EMPLOYMENT, RETAIL AND AGRICULTURE
4.1 Employment in the District is widely spread, with numerous small
firms, companies or, 'pockets' of employment in Villages or the Countryside
such as redundant airfields. The only concentrations occur in the larger
Towns, the town centres, the Fringe of Ipswich, Sizewell Nuclear Power
Station and Woodbridge Base which is a major employer and generates a
significant amount of income for local businesses. Elsewhere, agriculture,
of course, remains a primary source of employment.
4.2 Just outside the District, there are large industrial estates with
vacant land in Ipswich, which functions as a regional employment centre.
4.3 The parishes in the north-eastern part of the District are within
the Rural Priority Area (formerly the Rural Development Area), where the
East of England Development Agency has available a limited amount of finance
to aid employment in rural communities. A healthy rural economy is certainly
desirable and the District Council will encourage the diversification
of the rural economy, particularly in the northern part of the District.
4.4 This encouragement of employment, however, needs to be balanced against
the environmental framework set out in Chapter One. It needs to be assimilated
into the environment (landscape, wildlife, settlement pattern, amenity,
etc), and in many cases, will need to be a finely balanced judgement.
4.5 In the south, the lack of employment opportunities is not so acute.
However, it will be essential to maintain a diverse economy to prevent
over-dependence on any one employer or industry.
4.6 The importance of the town centres to the local economy is discussed
in the Area Policies chapter. However, in the context of the economy as
a whole, it will be important to ensure that retail/commercial development
does not occur which would have an adverse impact on the town centres
by drawing excessive trade away.
4.7 Tourism is of major importance to the District and other centres.
It brings in spending power in the form of visitors, and creates employment
through hotels, restaurants, transport and shops.
4.8 The aims and objectives of this Plan are:
(i) to support the retention and expansion of existing industry and
services, where appropriate;
(ii) to identify suitable land for employment and other service uses
and encourage a variety in size and type of sites and premises, where
compatible with the character of the area and its settlements;
(iii) to encourage the diversification of the rural economy in the
north of the District and maintain variety in the economy in the south;
(iv) to give priority to the use of redundant buildings in the Countryside
for employment purposes;
(v) to protect land with an employment use from other uses, unless
there are overriding factors to make such a use undesirable;
(vi) to encourage retail and commercial development in town centres
and to resist retail development that is likely to seriously affect
the vitality and viability of a nearby town centre as a whole;
(vii) to support and make provision for a network of tourist facilities
which benefits the local economy and complements the Council's tourism
strategy, where consistent with other local plan objectives;
(viii) to give adequate recognition to the needs of agriculture and
encourage diversification.
DEFINITIONS
4.9 Throughout this Chapter, the following definitions will apply and
relate to the Town and Country Planning (Use Classes) Order, 1987. The
examples used are by no means exhaustive.
'Employment Use' includes the following:
Business (B1)
which would include laboratories, studios, `high tech', `light industry',
and offices of a general nature, and in general terms could be carried
out in a residential area without detriment to the amenity of the area
Financial or Professional services (A2).
General Industrial (B2)
Special Industrial (B2-B7)
in respect of which particular consideration will be taken in assessing
proposals
Storage and Distribution (B8)
in respect of which additional, specific policies would apply
'Retail Use'
includes shops (A1)
'Other Uses'
There will be a number of other uses which provide employment. These
might involve an industrial process, or the retailing of goods,or a
combination of the two. These uses might not fit into the above definitions
by virtue of their exclusion from the Use Classes Order. Examples could
include scrap yards, car sales, sale of fuel, car breaking etc. Applications
for such uses will be treated on their individual merits and the following
general policies.
'Agriculture'
includes horticulture, fruit growing, seed growing, dairy farming,
the breeding and keeping of livestock (including any creature kept for
the production of food, wool, skins or fur, or for the purpose of its
use in the farming of land), the use of land as grazing land, meadow
land, osier land, market gardens and nursery grounds, and the use of
land for woodlands, where that use is ancillary to the farming of land
for other agricultural purposes.
EMPLOYMENT
RURAL PRIORITY AREA
4.10 The Suffolk Rural Priority Area was designated in 1984 by the then
Rural Development Commission (now East of England Development Agency -
EEDA). It recognised an area which suffers from rural disadvantage in
the fields of employment, housing, transport and community facilities.
The RPA covers parts of Waveney, Mid-Suffolk and Suffolk Coastal Districts,
and is shown on Diagram 2.
4.11 Initiatives designed to help alleviate some of the problems are
set within the context of a Strategy prepared in 1985. This is reviewed
every three years. Annually, a Work Programme is prepared and submitted
to the EEDA, outlining a series of bids for the funding of projects.
4.12 This Local Plan recognises the particular needs of the Rural Priority
Area and it will be a material consideration when considering proposals
for development.
THE COUNCIL'S ECONOMIC DEVELOPMENT STRATEGY
4.13 The Housing and Local Government Act, 1989 imposes a responsibility
on all Local Authorities engaging in specified areas of economic development
activity, to produce an annual Strategy to guide the work, and to consult
the local business community on its content.
4.14 In its current Economic Development Strategy, the Council sets out
major objectives and an implementation programme designed to fulfil them.
The Council's basic role is to act as a co-ordinator and catalyst, helping
to create a climate within which private sector initiatives can progress.
The policies in this Local Plan, against which such initiatives will be
assessed, and where planning permission is required, play an important
part.
4.15 An example of this is in respect of redundant building conversions,
where the Council offers grants to assist in the provision of workspace
in certain under-used buildings. The Local Plan encourages conversions
to employment uses, contains policies on the subject, and is supplemented
by additional Planning Guidance.
EMPLOYMENT GENERAL
4.16 Although new employment uses are generally supported in the interests
of providing jobs and stimulating the local economy, there will be occasions
when new development, expansion or change of use are not acceptable
for a number of reasons.
New Employment Uses
There will be a general presumption in favour of proposals which
provide employment, subject to conformity with the specific policies
of this Plan and/or the following general considerations:
(i) there being no significant adverse impact on the
landscape, environmental or conservation interests, or material
harm to the living conditions of local residents. This includes
any impact that might arise from increased traffic movements generated
by the development;
(ii) there being no danger to highway safety;
(iii) there being no materially adverse impact on the function,
viability or character of the Town Centres.
Proposals will not normally be permitted in the Countryside, except
in accordance with other policies of this Plan.
"Living conditions" relate to such matters
as noise, vibration, dust, smell or highway safety.
EXISTING EMPLOYMENT USES AND AREAS
GENERAL POLICY
4.17 The area specific sections of the Local Plan include policies
allocating areas of land for employment purposes. Some of these sites
are already existing industrial estates or employment areas, whilst
others are allocations, identifying areas of land which are acceptable
for future development. Existing and allocated sites are identified
on the Proposals Map.
4.18 Since the Local Plan was adopted in December 1994, there has been
very little take-up of allocated employment land. The consequence of
this slow rate of take-up is that there are still considerable areas
of employment land available in or close to all the towns in the District,
with the exception of Aldeburgh. In addition, there is a substantial
amount of vacant industrial and commercial floorspace. This low take
up for employment land, coupled with a considerable pool of available
land and vacant floorspace, leads the District Council to conclude that
there is no requirement to make any additional allocations. Nevertheless,
the District Council will monitor the employment land availability situation
on a regular basis. This will include such subjects as size of site,
location, likely rental level (where known), and freehold potential.
POLICY AP47
Employment Land
The District Council will monitor the need for and availability
of employment land within the District on a regular basis.
EXPANSION OF EXISTING SITES OR USES
4.19 The need to encourage the expansion of existing industry in the
interests of the local economy is certainly recognised. The District Council
wishes to foster a climate of confidence and certainty, but expansion
must not be permitted if there are planning or environmental factors which
mitigate against it and, therefore, there will need to be a balance struck
between employment growth and conservation.
POLICY AP48
Expansion of Existing Units
In considering proposals for development related to the expansion
of existing industrial or commercial uses, the District Council will
pay particular regard to the contribution which the proposal makes to
local employment opportunities. Proposals will be permitted where they:
(i) are not
of a scale which would cause overriding problems for transport, housing,
the provision of services, impact on any neighbouring residential uses,
or the conservation of the environment; or
(ii) would not materially harm the living conditions of local residents
as a result of increased traffic movements generated by the development.
Footnote:
"Living conditions" relates to such matters
as noise, vibration, dust and highway safety.
4.20 Whilst it may be appropriate to support the expansion of some existing
employment uses, there are situations where an enterprise has outgrown
its site, or was established before planning controls were introduced
and has become incompatible with its location. This could include industrial,
office, retail and other uses. The economic benefits of a proposed expansion
will be weighed against any harm that might be caused to the surrounding
area. Where the District Council considers that proposals will cause overriding
problems for transport, housing, the provision of services or the conservation
of the environment, they will not be supported. In such cases, the District
Council will do what it can to help firms to relocate themselves with
minimum disturbance to their production. Within the context of this policy,
overriding problems are considered to be those which remain unresolved
after all reasonable means of alleviating them have been tried.
POLICY
AP49
Intensification of Employment in Primarily Residential Areas
In considering proposals likely to result in the intensification
of employment uses within primarily residential areas, the District
Council will pay particular regard to the needs of individual businesses.
Where proposals are likely to cause overriding problems for transport,
residential amenity, the provision of services or the conservation of
the environment, planning consent will not be given but the District
Council will seek to assist in identifying more appropriate locations.
Footnote:
See also Policy AP48.
RETENTION OF EXISTING USES
4.21 In addition to providing the opportunity for the expansion of existing
firms, or for new enterprises to become established within the area, it
is important to retain employment uses on existing sites where they are
of local benefit. The increasing value of residential building land makes
it financially attractive to redevelop sites currently in employment use,
particularly for housing. The following policy seeks, therefore, to retain
in employment use sites which currently make a contribution to local employment.
The policy does accept the loss of employment sites where there are substantial
planning benefits. These will be instances where the loss of the employment
use will result in the removal of a use which causes significant problems,
eg by virtue of their visual intrusion, or the noise, smell or traffic
that they generate.
POLICY AP50
Protection of Employment Sites
Unless otherwise stated in this Local Plan, a change of use or redevelopment
of existing premises/sites with an employment use to non-employment
uses, will not be permitted unless:
(i) such development would not cause or accentuate a significant
shortage of land for employment use in the area concerned, both at the
present time or in the foreseeable future; or
(ii) there would be substantial planning benefit in permitting alternative
uses.
4.22 In considering proposals against criterion (i), the District Council
will have regard to the role which a specific site plays in the local
economy. This could relate to a specific settlement or group of settlements.
In particular, the District Council considers it important to protect
sites in the rural areas, particularly the Rural Priority Area as part
of the wider objective of creating employment opportunities.
NEW EMPLOYMENT DEVELOPMENT
INDUSTRIAL ESTATES
4.23 In the interests of creating jobs and stimulating the local economy,
the District Council will seek to make maximum use of existing industrial
land. It is anticipated that most economic activity of a general nature
will take place on industrial estates, including any extensions to them.
4.24 It will be important to resist the loss of the employment potential
of these areas to other unsuitable uses and to ensure that development
does not take place to the detriment of other objectives of the Plan.
At the same time, it will be important to seek to make maximum use of
the land and buildings. The suitable scale and type of development will
be indicated within the Area Policies. Applications for employment uses
will need to take into account any possible adverse effect on residential
amenity, traffic and the environment generally. This will involve detailed
consideration being given, not only to the layout, design, materials and
car parking provision, but also control over the type of materials to
be stored on site, availability of water for fire-fighting and the hours
of working. For example, some employment areas are considered suitable
for B1 and B2 uses, but not B8 uses, due to their close proximity to residential
areas or areas of high landscape value. These areas are identified in
the appropriate Area Policies and on the Proposals Map.
POLICY AP51
General Employment Areas
Unless otherwise stated in other policies of this Local Plan, on
the Industrial Estates identified as General Employment Areas and shown
on the Proposals Map, planning permission will normally be granted for
Classes B1, B2 and B8 development as defined in the Town and Country
Planning (Use Classes) Order, 1987. Proposals for Class A1 uses will
be subject to Policy AP61.
OTHER NEW EMPLOYMENT AREAS
4.25 Economic activity is desirable in rural settlements, because it
provides employment, helps to prevent loss of services and helps to keep
a viable and balanced community. In rural areas, where there is a high
dependence on cars, teleworking (working from home, communicating by telephone,
telex, modem, etc.) can provide new opportunities for people and reduce
the need to travel. However, although the District Council will generally
encourage the establishment of new employment uses, such development should
not take place where it would materially harm the character of villages
or the living conditions of local residents, or have a significant adverse
impact on the landscape.
4.26 As a general rule, employment uses should be located in Towns and
Villages, close to the homes of the labour force and where the infrastructure
exists to serve the uses proposed. They should also be of a scale and
type appropriate to the particular location. Business (B1) uses are, therefore,
in the vast majority of cases the only acceptable type. The establishment
of new enterprises could occur through:
(i) the development of new sites in Villages or, in exceptional circumstances,
the Countryside;
(ii) the conversion of existing buildings (see para 4.92).
4.27 It is now Government policy to promote diversification of the rural
economy so as to provide wide and varied employment opportunities for
rural people. However, there is a need to have regard to the environmental
sustainability of any proposals. These ought to be located close to the
populations which will provide the workforce i.e. within villages or immediately
adjacent to them where workers can walk or cycle. Such uses in the open
countryside would only encourage commuting by car, as well as having potentially
material adverse impact on the locality. This is consistent with the overall
objective of protecting the wider countryside from uncontrolled development.
4.28 Where new employment uses are proposed in the countryside away from
towns and villages, the need for such a location will need to be justified
by an overriding necessity to be there. In such cases, the District Council
will pay particular regard to the design and location of any new buildings.
4.29 Because opportunities for new development are likely to occur in
an ad hoc and unpredictable manner, no potential sites have been identified
in this Plan, and planning applications will be considered on their individual
merits and against the following policy:
POLICY AP52
New Employment Areas
Proposals for the establishment of small businesses (Class B1),
either in existing premises or on sites within the defined settlement
boundaries of the Towns and Villages but outside areas allocated for
employment uses, will be encouraged and will be permitted provided there
is no material adverse effect on:
(i) residential amenity;
(ii) the environment generally;
(iii) highway safety and the free flow of traffic; or
(iv) residential amenity between the location and the Class A road
network.
Subject to (i) to (iv) above and no significant objection because
of the lack of services or detriment to the surrounding Countryside,
such proposals will also be acceptable on small sites closely related
to the physical limits of a village where there is a lack of suitable
sites or premises within the Village. Particular regard will be paid
to the benefits to the local community by the opportunity for employment
provided.
Elsewhere
in the Countryside, new employment uses will be resisted, except in
respect of conversions (Policy AP73), agriculture, silviculture, horticulture
or justified by a proven overriding necessity to be located away from
Towns and Villages. In such cases, scale, design, and location will
be particularly crucial, with the need to avoid open landscape a priority.
Footnote: Proposals for haulage and warehousing
uses will also be considered against policy AP54.
4.30 In many instances, employment opportunities arise through the provision
of advance workshops or small factory premises by the conversion of existing
buildings, particularly those that are no longer fulfilling their original
function. Such uses of redundant buildings in the Countryside are preferred
to residential conversions, and will be considered in relation to policies
which follow para 4.88.
OFFICES
4.31 There will be a demand for offices (A2 and B1 uses), particularly
in the town centres, complementary to the shopping function and as support
services for local firms and businesses. The appropriate policies for
Town Centres are contained in the Area Policies of this Local Plan.
4.32 Elsewhere in the towns and the villages, there will be demand for
office space, particularly by the change of use of existing buildings.
Whilst a single proposal may be acceptable, the District Council will
always have regard to the potential precedent and the cumulative impact
of a number of proposals. This is particularly important where changes
of use occur in primarily residential areas (see Policy LP36), and applications
will be considered on their merits and against the following general policy:
POLICY AP53
Offices
Proposals for the construction of new office premises, the extension
of existing premises, and the change of use to offices will be permitted
only where they do not:
(i) create unacceptable parking problems, or compromise highway
safety or the free flow of traffic ; or
(ii) result in significant detriment to residential amenity; or
(iii) lead to a significant adverse change in the character of an
area, or to other significant environmental problems; or
(iv) detract from the character of a Conservation Area or Listed
Building.
Office development will not be permitted in the Countryside unless
it is in accordance with Policy AP73.
WAREHOUSING AND STORAGE
4.33 The presence of the A12 and A14 Trunk Roads and the close proximity
to Felixstowe Port and Ipswich Docks puts pressure on the area for warehousing/storage
facilities, road haulage depots and container compounds. These should
normally be located close to the primary route network (the A12 and A14
in this case) so as to minimise the environmental problems caused by heavy
goods vehicles using unsuitable roads. However, because of the sensitive
nature of the landscape and built and rural environments, the only acceptable
locations are normally on industrial areas in Ipswich, at the Ports themselves,
or in areas specified in other policies of this Plan.
POLICY AP54
Warehousing and Storage
Proposals for warehouses and haulage depots, except where required
for local distribution purposes, and for container compounds and handling
areas, will be restricted to sites identified in the Local Plan as being
suitable for the use. Outside these sites, such uses will not normally
be permitted.
RETAIL CENTRES AND RETAILING
INTRODUCTION
4.34 Suffolk Coastal District contains 6 town centres;
• Felixstowe is the largest town and the principal focus for
services, shopping and employment in the South East of the District.
Woodbridge is an extremely attractive market town which also serves
both the convenience, and to a lesser extent the comparison goods shopping
needs of this catchment. Both centres are influenced directly by the
close proximity of Ipswich.
• Aldeburgh, Framlingham, Leiston and Saxmundham are smaller
centres which cater mainly for the everyday needs of their local catchments.
Each town has its own individual characteristics and identity.
In addition to the identified
town centres, there are a number of district centres, each serving a particular
local catchment. The District also contains a number of local centres,
comprising small groups of shops or even individual outlets, which can
perform an important function in enhancing local areas, and minimising
the need for travel to the main centres.
4.35 The shopping policies in this Local Plan have been written in the
context of this retail hierarchy. They have also been formulated to reflect
National Planning Policy Guidance which seeks to sustain and enhance the
vitality and viability of existing, particularly town, centres. To this
end, each of the six town centres in the District is addressed in Part
Two of the Plan with a Strategy formulated for each.
4.36 The policies also draw upon a Retail Study commissioned by the District
Council during 1997.
4.37 Suffolk Coastal District Council's retail strategy is:
• To sustain and enhance the vitality and viability of the 6
town centres, and established district and local centres;
• Wherever possible to seek to locate appropriate new retail
development within the established town centres, consistent with their
existing characteristics, identity and role within the wider retail
hierarchy;
• To develop individual strategies for each town centre, based
on their particular characteristics and circumstances; including, where
appropriate, identifying opportunities for new development consistent
with their function;
• To sustain and enhance district and local centres, local shops
and producers of primary and secondary food products which fulfil an
important function in the local economy, particularly in rural areas;
• In the case of any retail proposals which come forward within
the plan period, over and above identified allocations, these should
wherever possible be accommodated within the District's town centres
as the preferred location for new retail development;
• Where a retail development is proposed in an edge-of-centre
or out-of-centre location, and is not in accordance with the individual
development strategy for that particular town centre, there will be
a requirement to demonstrate the need for additional facilities. This
requirement applies to proposals for extensions to existing stores as
well as free-standing schemes;
• The requirement to demonstrate need is not fulfilled simply
by showing that there is capacity or demand for the proposed development.
Whilst capacity and demand may form part of the demonstration of need,
the significance - in any particular case - of the factors which may
show need will be a matter for the District Council. The Council will
consider the wider needs of the community, as well as market demand;
• Where suitable town centre sites are not available, and are
unlikely to become available within the foreseeable future, the Council
will adopt a sequential approach to consider whether there are any suitable
well-integrated edge-of-centre sites, or sites within existing district
centres, before countenancing out-of-centre development;
• If having followed a sequential approach there are no suitable
in-centre or edge of centre sites available, out-of-centre developments
may be acceptable, subject to strict criteria, provided it is accessible
by a choice of means of transport and is consistent with the overriding
objectives to sustain and enhance the vitality and viability of existing
town centres;
• Not to allocate land for further retail warehousing development
due to the lack of necessity within the District over and above existing
provision and outstanding consents;
• to seek to encourage retail outlets to be supplied by local
producers in order to safeguard and build the local economy.
4.38 Immediately outside the District are the town centres of Ipswich,
Debenham, Halesworth and Southwold. When considering proposals for new
development, the potential impact on the vitality and viability of these
town centres will be a material consideration.
POLICY AP55
Retail Strategy
The overall retail strategy of the District Council is to sustain
and enhance established town and district centres, local centres and
shops serving rural areas. To this end, wherever possible, new retail
development of an appropriate scale which is consistent with this objective
will be encouraged to locate in existing centres.
THE SCALE AND LOCATION OF RETAIL PROVISION
4.39 A survey of the six town centres within the District was carried
out in 1997. This has enabled the level of convenience, comparison and
service facilities to be compared between the towns themselves and with
the national average. Reference will be made to these figures (see Table
2) in the town centre profiles in the respective Area Sections in Part
2 of the Local Plan. The terms used in the table are defined as:
Convenience goods - comprising food, alcoholic drink, tobacco,
newspaper and magazines, cleaning materials and matches.
Comparison goods - comprising clothing, footwear, DIY goods, household
goods, recreational goods and other non-food goods.
Services - eg restaurants, banks, building societies, betting
offices, estate agents, etc.
Table 2 : Town Centre Shopping Uses
| TOWN
|
RETAIL TRADE
|
RETAIL SERVICES
|
TOTAL
|
| CONVENIENCE
|
COMPARISON
|
TOTAL
|
SERVICES
|
VACANT
|
TOTAL
|
| No
|
%
|
No
|
%
|
No
|
%
|
No
|
%
|
No
|
%
|
No
|
%
|
No
|
%
|
| National Average
|
-
|
8.9
|
-
|
40.4
|
-
|
49.3
|
-
|
37.8
|
-
|
12.8
|
-
|
50.6
|
-
|
100.0
|
| Aldeburgh
|
13
|
17.8
|
31
|
42.5
|
44
|
60.3
|
26
|
35.6
|
3
|
4.1
|
29
|
39.7
|
73
|
100.0
|
| Felixstowe
|
16
|
7.5
|
98
|
45.8
|
114
|
53.3
|
88
|
41.1
|
12
|
5.6
|
100
|
46.7
|
214
|
100.0
|
| Framlingham
|
9
|
12.5
|
28
|
38.9
|
37
|
51.4
|
29
|
40.3
|
6
|
8.3
|
35
|
48.6
|
72
|
100.0
|
| Leiston
|
10
|
11.9
|
29
|
34.5
|
39
|
46.4
|
34
|
40.5
|
11
|
13.1
|
45
|
53.6
|
84
|
100.0
|
| Saxmundham
|
8
|
11.1
|
28
|
38.9
|
36
|
50.0
|
28
|
38.9
|
8
|
11.1
|
36
|
50.0
|
72
|
100.0
|
| Woodbridge
|
19
|
10.2
|
82
|
44.3
|
101
|
54.5
|
63
|
34.1
|
21
|
11.3
|
84
|
45.4
|
185
|
100.0
|
Source : Hillier Parker Study, August 1997
TOWN CENTRES
4.40 The six towns of Aldeburgh, Felixstowe, Framlingham, Leiston, Saxmundham
and Woodbridge are identified as 'Towns' for Local Plan policy purposes.
In each of these Towns an area has been defined as the `Town Centre'
on the Proposals Map. This is to ensure that:
(i) commercial uses do not gradually spread into adjacent residential
streets, to the detriment of the amenity of local residents and the
character of the areas;
(ii) concentration of shopping floorspace is within a reasonable distance
of car parks and public transport facilities.
4.41 Government policy, as set out in PPG6 (Town Centres and Retail Developments),
published in June 1996, identifies the following key objectives:
• to sustain and enhance the vitality and viability of town centres;
• to focus development, especially retail development, in locations
where the proximity of businesses facilitates competition from which
all consumers are able to benefit and maximises the opportunity to use
means of transport other than the car;
• to maintain an efficient, competitive and innovative retail
sector;
• to ensure the availability of a wide range of shops, employment,
services and facilities to which people have easy access by a choice
of means of transport.
• to encourage investment in retail, employment, leisure and
other key town centre uses;
• to encourage mixed-use development in town centres.
4.42 Complementary policy guidance is given in PPG13 (Transport). This
includes the advice that:
• shopping should be promoted in existing centres which are more
likely to offer a choice of access, particularly for those without the
use of a private car;
• existing central and suburban shopping centres should be maintained
and revitalised by enabling development to take place there and by policies
which improve the quality and comprehensiveness of those areas;
• development, including major generators of travel demand should
be located in existing centres or locations which are highly accessible
by means other than the private care.
4.43 The District Council will seek to achieve these Government policy
objectives by locating and promoting shops, commercial uses and other
traffic generating activities such as leisure, entertainment and health,
within the town centres. There will be exceptions to this policy, eg small
local shops to serve rural communities (Policy AP60). Clearly, some potential
leisure and entertainment uses will not be appropriate within town centres,
but this will become evident by the application of the sequential test
procedure, as required by Policy AP61. In respect of Felixstowe, it may
be desirable for entertainment and leisure uses to be also located on
the seafront in accordance with the strategy for the resort.
POLICY AP56
Town Centre
The Proposals Map identifies six town centres within the District;
at Aldeburgh, Felixstowe, Framlingham, Leiston, Saxmundham and Woodbridge.
In order to offer a choice of modes of transport - particularly for
people who do not have the use of a car - the town centres are the preferred
location for the following, unless there are other overriding material
considerations, or in accordance with other policies of this Local Plan:
• major new shopping
• commerce
• entertainment and leisure
• health
• community uses
all where suitable sites are available. All applications for new
development on town centre sites should satisfy the criteria set out
in Policy AP61.
Footnote: The 'Other Policies' include those that relate
to employment (AP46 to AP53); retail (AP55 to AP65); tourism (AP66);
farm diversification (AP70 to AP73); community facilities (AP87 to AP88);
recreation (AP106 to AP109); Felixstowe Seafront (AP198 to AP202); and
specific areas and allocations.
4.44 Strategies for each of the six town centres are contained in the
Area Chapters.
RESIDENTIAL ACCOMMODATION IN TOWN CENTRES
4.45 The District Council considers that, in the light of the PPG6 advice
that residential accommodation should be encouraged within town centres,
the provision of additional residential accommodation should be encouraged
within the defined Town Centres of all six towns, particularly at first
floor level. However, this should not be at the expense of prime shopping
frontages as defined, nor should it be at the expense of a variety of
uses in the town centre (offices, food, shops etc) which adds to its vitality
and viability. In view of the fact that other traffic-generating uses
are also required to be located in the Town Centres whenever possible,
it is not appropriate to seek to retain all existing residential accommodation
since this could well lead to a conflict of objectives. This general policy
needs to be qualified by the proviso that the individual town centre strategies
might identity exceptions to this general policy, such as the Woodbridge
Policies AP258 and AP259.
POLICY AP57
Town Centres; Residential Accommodation
Unless indicated in other policies of the Local Plan, the District
Council will encourage the establishment of residential accommodation
within the Town Centres, as defined on the Proposals Map, particularly
on upper floors, but in all cases not :
(i) at the expense of ground floor primary shopping frontages; or
(ii) where this could prejudice the preservation or creation of
a range of activities in the Town Centre; or
(iii) where this would be likely to have a detrimental impact (either
individually or cumulatively) on the vitality and viability of the Town
Centre
TRANSPORT IN TOWN CENTRES
Car Parking
4.46 It is Government policy that access to towns and traffic management
within them should be improved. This recognises that if town centres are
to compete effectively with out-of-centre developments, they must remain
attractive to people who arrive by car. Local authorities are therefore
required to draw up a traffic management strategy and provide good quality
car parking. More detailed advice regarding car parking policies is set
out in PPG6, which states:
'Authorities should assess the overall availability of parking in the
central area, on-and off-street, public and private, and develop policies
covering all types of parking, as well as management and pricing policies
for public parking. They should achieve better use of existing car parking,
by adopting policies which give priority to short-term parking for visitors
to the town centre, such as shoppers, and discourage long-term parking
for commuters.'
4.47 Being predominantly a rural district where public transport is not
always available on a consistent basis, the car remains an important means
of travelling to the six town centres, whether it be for shopping, leisure,
work or other reasons. This has meant that the demand for car parking
in some town centres may not be equivalent to the supply of spaces, or
is not likely to be the case by the end of the plan period. Examples of
this are Woodbridge and Felixstowe, particularly if additional retail
development takes place.
4.48 To continually provide additional spaces may not always be the answer.
To an extent, this encourages travel by car with its associated congestion
and pollution. Alternative forms of travel should be encouraged, where
possible. This primarily means public transport, walking and cycling.
However, it is recognised that these may be impractical in some cases
because of a lack of a service or distance. The car may represent the
only available form of transport and its accommodation should still be
planned for.
4.49 Therefore, the District Council will continue to monitor the need
for off-street public car parking in anticipation of having to seek provision
in the appropriate location. However, encouragement will also be given
to the use of public transport, walking and the use of cycles, the latter
through the provision of cycle parking facilities.
POLICY AP58
Town Centre Car Parking
The District Council will continue to monitor the demand for off-street
public car parking in town centres with a view to ensuring that adequate
levels of on-street and off-street public spaces are available to meet
the commercial, recreational, tourist and residential needs of the Town
Centres bearing in mind the need to encourage the use of a range of transport
modes in addition to the car, and to meet the access and other needs of
people with disabilities.
The District Council will:
(i) manage its car parks to ensure an adequate turnover of spaces
to meet short-stay needs;
(ii) manage its car parks to ensure that long stay parking takes place
in car parks peripheral to the town centres;
(iii) devote parts of town centre car parks to the exclusive and safe
parking of bicycles and motorcycles.
(See also Policy AP80 on parking standards and Policy AP82 on provision
for cyclists).
Public Transport
4.50 Measures designed to integrate transport, to reduce dependency on
the private car, and to enable town centres to function efficiently while
providing mobility for all, now form a central theme of Government policy.
Land use planning and the coordination of town centre management will
increasingly have a role to play in detailing these objectives.
4.51 The District Council's commitment to encouraging the development
of bus/rail interchange facilities, of better bus services and provision
for cyclists and pedestrians is set out in the Transport chapter. Particular
attention will need to be given to the role part of existing car parks
mights play in helping to secure these objectives, including the better
provision for cyclists and motorcyclists.
DISTRICT CENTRES
4.52 Annex A of PPG 6 defines a District Centre as:
'Groups of shops, separate from the town centre, usually containing
at least one food supermarket or superstore and non-retail services such
as banks, building societies and restaurants.'
4.53 The District Council considers that for the purposes of PPG6, Cavendish
Park, Felixstowe, Grange Farm, Kesgrave; High Street, Walton; and Martlesham
Heath should be identified as District Centres, in that they are separate
from the town centres and contain a range of facilities serving large
residential areas which have, or are continuing to develop, around them.
To this list should be added The Hill, Wickham Market, as well as Rendlesham,
where the District Council is promoting the creation of a District Centre
as part of the redevelopment of the former Bentwaters Domestic Base, and
Bixley Farm, where the approved Master Plan includes provision for a District
Centre. These District Centres are delineated on the Proposals Map, except
Rendlesham where the nature of the proposed redevelopment is not yet known.
Expansion of these District Centres or, indeed, the creation of new and
similar ones will be encouraged. However, such centres should complement
town centres and local centres and not prejudice their vitality and viability.
POLICY AP59
District Centres
The following centres are defined as District Centres and shown
on the Proposals Map:
Felixstowe : Cavendish Park
Kesgrave : Grange Farm, Ropes Drive West
Martlesham Heath : The Square
Walton : High Street
Wickham Market : The Hill
District Centres are also proposed at Bixley Farm, Rushmere St Andrew,
and at Rendlesham, which will be located within the physical limits,
as defined on the Proposals Map.
The District Council will encourage retail and other commercial
and community uses within these centres which are consistent with the
needs of existing or developing communities. Development should be close
to the main road network and public transport routes and should not
have any material adverse impact on the environment, highway safety,
residential amenity or the vitality or viability of existing town, district
and local centres.
LOCAL CENTRES
4.54 Annex A of PPG6 defines a local centre as:
'Small groupings usually comprising a newsagent, a general grocery
store, a sub-post office and occasionally a pharmacy, a hairdresser
and other small shops of a local nature';
The District Council will support the provision of new shops in Local
Centres or villages provided these are of a modest size and cannot be
located in existing town or district centres. Such facilities will need
to be within a physical limits boundary. Policy AP60, which relates to
Local Shopping Facilities, will need to be read in conjunction with Policy
AP9, which seeks to encourage rural facilities and Policy AP62, which
seeks to retain key facilities within rural communities. These three policies
form part of the District Council's strategy to maintain and enhance the
rural economy.
POLICY AP60
Local Shopping Facilities
Subject to the other policies of this Plan, planning permission
will be given to the provision of local shops for a new development
area, a Village or part of a Town where the need cannot adequately be
met by facilities existing in the area or in nearby centres. Such facilities
should be within the physical limits boundary and not exceed 280 square
metres (3000 square feet) net floorspace, anything above which should
be located in town, district or local centres.
Within Villages, proposals for mobile shops or temporary accommodation
will be supported provided that they would not result in any serious
adverse effect on residential amenities or significant increase in danger
or inconvenience on the public highway.
PROPOSALS FOR NEW RETAIL DEVELOPMENT
4.55 PPG6 introduces the concept of any retail, recreational or leisure
development being located in town centres whenever possible. In the absence
of a suitable town centre site, an edge-of-town site will be considered
acceptable. Only where no suitable town centre or edge-of-centre site
is available, will an out-of-town site be considered. This approach is
defined in PPG6 as a `sequential approach' and applies not only to sites
identified by local planning authorities but to sites promoted by developers.
This is described in PPG6:
'Adopting a sequential approach means that first preference should
be for town centre sites, where suitable sites or buildings suitable
for conversion are available, followed by edge-of-centre sites, district
and local centres and only then out-of-centre sites in locations that
are accessible by a choice of means of transport.'
4.56 PPG6 qualifies this to some extent in respect of small and historic
towns, such as those in Suffolk Coastal:
'Not all centres, particularly small and historic towns, will have
sites that are suitable in terms of size, parking, traffic generation,
or servicing arrangements for large-scale developments in the town-centre
itself. In such centres, developments should be of a scale appropriate
to the size of the centre ...'
This qualification is particularly important within the context of the
District, where large areas of land are unlikely to become available for
development within the town centres.
4.57 The District Council will require this sequential test to be applied
to any significant retail, commercial, recreation or leisure proposals.
No definite size threshold is adopted, since in some instances, relatively
small proposed developments could have a significant impact. As a guide,
any proposals over 280 square metres (3,000 square feet) will be considered
significant, but proposals below this threshold may be considered significant
in some circumstances.
4.58 In this Local Plan the following definitions of locations will apply:
• Town Centre: The town centres of Aldeburgh, Felixstowe, Framlingham,
Leiston, Saxmundham and Woodbridge, as shown on the Proposals Map.
• Edge-of-centre: For retail uses, a location within easy walking
distance of the primary shopping area, as defined on the Proposals Map
for the town centres of Felixstowe and Woodbridge, or the main concentration
of shops in the remaining four town centres. This distance may be as much
as 300 metres for the larger centres of Felixstowe and Woodbridge, but
less in the other towns, in all cases dependent upon the size of the centre,
the facilities available there, and the nature of the journey.
• District Centre: See paragraph 4.52.
• Local centre: See paragraph 4.54.
• Out-of-centre: A location that is clearly separated from a town
centre, but not necessarily outside the urban area.
• Out-of-town: An out-of-centre development on a greenfield site,
or on land not within the physical limits boundary.
RETAIL PROVISION OUTSIDE TOWN AND OTHER CENTRES
4.59 Where a proposed development has been subjected to the sequential
test and it is accepted that no suitable town centre, edge-of-town centre
or district centre sites are available, an out-of-centre site may be acceptable
in principle. However, the District Council will expect any such out-of-centre
development to be combined with existing facilities wherever possible
and will wish to be satisfied that the proposal will not adversely affect
the viability or vitality of any existing nearby centre or the rural economy.
The proposed development would also need to be accessible by a range of
transport in addition to the car and be well served by public transport.
Conditions will be attached to any planning approvals in order to prevent
the sub-division of any development into a large number of smaller units,
which may well have an adverse effect on nearby centres. The range of
goods to be sold may also be limited by condition.
4.60 Proposals for out-of-centre retail developments may be on sites
allocated for different land uses, such as for employment. In such cases,
the District Council will need to be satisfied that the development would
not cause or accentuate a significant shortage of employment land in the
area concerned and that the retail development would be compatible with
any adjoining industrial uses.
POLICY AP61
Proposals for New Development
In order to meet the District Council's objective to sustain and enhance
the vitality and viability of existing town centres, the Council will
adopt a sequential approach to the selection of sites for proposals
for new retail development. This approach will also be applied to all
key town centre uses that attract a lot of people, including commercial
and public offices, entertainment, leisure and other such uses.
The sequential approach means that first preference for new development
will be given to sites in town centres, where suitable sites
or buildings suitable for conversion are available. Preference will
then be given to edge-of-centre sites, followed by district
centres and local centres. Only then will preference
be given to out-of-centre followed by out-of-town sites
in locations that are accessible by a choice of means of transport.
In order to enable the Council to assess proposals, submissions should
demonstrate an examination of other potential sites within existing
centres that are higher in the sequence of preferred locations.
Proposals for new retail development in district centres
and local centres will be judged against the criteria set out
in Policies AP59 and AP60 respectively.
Proposals for new retail development in edge-of-centre, out-of-centre
and out-of-town locations will be judged against the following
criteria:
(i) the development shall not adversely affect: (a) the vitality
and viability of any nearby town centre, district centre or local centre;
(b) the quality, attractiveness or character of the centre; or (c) its
role in the economic and social life of the community;
(ii) the development shall not adversely affect the rural
economy (including the role of local and village shops), taking into
account its cumulative impact with other recently completed or committed
retail developments in the vicinity;
(iii) the development shall be combined with existing facilities,
wherever possible;
(iv) the development shall not materially harm the living
conditions of nearby residents;
(v) the development shall not have a significant adverse
impact on the landscape (including historic landscapes), the character
or appearance of conservation areas, areas of archaeological importance,
or wildlife habitats;
(vi) the development shall not adversely affect highway safety
or the free flow of traffic;
(vii) the development shall have appropriate car parking
provision, but shall also be accessible by a choice of means of transport,
other than the car. This means that sites should be well served by public
transport services that are, or would be, frequent, reliable, convenient
and come directly into or past the development from a wide catchment
area;
(viii) the development shall be easily and safely accessible
to pedestrians, cyclists and disabled people from the surrounding area;
and
(ix) the development shall not be located in the open countryside
or on land designated for other land uses in the Local Plan. These include
land allocated for industry, employment or housing, or playing fields
and open space (unless replacement facilities of equal recreational
and amenity value are provided).
Account will also need to be taken of national policy guidance in
respect of need.
Footnotes:
1 The definitions of town centre, edge-of-centre,
district centre, local centre, out-of-centre and out-of-town sites,
for the purposes of the Plan are those set out in paragraph 4.58.
2Policy AP61 will be considered alongside other policies
in the Plan, including AP60 (Local Shopping Facilities) and AP65 (Farm
Shops).
KEY VILLAGE FACILITIES
4.61 Facilities such as shops, post offices and public houses are an
important part of the social fabric of village communities and, in places,
contribute towards the tourism economy. They also provide a valuable service
to those living in the community, particularly the elderly and those without
their own means of transport. Village shops have been in decline for the
last 40 years, initially with the introduction of supermarkets in the
larger towns and more recently as a result of out of town superstores.
Superstores are attractive to shoppers as they provide a wide and comprehensive
range of goods, many of which are sold at discount prices. They are, however,
catering for car-borne shoppers or those who live on good public transport
links.
4.62 A village facilities survey carried out in 1994 showed that out
of a total of 102 rural parishes, 61 (60%) had no shop, 54 (53%) had no
post office and 35 (34%) had no public house. A similar survey in mid-2000
indicated that rural facilities had declined and that 69 (66%) had no
shop, 77 (74%) had no post office and 54 (52%) had no public house. The
District Council considers that it is important to retain existing village
shops and post offices as well as other village facilities, including
public houses, where there is no readily available local and accessible
alternative within the community or village. Whilst the District Council
cannot prevent an owner or occupier from closing a village shop or a public
house and cannot influence market forces or the trading ability of a business,
it does have control over any subsequent re-use of the premises.
4.63 The District Council will require any application involving the
loss of a key facility such as village shop, post office or public house
to be supported by such information as:
(a) evidence that the business has become financially unviable and
cannot be made viable or run in a viable way. Such evidence would include:
(i) current and projected trading performance;
(ii) the nature and condition of the building;
(iii) the extent of the local catchment including the location of
the premises in relation to local settlement pattern and accessibility;
(iv) the nature and location of comparable facilities;
(v) the cost of any repairs, renovations or improvements required
to enable the business to continue;
(vi) the potential to relocate the use into other premises in the
community;
(vii) in respect of public houses, the approaches and attempts to
transfer from a chain of tied pubs to a free house.
(b) evidence that the business has been offered on the open market
as a whole (parts having not been identified for separate sale) and
at a realistic market value. This should be for a period of not less
than six months by a competent agent. Evidence should include sales
literature, details of approaches, and details of offers.
4.64 Another way in which such local facilities can be supported is by
means of voluntary help from within the community. Evidence will, therefore,
be required to the effect that the local community has been notified in
writing of the firm intention to close the business and has not, within
a period of six months, come forward with a realistic proposal to assume
operation of the business, including its proposals to finance and operate
the facility.
4.65 Apart from commercially operated facilities such as shops, post
offices and public houses, there are a number of other key community facilities
which may come under threat. These include churches; church, village or
other halls; playing fields and allotments. These facilities may be run
on behalf of the community by the local parochial church council, parish
council or other locally accountable body. Any loss is, therefore, only
likely to occur where there is genuinely no further demand, as may be
the case with allotments, and following widespread local public debate,
with all options, financial and otherwise, being extensively considered.
The District Council is anxious that this type of facility should also
be retained wherever possible, and that it should not be lost without
some evidence of detailed local consideration. Even though there are other
Local Plan policies which seek to protect specific facilities, e.g. Policy
AP104 relating to playing fields, the District Council proposes to include
the protection of all local facilities within a general 'village facilities'
policy.
POLICY AP62
The Retention of Key Facilities
The redevelopment or change of use of key facilities within rural
communities will only be permitted where:
(a) the existing use is not, or cannot be made to be financially
viable, nor can it be sold as a going concern; or
(b) the local community has not come forward with a realistic
proposal to assume operation of the business.
The partial redevelopment or change of use of a key facility will
also only be permitted where this will not prejudice its viability or
future operation, and subject to other policies of the Local Plan.
Footnote:
A `key facility' would depend upon the local circumstances
but would certainly include a shop selling convenience goods, a post
office and public house where there are no accessible comparable facilities
within the community/village. Garages, petrol filling station and other
shops, as well as community halls, churches and sports facilities might
also be included, depending upon local need and other provision in the
settlement. See also policies AP40, AP88 and AP104.
RETAILING IN THE COUNTRYSIDE
4.66 It is a general policy of this Plan (Policy AP8) that the Countryside
should be protected and development restricted to that necessary for agriculture,
forestry and horticulture. Proposals for retailing activities in the Countryside
will be considered against this general policy and normally only be acceptable
where they relate to the activities specified below, eg, garden centres
and farm shops.
POLICY AP63
Countryside Retailing
Retail activities will not be permitted in the Countryside, except
in accordance with Policies AP64 and AP65, or where there are overriding
reasons why they need to be located away from settlements.
4.67 Other proposals will only be permitted where there is an overriding
necessity to be located in the Countryside. An example of this may be
where retailing is related directly to a manufacturing use which utilises
a redundant or under-used building. This would be consistent with the
Council's policies on rural enterprise and the use of such buildings.
Policies on this follow in para 4.88 in this chapter.
Garden Centres
4.68 Garden centres normally involve large areas of greenhouses, indoor
and outdoor display areas and associated car parking. Sometimes they are
related to nursery gardens. By their very nature it may not be possible
to locate them within the physical limits of settlements although their
primary function is to serve the needs of residents in towns and settlements.
Where they may need to be in the countryside, they should be well-related
to the settlement(s) that they serve and to the principal road system.
As they can have a considerable visual and environmental impact, they
should not be located in countryside where they will be prominent, nor
in the Area of Outstanding Natural Beauty or Special Landscape Areas.
POLICY AP64
Garden Centres
Although development in the Countryside will not normally be permitted
(Policy AP8), exceptions may be made for garden centres outside of Special
Landscape Areas and the Area of Outstanding Natural Beauty, where they
will normally be resisted. The scale of the operation, design and bulk
of buildings, landscaping, materials, access and parking arrangements
will be important considerations, as well as the following:
(i) the site should be well related to the form and character
of an adjacent settlement;
(ii) the site should be well related to the class A road network;
(iii) there should be no significant adverse impact on the character
of the locality, road safety, best and most versatile agricultural
land, forestry, landscape, wildlife habitat, archaeological interest
or residential amenity;
(iv) the buildings should not be prominent in the landscape.
Farm Shops
4.69 Planning permission is not required for the sale of farm produce
from the farm, provided that produce is not imported from outside, nor
for the sale of non-agricultural goods, such as craft items, produced
on the site. However, use as a farm shop selling a significant amount
of produce from elsewhere is a separate use requiring planning permission.
4.70 It is Government policy to promote farm shops, especially in areas
where there are no convenient village shops, because they contribute to
the diversification of the rural economy. Farm shops help meet demand
from consumers who want fresh produce at the point of production. They
can also provide new sources of jobs and services in rural areas and outlets
for producers of regional speciality foods. When planning applications
are needed, local planning Authorities are advised to take account of
the desirability for the farmer to provide a service throughout the year,
which may require him to bring in non-local produce to overcome the problems
of seasonality and provide continuity of employment. They should also
take account of the need to ensure that a sufficiently wide selection
of produce can be offered.
4.71 However, the District Council is concerned that unrestricted retail
sales from a farm shop could have a significant adverse impact on a nearby
village shop. In addition there are the transport effects of the traffic
likely to be generated; as well as access and parking arrangements.
4.72 In considering planning applications for farm shops, the District
Council will, therefore, take into account the volume of traffic likely
to be generated, the potential impact on nearby village shops, and the
desirability of selling both local and non-local produce. In the context
of farm shops, non-local is defined as produce originating from beyond
the farm holding and its environs.
4.73 where possible, farm shops should be located in existing buildings.
The conversion of an existing building will always be preferred, but where
there is no suitable existing building, the principle of a new building
is acceptable. New buildings specifically for use as a farm shop will
only be acceptable where it has been demonstrated that no existing buildings
are suitable for the use; where they avoid open countryside; if the scale,
nature, design, materials and siting of the retail accommodation is compatible
with the existing farm and buildings; and if this will not result in a
scale of activity which has a detrimental impact, in physical and economic
terms, on the surrounding area.
POLICY AP65
Farm Shops
Proposals for farm shops will be generally supported and will be
considered against the following criteria:
(i) the impact of the proposal on the landscape, the presence of
areas of archaeological interest, wildlife habitat, forestry, highway
safety and residential amenity;
(ii) the conversion of an existing building, or buildings, to a
farm shop should retain the traditional character;
(iii) the volume of traffic generated, adequate off-road car parking
and a suitable access from the highway;
(iv) the potential impact on nearby village shops;
(v) new buildings specifically for use as a farm shop will only
be acceptable:
(a) where it has been demonstrated that no existing buildings
are suitable for the use;
(b) where they avoid open countryside;
(c) if the scale, nature, design, materials and siting of the
retail accommodation is compatible with the existing farm and buildings;
and
(d) if this will not result in a scale of activity which
has a detrimental impact, in physical and economic terms, on the surrounding
area.
The District Council will support farm shops selling a range of
produce, including some non-local produce, where this provides a sufficiently
wide selection to overcome problems of seasonality, provide for continuing
employment, and provide a facility not otherwise available to a local
community. Where planning permission is granted for a farm shop, the
Council may consider using planning conditions, where appropriate, to
impose limits on the broad types of produce that may be sold.
TOURISM
4.74 The District Council will generally encourage and promote tourism
in the District because of its importance for employment and as a source
of income. In addition, tourism is closely related to the conservation
of the District's unique built and rural environments.
4.75 Major centres of tourism include Aldeburgh, Felixstowe, the coast,
Woodbridge and its river frontage, together with attractions such as Snape
Maltings and Orford Castle. These are all located in the eastern part
of the District close to the coast. To the west, the only major centre
is Framlingham.
4.76 Particular support and encouragement will be given to tourism-related
proposals to the west of the A12, subject to conformity with other policies
of the Local Plan.
4.77 However, in some parts of the District to the east of the A12, primarily
in some of the smaller coastal settlements but also coastal locations
such as Minsmere and Dunwich Heath, there is a conflict between the needs
of tourism and the need to protect and enhance the qualities in the natural
and built environments that attract tourism. It is necessary to reconcile
the growth of tourism with environmental and social need in those areas.
4.78 The following policy seeks to maintain and improve the district's
tourist industry whilst ensuring that the levels of visitor pressure do
not put at risk the special characteristics of the area that attract people.
POLICY AP66
Tourism
In areas west of the A12, and subject to compatibility with other
policies of the Local Plan, the Council will encourage tourist facilities,
accommodation and attractions, especially those that:
(i) extend the tourist season;
(ii) increase the range of tourist attractions;
(iii) provide employment;
(iv) bring about environmental improvements; or
(v) conserve and interpret important features of the natural
and built environment, including historic and archaeological sites
and wildlife habitats.
To the east of the A12 outside the towns, there are several locations
on the coast (including Dunwich, Minsmere, Thorpeness and Walberswick),
and the whole of the estuaries, which experience severe visitor pressure
at peak times. In these areas, the District Council will resist proposals
for new tourist facilities, accommodation, attractions or extensions
to existing facilities where this would prejudice landscape and conservation
objectives. In other areas east of the A12, the District Council will
encourage such facilities where these are compatible with policies for
the protection of the landscape and settlements of the AONB.
Further management measures will be introduced, where necessary,
to address potential conflict between tourism development and landscape
and conservation objectives, particularly in sensitive or specially
designated areas.
Proposals for development that has to be located in the countryside
should not materially harm the living conditions of local residents,
prejudice highway safety or diminish the quality of the landscape. They
should also accord with other policies in this Plan. Particular care
should be exercised in the design and location of proposed development
within the Area of Outstanding Natural Beauty.
AGRICULTURE
4.79 Consistent with the general policy on the Countryside (Policy AP8)
the District Council will resist development in the Countryside which
has no need to be located there. However, it is recognised that in terms
of providing local employment, agriculture and forestry must continue
to play an important role.
POLICY AP67
Agricultural and Forestry Activities
In the Countryside, planning applications involving agricultural
and forestry activities which provide local employment will be favourably
considered if they do not have a materially adverse effect on existing
landscape quality, natural habitats or features of historic importance.
Particular care will need to be exercised in the Area of Outstanding
Natural Beauty and the Special Landscape Areas.
AGRICULTURAL BUILDINGS AND LIVESTOCK
4.80 Certain types of development have to be located in the Countryside,
for example, buildings or other structures used in connection with agriculture
or mineral extraction. It is essential that such buildings or structures
should have the minimum impact on the Countryside and the Design policies
of this plan will apply. Policies on agricultural workers' dwellings are
contained in the Housing Chapter (Policies AP32 and AP33). In many cases,
planning permission is not required for farm buildings, although the District
Council has the power, if necessary, to remove permitted rights.
4.81 Some groups of farm buildings, or other traditional buildings, make
a positive contribution to the character of the Countryside. Changes in
agricultural practices and farm amalgamations have meant that a number
of such groups have, or will, become redundant. The opportunity exists
in many cases, to conserve these buildings by finding appropriate new
uses. The policies against which proposals for the conversion of buildings
in the Countryside will be assessed are set out in paras 4.88 to 4.98.
4.82 There are increasing instances where large-scale industrial food-based
preparation and/or processing proposals, involving intrusive new structures,
are proposed to be located in the open countryside. These proposals often
involve the movement of unprocessed and processed material by heavy goods
vehicles from different locations to a central point, exacerbating the
local impact. Such processes should normally be considered as industrial
production best located in recognised General Employment Areas which by
their nature are properly related to the main road framework. They will
seldom if ever be acceptable within the Area of Outstanding Natural Beauty
or Special Landscape Areas.
4.83 There also remains a demand for large scale livestock units, some
of which are not related to the cultivation of the land on which they
are situated. In addition to having a considerable impact on the landscape,
because of their scale these units have the potential, through the production
of large quantities of effluent, to pollute watercourses and sources of
ground water supply. Such uses also have the potential to generate considerable
volumes of traffic, particularly heavy goods vehicles, and many minor
roads are not suitable to serve them. Proposals for the extension of existing
large scale food production units including intensive livestock units,
or the establishment of new ones, will be assessed against the following
policy.
POLICY AP68
Large Scale Food Production
Proposals for large scale food production units including livestock,
but not specifically related to the cultivation of adjacent agricultural
land, will only be permitted where:
(i) they do not significantly intrude into the landscape;
(ii) they do not materially injure residential amenity;
(iii) it can be demonstrated that the road system is adequate
and the site is well-related to the primary route network and does
not compromise highway safety or the free flow of traffic;
(iv) the proposals include appropriate measures for the disposal
of effluent;
(v) they do not cause material adverse impact on areas of nature
conservation and wildlife interest, historic landscapes and archaeology;
(vi) they would not materially harm the living conditions of
local residents as a result of increased traffic movements generated
by the development.
In addition, proposals for new structures to accommodate large scale
crop-based industrial processing activity will only be considered in
the Countryside when it can be demonstrated that locations within General
Employment Areas or other existing employment sites within Towns and
Villages as defined, would have a greater visual or traffic generating
impact. New structures to accommodate food preparation will only be
considered in the Countryside where it relates to the agricultural unit
on which it is grown.
In both cases, where planning permission is granted, a high standard
of design, a suitable landscaping scheme, and other appropriate measures
to minimise the impact of development will be prerequisites.
In exceptional circumstances, units may be permitted in the Area
of Outstanding Natural Beauty and Special Landscape Areas where careful
siting, design, and use of materials result in no adverse impact on
the landscape.
Footnote:
"Living conditions" relate to matters
of noise, vibration, dust and highway safety.
4.84 Central grain stores and other buildings for bulk storage, are large
agricultural buildings used as collection and distribution points for
the produce of several farms. The advantage of such facilities as central
grain stores for the farmers concerned, is that equipment for drying,
cleaning and preparing grain may be operated at lower cost than on individual
farms, and that different types or qualities of grain can be assembled
separately. In view of their potentially obtrusive appearance, large buildings
for storage in bulk should be designed and located with particular care,
to minimise their effect on the landscape and, in addition, to minimise
their effect on the local road networks.
POLICY AP69
Central Grain Stores
In considering applications for central grain stores and other buildings
for bulk storage, the District Council will have regard to the advantages
of such stores. However, proposals will not be permitted:
(i) if the building is obtrusive in the landscape;
(ii) if there is poor access, or the site is not well-related to
the primary route network;
(iii) where noise and disturbance from increased lorry movements
would materially harm the living conditions of nearby residents..
Where planning permission is granted, a high standard of design,
a suitable landscaping scheme, and other appropriate measures to minimise
the impact of the development will be prerequisites.
Within the Area of Outstanding Natural Beauty and Special Landscape
Areas, proposals will only be acceptable in exceptional circumstances,
where careful siting, design and use of materials result in no adverse
impact on the landscape.
Footnote:
"Living conditions" relate to matters
of noise, vibration, dust or highway safety.
FARM DIVERSIFICATION
4.85 The Department of the Environment, Transport and the Regions through
Circulars and Guidance Notes, encourages diversification of the rural
economy in order to widen local employment opportunities. Whilst the main
objectives of such diversification is the creation of jobs and the continued
viability of farms, it must be undertaken in the recognition of a continuing
need to protect the Countryside for its own sake.
4.86 A number of aspects of diversification do not normally need planning
consent and are not affected by specific policies in this Plan. However,
where substantial new buildings are required, or where other activities
which involve a change in the use of land or buildings are proposed, such
proposals will require the grant of planning permission and will be considered
against the following policy and, where appropriate, other policies in
this Plan.
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;
(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 of
agricultural 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.
Footnote:
"Living conditions" relate to matters
of noise, vibration, dust or highway safety.
4.87 Some examples of diversification and a cross-reference to the appropriate
policies elsewhere in this document are as follows:
Tourist Accommodation
The provision of accommodation will be encouraged, provided it is on
a small scale and involves the conversion of existing buildings in the
main, subject to criteria set out in Policy AP72.
Recreation
The use of land and water for riding, golf, fishing and boating may
be acceptable, provided new buildings are small in scale and the use
has no adverse effects on highway safety and the free flow of traffic,
historic parklands, landscape (particular care will need to be taken
in the Heritage Coast, Area of Outstanding Natural Beauty and Special
Landscape Areas), amenity, nature conservation, and on neighbouring
settlements.
Employment
Proposal to use redundant buildings by converting them for employment
are generally encouraged.
Other Agricultural Enterprises
Any agricultural activity which may require planning permission, for
example, fish farming or horticulture, will be judged against the impact
of the proposal on the landscape and on other factors such as highway
safety.
Set-Aside
Farmers are currently encouraged to take some of their land out of agricultural
production or 'extensify' ie, the less intensive use of agricultural land.
This often involves allowing marginal land, previously used for growing
cereals, to lie fallow, or using it for alternative crops, or as woodland.
Land which is set-aside can also, under some circumstances, be used for
other temporary uses, including recreation.
Woodlands
The encouragement given to the planting of farm woodlands is gaining
momentum, as is the adoption of `environmentally sensitive' farming practices.
Conversion of Redundant Buildings
This aspect of diversification is covered in the following section.
CONVERSION OF BUILDINGS IN THE COUNTRYSIDE
GENERAL
4.88 From time to time, buildings in the Countryside are no longer required
for their original purpose or become under-used. The conversion of such
buildings in the Countryside is one of the key means of achieving new
rural employment. Although the rate of take-up of approved re-uses may
be relatively low, it will nevertheless provide some new rural employment.
More importantly, it will provide a pool of available employment sites.
The re-use and adaptation of rural buildings represents a sustainable
form of development by recycling existing buildings, preventing them from
becoming derelict or vandalised and by reducing the pressure for development
on greenfield sites. By adopting a positive approach to re-use which encourages
commercial rather than residential conversions, the planning system can
contribute both to the diversification of the rural economy and to higher
quality in the built environment in rural areas.
4.89 Where it is proposed to convert buildings in the Countryside to
alternative uses, the District Council will seek to ensure that the new
use has minimal impact on the Countryside, highway safety and residential
amenity. This would include the re-use of farm buildings for ancillary
or other agricultural activity, such as the processing and packing of
agricultural produce. If the building is of traditional construction,
of architectural or historic value, or an important feature, either in
its own right or part of a group of buildings, it will be important to
retain the essential character and integrity of the original building.
In all cases, the structure of the building will be an important consideration.
Where substantial reconstruction is necessary, this will be treated as
a new building in the Countryside and not a conversion. The following
policies will be used in considering all proposals for the conversion
of buildings in the Countryside.
POLICY AP71
Alternative Uses of Buildings in the Countryside
Consistent with the need to conserve the Countryside, the most satisfactory
use for a building in the Countryside will always be that for which
it was constructed. However, subject to the general considerations contained
in Policies AP72 and AP74 and other specific policies of this Plan,
the following alternative uses may be appropriate:
(i) uses related to agriculture;
(ii) employment use (see Policy AP73);
(iii) community use (see Policy AP88);
(iv) recreation;
(v) retail, if related to farm sales (see Policy AP65), or inextricably
linked to an employment use in that it involves the sale of goods
made on the premises;
(vi) use ancillary to an existing dwelling,
but not separate living accommodation;
(vii) tourist accommodation within buildings of traditional construction,
or which make a positive contribution to the Countryside, the use
of which will be secured by conditions or legal agreement restricting
the length of occupancy;
(viii) residential use in accordance with Policy AP75 only.
As a general rule, the District Council will favour an employment
use. Any associated new building must be small in scale, ancillary in
function, unobtrusive, and compatible in style and design. New dwellings
will not be permitted.
POLICY AP72
Conversions in the Countryside: General Considerations
In considering proposals for the alteration and/or conversion of buildings
in the Countryside, the District Council will only grant planning permission
for proposals which:
(i) are of a suitable scale and character;
(ii) do not have a significant adverse impact on the landscape;
(iii) respect the form, character, setting and appearance of the
building;
(iv) would 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;
(v) are supported by evidence that a thorough survey has been carried
out for legally-protected species, and make adequate provision for any
which might be found.
Where substantial reconstruction is necessary, the proposal will be
considered in the same way as a new building in the Countryside and
assessed against other policies of the Local Plan.
Footnote:
"Living conditions" relate to such matters
as noise, vibration, dust and highway safety.
EMPLOYMENT USE
4.90 Historically, there has always been a reluctance to encourage or
condone the carrying on of commercial activities within residential properties.
However, if people are to be encouraged to carry out employment activities
in rural areas, then the most obvious way to achieve this is by allowing
these activities to take place where the people actually live and in property
they probably own. This is very much in line with Government advice which
is that local authorities should enable people to work from home or within
their local communities.
4.91 Individual proposals for the use of parts of dwellings for home
working may well not require planning permission where the use is subsidiary
to the main residential use of the premises. Where consent is required
and proposals relate to dwellings which are within defined towns and villages,
they may be considered acceptable, in principle, by virtue of Policy AP52.
Outside towns and villages, they will be assessed against the criteria
attached to Policy AP73. These criteria are sufficiently tight to ensure
that any concerns, such as any loss of residential amenity, can be carefully
assessed.
4.92 The District Council considers that the conversion to an appropriate
employment use will often involve far less alteration to any building
and will lessen any change in the character of the landscape and Countryside
generally. The Council feels, therefore, that preference should be given
to development proposals for employment-generating uses when the potential
for conversion is considered. This is part of the general philosophy of
this Plan and that of the Department of the Environment, Transport and
the Regions in that such proposals contribute considerably to the rural
economy.
POLICY AP73
Re-use and Adaption of Rural Buildings for Employment Uses
Outside Towns and Villages, proposals for employment uses in existing
buildings, parts of dwelling houses or buildings within the curtilage
of dwelling houses will be encouraged and supported subject to the following
criteria being met:
(i) there should be no significant loss of residential or
rural amenity, or of best and most versatile agricultural land, or material
detriment to the environment generally;
(ii) the proposal should not lead to increased traffic movements
that would prejudice highway safety or the free flow of traffic, or
materially harm the living conditions of local residents, particularly
by increased commercial vehicles;
(iii) warehousing and haulage uses will not be permitted,
unless the activity is primarily to provide a service to the immediate
locality;
(iv) adequate site access should be available;
(v) the conversion of recently constructed agricultural buildings
which have not been materially used for agricultural purposes, or very
remote buildings, will not be permitted;
(vi) the design of conversions and external works shall be
sympathetic to the character of the building and its setting;
(vii) businesses should be small, and preferably provide
jobs and/or services for the local community;
(viii) the subsequent expansion of the activity on the site
will only be permitted if it can be demonstrated that it would have
no adverse impact on the surroundings and, under certain circumstances,
the District Council will consider seeking the removal of rights under
the General Development Order.
Footnotes
(a) "Small" is defined as a business which
employs 25 persons or fewer on the site in question.
(b) "Living conditions" relate to such
matters as noise, vibration, dust and highway safety.
4.93 In order to encourage the formation or expansion of small businesses,
the District Council will, whenever possible, endeavour to overcome any
planning objections by attaching appropriate conditions to the planning
permission, or by the use of legal agreements. For example, these can
be used to provide firm limits to expansion, define a specific use to
which a site or building can be put, make a permission personal to the
applicant, provide for landscaping, and ensure that other environmental
and highway safeguards are carried out.
HISTORIC BARNS
4.94 Proposals affecting historic barns require particularly sensitive
treatment. There are a number of these scattered throughout the area,
either in isolated positions, or as part of a farmyard group. Often timber-framed,
the structural frame, the lack of windows, large door openings, and the
large open interior, are all essential components of their character.
POLICY AP74
Historic Barns
Proposals for the change of use or alterations to historic barns
will only be acceptable, subject to Policies AP72 and AP75, where:
(i) the single, open volume is largely retained;
(ii)
