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| District Strategy |
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| 8.1 |
The policies contained within this section
provide a framework to which all other policies in the Plan must adhere.
The planning emphasis for the District will remain one of restraint
to development in the Green Belt, whilst accommodating necessary new
development to meet economic and social needs. The Strategy does not
preclude new development that contributes positively to the environment
and respects these and other policies in the Plan. |
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| Green Belt Designation |
| DS1 |
The designation of a Green Belt
in accordance with County Structure Plan Policy is confirmed
and the boundaries are shown on the Proposals Map. |
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| 8.2 |
The relevance of the Green Belt to Bromsgrove
District is threefold: |
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- to prevent the further growth of the West Midlands conurbation
into the countryside;
- to limit the expansion of built-up areas in the Green Belt area
in order that neighbouring towns and villages will not merge with
one another;
- to safeguard the open countryside having regard for the interests
of agriculture and for the informal recreation needs of people
who wish to visit the countryside.
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| 8.3 |
The District Council fully supports the
importance and function of the Green Belt and the Secretary of State's
view that the future growth of Bromsgrove town should preserve the
particularly narrow and vulnerable Green Belt gaps to the north and
south of the town. |
| 8.4 |
Green Belt boundaries in Bromsgrove District
have previously been confirmed in adopted local plans for Belbroughton,
Wythall and Hagley/Clent; the remainder of the District has relied
upon boundaries originally proposed in the County Development Plan
for Worcestershire (1957) and confirmed generally in Structure Plans
since 1975. Where the Green Belt boundary has been redefined in this
Local Plan to allow minor alterations to boundaries or to accommodate
land for future development needs, firm and definable physical features
have been followed wherever possible. Changes to the established Green
Belt have only been proposed where there exists special circumstances
providing an overriding justification for so doing. Appendix 2 lists
the amendments to the Green Belt boundaries and the reasons in support
of the proposed changes. |
| 8.5 |
In order to comply with policy GB2A of
the County Structure Plan, the District Council considered whether
those settlements currently in the Green Belt, in particular the larger
villages such as Alvechurch and Belbroughton, should be removed. The
District Council endorsed the views of the 1996 Local Plan Inspector
that the village of Alvechurch could be removed from the Green Belt
without detriment to it. The Inspector however accepted the Council's
position that both Belbroughton and Romsley should not be removed
from the Green Belt as they were less sustainable locations since
they are not located on transport corridors. |
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| Green Belt Development Criteria |
| DS2 |
Permission for development in
the Green Belt will not be given, except in very special circumstances,
for the construction of new buildings or for the change of use
of existing buildings unless one of the following instances
applies: |
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a) |
development is for the purposes of agriculture
and forestry; |
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b) |
proposals are for essential facilities for
outdoor sport and outdoor recreation (see Policy RAT2); |
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c) |
development is for cemeteries, and for other
uses of land which preserve the openness of the Green Belt and
which do not conflict with the purposes of including land in
it; |
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d) |
development is for housing in accordance with
the special circumstances set out in policy S9; |
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e) |
proposals are for the re-use of rural buildings,
in accordance with policy C27; |
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f) |
proposals are for the limited extension, alteration
or replacement of existing dwellings (subject to the provisions
of Policy S11 and S12); |
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g) |
proposals are for the sub-division of an existing
dwelling in accordance with Policy S13; |
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h) |
proposals are for the change of use of a dwelling
to a commercial use (subject to the provisions of Policy S13A). |
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Proposals for development should
be environmentally and ecologically acceptable and should not
damage the visual amenities of the Green Belt. |
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| 8.6 |
There is a general presumption against
development in the Green Belt. Only in very special circumstances
will permission be given in Green Belt locations. Proposals will also
be required to comply with other relevant policies contained in this
Plan. |
| 8.7 |
PPG2 indicates that the construction of
new buildings for other uses of land which preserve the openness of
the Green Belt and which do not conflict with the purposes of including
land in it may be appropriate. The Council will expect any applicant
to fully demonstrate that a proposal fulfils these criteria before
accepting any new building. |
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| Main Locations For Growth |
| DS3 |
The majority of growth during
the Plan period will be centred on the urban area of Bromsgrove.
This area has the majority of the population and is well served
by existing public transport networks including the railway
station. |
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| 8.8 |
Bromsgrove is the main urban area in the
District. It is the focus of the area's transport system being at
a key point in the motorway system; it has main line railway connections
and is well served by public transport links to the conurbation. The
town has the majority of shopping, social and recreational facilities. |
| 8.9 |
The District Council believes the town's
role and function during the Plan period should be reinforced. This
aim promotes the concept of 'sustainability' through the practical
benefit of matching the greatest proportion of the District's population
to the location with most facilities. |
| 8.10 |
Consequently Bromsgrove town will receive
the majority of development during the current Plan period to meet
both residential and employment land needs as expressed in the County
Structure Plan. |
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| Other Locations for Growth |
| DS4 |
For other settlements excluded
from the Green Belt (Alvechurch, Barnt Green, Blackwell, Cofton
Hackett, Grimes Hill, Hagley, Majors Green, Rubery, Stoke Prior,
Walkers Heath and Wythall) any proposals for development will
need to be in accord with the policies of this Plan. |
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| 8.11 |
A number of areas in the District are
excluded from the Green Belt. Generally there are few specific land
use allocations made for these areas. Nevertheless it is possible
that limited development could occur. This may include opportunities
on infill sites where small groups of housing could prove acceptable.
Other proposals, for uses appropriate to the locality in question
and which are compatible with other policies of this Plan, will be
considered favourably. |
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| Village Envelope Settlements |
| DS5 |
Within the following villages
the limited housing infill policy (H17[d]) of the County Structure
Plan will apply: |
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Adams Hill, Belbroughton, Beoley, Bournheath,
Burcot, Clent, Fairfield, Finstall, Holy Cross, Hopwood, Lower
Clent, Romsley and Rowney Green. |
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For the purposes of this policy
'limited infill' is defined as the development of sites, located
between existing development, which are capable of accommodating
no more than two dwellings, in a form which maintains the line
and form of the existing buildings. Backland development including
tandem development, or proposals for the development of a field
or other significant parcel of land will not come within the
scope of this policy. Development extending the settlement into
the countryside or accentuating ribbon development will not
be acceptable. Where 'gaps' in frontages do occur there will
be no automatic presumption in favour of development. |
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| 8.12 |
The County Structure Plan indicates that
housing in the Green Belt may only be possible in very limited circumstances.
One of these is for the provision of 'infill' dwellings within the
present boundaries of settlements. Settlements for which the District
Council believes this policy is appropriate have accordingly been
designated (Appendix 3). Where 'gaps' in frontages do occur there
will be no automatic presumption in favour of development. For instance,
it may be desirable to protect some 'gaps' from development because
of the contribution of the site(s) to the street scene or general
character of the village or where it is desirable to retain views
of the surrounding countryside. Further guidance on the development
of gap sites will be found in the District Council's Residential Design
Guide. |
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| Locations In the Green Belt |
| DS6 |
Locations not subject to policies
DS3 - DS5 will be treated as falling within the broad area of
the Green Belt and will be subject to policy DS2. |
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| 8.13 |
There are a number of hamlets and small
groups of dwellings close to but not directly connected with a settlement.
Further development and the gradual consolidation of these locations
is considered undesirable and will not be allowed. |
| 8.14 |
The village of Dodford is specifically
excluded from policy DS5. Development would undermine the unique characteristics
of the village which originated as a Chartist settlement and led to
its designation as a Conservation Area. The full list of rural communities
including those subject to policy DS6 are recorded in Appendix 3. |
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| Premium Industrial Sites |
| DS7 |
In accord with County Structure
Plan Policy E3A and in order to meet the requirements of the
Birmingham/Solihull Sector for high quality peripheral development
sites, any proposals for sites for B1 purposes to meet the need
of high technology development will be considered in the light
of criteria set out in the Regional Planning Guidance for the
West Midlands Region (RPG11). |
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| 8.15 |
The potential need for employment sites
in the Birmingham/Solihull sector satisfying the likely future demand
for high quality sites close to the conurbation was first identified
in Planning Policy Guidance Note 10 (PPG10) in September 1988 and
the need continued in RPG11 (September 1995). In so far as a possible
site might be required in the north-east of the County this was acknowledged
by the former Hereford and Worcester County Council in the County
Structure Plan. |
| 8.16 |
The District Council's view is that much
of the conurbation's strategic requirement can be best provided for
at locations outside the District on sites already identified in the
development plan process by adjacent authorities. Following a series
of appeal inquiries during 1992/93 the Secretary of State confirmed
on 11th April 1995 that a site at Monkspath, Solihull close to junction
4 of the M42 was appropriate for this purpose. An additional site
has been identified at Bassetts Pole (near Sutton Coldfield) in the
Birmingham Unitary Development Plan (July 1993). The District Council
firmly believes that it is unlikely that a further site will be needed
before the end of the century and that there is no justification requiring
the identification of such a site which would inevitably encroach
on Green Belt land. Consequently the District Council considers it
premature to make a site specific allocation during the current Plan
period particularly when circumstances may change. In view of present
circumstances no provision is made for this requirement within the
Plan. |
| 8.17 |
Nevertheless, should there be clear evidence
that a need for such a site emerges during the current Plan period,
the District Council will treat a proposal as a potential exceptional
change to the Local Plan. |
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| Areas Of Development Restraint
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| DS8 |
"Areas of Development Restraint",
are shown on the Proposals Map. These are locations excluded
from the Green Belt within which no development is proposed
during the Plan period. They constitute areas where development
might be considered in the future. For the duration of the Plan
period, these areas will be subject to full Green Belt restrictions
and any applications for development will need to be in accordance
with Structure Plan Policy GB2. In any event, planning permission
for the permanent development of Areas of Development Restraint
will only be granted following a local plan review which proposes
the development of a particular Area of Development Restraint. |
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| 8.18 |
The District Council is expected to define
Green Belt boundaries that will endure as set out in PPG2. Whilst
the District Council is obliged to consider the requirement for longer
term development needs it considers the District as an area where
it is inexpedient to locate significant levels of future growth if
Green Belt objectives are to be sustained. This policy therefore focuses
on selected sites where land will be held in reserve for the future.
Such areas are referred to in this Plan as Areas of Development Restraint
(ADRs). They represent sustainable locations for development whilst
having regard to Green Belt objectives. The identification of such
areas will reduce the likelihood of the need to redefine Green Belt
boundaries before 2021. Although these sites are outside the Green
Belt, their role is such that they will, for the purposes of controlling
development, be subject to the same strict measures as land within
the Green Belt until such time that the release of this land can be
justified. The Areas of Development Restraint are listed in Appendix
3A. Additional clarification on the Council's ADR provision is given
in Appendix 3B. |
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| Protection Of Designated Environmental
Areas |
| DS9 |
Development proposals in locations
designated as Landscape Protection Areas, sites of importance
for wildlife & nature conservation or of importance for archaeology
will be carefully evaluated against their potential impact on
the landscape, ecology or individual site. Any such proposals
put forward will not normally be given permission unless it
can be demonstrated to the full satisfaction of the Local Planning
Authority that the impact of the development on the landscape,
an ecological site or an archaeological site would be negligible. |
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| 8.19 |
The areas and sites covered by these policies
are locations where development, even when compatible with the provisions
of Green Belt policy, could have a detrimental impact on the landscape.
Relevant policies are : C1, C4, C9, C10, C10A, C11, C36 and C38. It
is these policies which take precedence over DS9 in the detailed consideration
of particular development proposals. |
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| Environmental Assessment |
| DS10 |
Development proposals will not
be granted where there is sufficient reason to believe that
the development will have an unacceptable impact on the environment.
Where the requirement for an Environmental Statement is discretionary
in accordance with Schedule 2 of the Town and Country Planning
(Assessment of Environmental Effects) Regulations 1988, the
District Council will require an Environmental Statement to
accompany planning applications for: |
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major projects of more than local importance; |
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b) |
smaller scale projects which are proposed
for particularly sensitive or vulnerable locations; |
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c) |
projects which are unusually complex and may
have adverse environmental effects where expert and detailed
analysis would be desirable and relevant. |
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| 8.20 |
Environmental Assessment is mandatory
for certain types of development under Schedule 1 of the Town and
Country Planning (Assessment of Environmental Effects) Regulations
1988. Under Schedule 2, where Environmental Assessment is discretionary,
the District Council will seek to ensure that the effects of any new
development on the environment are properly taken into account before
any development is allowed to proceed. Environmental Assessment is
a method for ensuring that the likely effects of new development on
the environment are fully understood and consists of an Environmental
Statement and an Environmental Appraisal. Extensive consultations
with statutory and non-statutory bodies will be undertaken to ensure
proper regard is given to the environment and to ensure that all the
main issues are considered. |
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| Planning Obligations |
| DS11 |
The District Council will where
appropriate seek agreement with developers to meet their reasonable
costs to the community through planning obligations or unilateral
undertakings to provide for: |
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a) |
on or off-site facilities directly arising
from the development such as additional educational, community,
recreational or other infrastructure which may reasonably be
required as a result of the scheme; or |
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b) |
compensatory works to mitigate for the loss
of any environmental or community resources resulting from the
development; |
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c) |
the implementation of a local plan policy
(or policies) for a particular area or type of development (e.g.
the inclusion of an element of affordable housing within a larger
residential development where evidence of need has been demonstrated). |
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| 8.21 |
In seeking to establish policies supporting
a more sustainable environment the District Council will expect developers
to assist in minimising the impact of development on the local environment
and community. This may be achieved in a number of ways most commonly
through the use of planning conditions. Where these are inappropriate
the District Council will negotiate planning obligations under Section
106 of the 1990 Act to help offset schemes otherwise likely to have
an environmental or community cost, where specific facilities are
required to allow the development to proceed either on or off-site
or where it is appropriate for a contribution to assist the District
Council in the furtherance of facilities which are of benefit to the
community. More information on the justification and test for the
application of planning obligations is contained in Circular 1/97,
Paragraph B.17. |
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| Renewal Of Planning Permissions |
| DS12 |
Planning permission will not necessarily
be renewed where the proposed development is not in accordance
with the policies of this Plan. |
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| 8.22 |
Over time unimplemented planning permissions
will expire. Applications for renewal which may be made will be considered
against the policies of this Plan. |
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| Sustainable Development |
| DS13 |
The District Council will take
full account of the need for future development to be sustainable
so that present demands do not compromise the ability of future
generations to meet their own demands or enjoy a high quality
environment. All development must reflect the need to safeguard
and improve the quality of life of residents by: |
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- maintaining high and stable levels of economic growth
and employment
- ensuring social progress which recognises the needs of
everyone
- conserving energy resources, and
- protecting the Plan area's essential character and environmental
assets, including:
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the general attractiveness and diversity of
the landscape |
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b) |
the open and undeveloped nature of the countryside |
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the Green Belt |
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d) |
areas of wildlife and ecological value |
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e) |
the setting, form and character of settlements |
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f) |
the quality of air and water resources |
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g) |
buildings and areas of special townscape,
historic and architectural interest |
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h) |
sites of archaeological importance |
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i) |
land of recreation and amenity value, and |
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j) |
the best and most versatile agricultural land. |
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| 8.23 |
It is the District Council's intention
that this Local Plan should reflect concern for the present and future
quality of life of its residents. Defining broad sustainable development
aims and criteria is essential for providing the direction and essential
yardstick in later appraisals of development plan policies and proposals. |
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| Enforcement |
| DS14 |
The District Council will ensure
that in appropriate circumstances action is taken against parties
contravening relevant planning legislation including policies
contained within this Plan. |
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| 8.24 |
The District Council will publish a policy
document on the enforcement of planning controls. It is intended that
this document will be adopted by the Council as supplementary planning
guidance and reviewed on a regular basis. |
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| Public Art |
| DS15 |
The Council will promote the creation
of new works of art as part of the enhancement of the built
environment. |
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| 8.25 |
The District Council operates a voluntary
scheme whereby a proportion of the cost of major development (or important
sites) is set aside for works of art either complementary to or integrated
within the development. Public art can be provided in a variety of
ways and forms and can include sculpture, the integration of design
and art forms into street furniture and hard landscaping. |
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