a proposed European
Site or a Ramsar site will be subject to the most rigorous examination
(as required by the Conservation Natural Habitats, and c Regulations
1994). Development not directly connected with or necessary
to the management of the site and which is likely to adversely affect
the site (either individually or in combination with other plans or
projects) will not be permitted unless the authority is satisfied that;
(a)
there is no alternative solution; and
(b)
there are imperative reasons of over-riding public interest for the
development.
Where
a European or proposed European Site or a Ramsar Site hosts a priority
natural habitat type and/or priority species, development will not be
permitted unless the Authority is satisfied that it is necessary for
reasons of human health or public safety or for the beneficial consequences
of primary importance for nature conservation (see Footnotes 1, 2 and
3).
Development
which could adversely affect National Nature Reserves and Sites of Special
Scientific Interest will not be permitted unless it has been clearly
demonstrated that there is an overriding national need for such development
in that particular location, and no alternative site is available.
The
potentially adverse effect of development on County Wildlife Sites and
Local Nature Reserves will be a material planning consideration.
Footnotes
(i)
Priority Natural Habitat types and Priority Species are listed in Annexes
I and II of the European and Conservation of natural habitats and of
wild fauna and flora Directive of 1992.
(ii)
Priority European habitats could, for example,
include saline lagoons, and are shown in the citation for the relevant
European Site.
(iii)
Unless the European
Commission is of the opinion that there are other imperative reasons
of overriding public interest - any such consultation with the Commission
must be carried out by the Government.
(iv)
Where development is
permitted which adversely affects a European site appropriate compensatory
measures will need to be agreed to preserve the overall coherence of
the network of sites.
POLICY
AP16
Local
Nature Reserves
Where
the Council already has an interest in the land, or where such an interest
may be acquired by agreement, it will declare appropriate sites of wildlife
interest as Local Nature Reserves. The Council will also encourage the
establishment of non-statutory nature reserves by other landowners.
The need for Environmental Assessments to accompany significant proposals
is considered in paras 1.81 and 1.82.
TREES AND WOODLANDS
1.75 In various parts of the District there are a significant number
of trees and woodlands, including ancient woodlands, all of which make
an important contribution to the visual, economic and ecological quality
of the area. In the case of the Forestry Commission woodlands, these also
provide informal recreation facilities - footpaths, picnic sites, etc.
1.76 This Council will encourage new tree planting, provided this does
not conflict with the existing ecological status of the site, eg, heathland.
The Council also supports management schemes for areas of woodland and
supports management practice which has regard for amenity and conservation
objectives. In this respect, grants are available from the Forestry Authority,
the Ministry of Agriculture, Fisheries and Food, the Countryside Agency,
and the County Council.
1.77 Where trees, or groups of trees, are threatened by removal or damage
and it is considered they are an asset to local amenity or landscape,
the District Council will, where it is expedient to do so and as a last
resort, make a Tree Preservation Order. This is particularly important
where sites are to be developed, although conditions attached to planning
consents will continue to be used in the first instance. Where appropriate,
the District Council will require landscaping and tree planting schemes
to be carried out to enhance new development. Applications for the removal
of farmland hedgerows will be considered against the criteria set out
in the Hedgerow Regulations, 1997.
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 the appropriate 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.
VILLAGE GREENS AND COMMON LAND
1.78 Some villages or hamlets have parcels of land which serve as village
greens or commons. Both form attractive visual features, especially when
occupying prominent village locations. Substantial areas of Common land
are also visually important in a wider context, and are valuable habitats
for flora and fauna. It is essential that these community and landscape
assets are protected and appropriately managed.
POLICY
AP18
Village
Greens and Commons
There
will be a presumption against any form of development on Village Greens
or on Common land. In exceptional cases, development will only be allowed
if it is strictly in conformity with current legislation protecting
Village Greens and Commons. The District Council will encourage appropriate
measures to further enhance or protect Village Greens or Common land,
and create new ones.
MINERALS AND WASTE DISPOSAL
1.79 Suffolk County Council is the Minerals Planning Authority and Waste
Disposal Authority and, therefore, has responsibility for determining
applications in consultation with the District Council.
1.80 In commenting on proposals for mineral extraction and waste disposal
sites, including the disposal or storage of hazardous waste, the District
Council will have regard to:
(i)
the impact on the landscape, and in this respect such proposals would
not be expected to be located in or adjacent to the Area of Outstanding
Natural Beauty or Special Landscape Areas;
(ii)
the impact on sites of wildlife interest;
(iii)
the need to avoid the permanent loss of the best and most versatile
agricultural land (Ministry of Agriculture Grades 1, 2 and 3a);
(iv)
its relationship to the primary road network, the access, and the amount,
effect, and management of traffic generated;
(v)
the effect on residential property;
(vi)
the impact on archaeological sites;
(vii)
parks and gardens of special historic interest;
(viii)
the effect on public rights of way in the vicinity and proposed replacement
paths.
In respect to the after use, opportunities should be taken to create
key wildlife habitats as identified in the UK Biodiversity Action Plan
(such as heathland or reedbed) or other landscape or recreational facilities,
subject to conformity with the criteria above.
ENVIRONMENTAL ASSESSMENT
1.81 Environmental Assessment is a technique for expert quantitative
and qualitative analysis of the environmental effects of a particular
proposal. The types of projects where Environmental Assessment will be
required in every case, and the criteria by which other projects will
be evaluated in order to determine whether Environmental Assessment is
required, are set out in the Town and Country Planning (Environmental
Impact Assessment) Regulations, 1999 and further explained in Circular
02/99.
1.82 When considering planning applications which are likely to give
rise to significant environmental effects, the District Council will have
regard to the need for Environmental Assessment, as set out in the Regulations.
In general, the District Council will expect Environmental Assessments
to accompany all significant planning applications which involve major
hazards (see para 6.17), could result in the loss of important landscape
or wildlife features, increase public pressure on sensitive wildlife sites,
or adversely affect the built environment to a significant degree. The
District Council will also welcome Environmental Assessments for less
significant development proposals.
