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4. NATURAL ENVIRONMENT AND RESOUCES
   
 
NR1 Trees and Woodlands
  Wildlife and Nature Conservation
NR2 Statutory Sites
NR3 Habitats
NR4-5 Non-statutory Sites
NR6-7 Reclamation of Land
NR8 Agricultural Land
NR9 Renewable Energy
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  INTRODUCTION
4.1 The planning process is able to contribute to the management of the natural environment by the integration and accommodation of differing interests and demands (which can potentially often be in conflict). The importance of a rich, diverse and healthy environment is widely recognised and is becoming increasingly important and its maintenance and enhancement means taking an integrated view of characteristic landscapes, wildlife habitats, geology, archaeological and historic features, and the historic relationship between building and settlements in the landscape. Overall, it is the combination of all these that contribute so much to the variety and sense of place in our surroundings and especially within the rural landscapes.
4.2 In general terms, the policies of the Local Plan concerning the natural environment of the Borough are aimed at conserving and enhancing the diversity and distinctiveness of landscape character in the plan area; recognising the importance of the full range of wildlife habitats with appropriate policies to protect them; protecting important features in the countryside and towns, including trees, hedges, walls, and archaeological, geological or geomorphological features; ensuring that the important contribution of historic and characteristic buildings, settlements, and historic parks and gardens is maintained and enhanced; and, supporting the enhancement of landscapes and habitats and, where appropriate, the creation of new ones.
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  EUROPEAN CONTEXT
4.3 The Local Plan has to have regard to European environmental protection legislation, the most significant of which is the Council Directive of May 21 1992 on the Conservation of Natural Habitats and Wild Flora and Fauna (the Habitats Directive).
4.4 The objective of the Directive is to maintain biodiversity through the conservation of natural habitats and of wild flora and fauna throughout the Community. It requires Member States to:
 
  • Designate Special Areas of Conservation and Special Protection Areas;
  • Protect designated sites from deterioration and disturbance;
  • Protect species listed as being of Community Interest.
4.5 There are currently no designated Special Areas of Conservation or Special Protection Areas in the Borough. However, if such sites are subsequently designated, the provisions of the Directive will apply as well as relevant policies of the Local Plan.
4.6 Where proposed development requiring planning permission is likely to impact upon a Special Area for Conservation or Special Protection Area or a protected species, in order to comply with the Habitats Directive, the Planning Authority is obliged to consult with English Nature and to take account of its views before making a decision on the application. The extent of any impact may lead to planning permission being refused or being granted with conditions which may include for appropriate mitigation measures.
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  NATIONAL AND REGIONAL CONTEXT
4.7 Government policies for environmental stewardship require effective protection for both the natural and built environment. Planning Policy Guidance (PPG) Note 1 and Regional Planning Guidance for the North West highlight that heritage resources are important to peoples' quality of life and in sustaining local distinctiveness; both documents require Development Plans to contain policies for the conservation and enhancement of such resources whilst PPG12 advises that impacts on the environment which may be irreversible or very difficult to undo should be treated with particular care in the preparation of plans, as future generations may value the lost resource more than the development which replaced it.
4.8 The importance of a hierarchy of designations is set out in PPG9 - it states that Local Planning Authorities should have regard to the relative significance of international, national and local and informal designations in considering the weight to be attached to nature conservation interests.
4.9 Government guidance emphasises the need to conserve not only designated areas but also important sites and features lying outside designations - PPG9 highlights that wildlife heritage is not confined to the various statutorily designated sites but is found throughout the countryside; PPG7 advocates that the countryside should be safeguarded for its own sake and non-renewable and natural resources should be afforded protection.
4.10 The UK Strategy for Sustainable Development also recognises that there needs to be more prudent use and management of natural resources to help address global problems and reverse the trends of damage to our landscape and wildlife.
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  STRATEGIC CONTEXT
4.11 The aim of sustainable development is to ensure that the overall quality of the natural and man-made environment is maintained and, where possible, enhanced. The underlying principle is that, as a minimum, there should be 'no net loss' of environmental assets arising from any development and this is one of the stated objectives of the Structure Plan. A second objective is to protect and enhance characteristic habitats, landscape, wildlife, open spaces and the man-made environment in town and country. The Structure Plan also recognises that in addition to their intrinsic interest, the value of individual heritage features is, in some cases, enhanced by the contribution they make to a network of heritage resources and that consequently such networks need to be conserved as well as individual sites and features.
4.12 Accordingly, Policy R1 of Cheshire 2011 requires that Cheshire's natural (and man-made) heritage be conserved, and in appropriate cases enhanced, by taking into account the hierarchy of designations of international, national, regional, county, and local importance; the site or feature's irreplaceability in terms of its rarity, vulnerability, antiquity, or complexity; the site or feature's contribution to the countryside network of sites and features, and to the character of its locality.
4.13 In addition, Policy GEN3 requires that all development should minimise any detrimental impact upon the heritage value of its site and surroundings and, where possible, improve the quality of the environment.
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  LOCAL CONTEXT
  Nature Conservation Strategy
4.14 The Borough Council has prepared and adopted a Nature Conservation Strategy as part of its Environmental Sustainability Strategy to safeguard the richness and diversity of species and habitats in the Borough by seeking:
 
  • to protect and enhance the network of wildlife sites, green corridors and open space, to encourage plants and animals to disperse throughout the Borough and through Cheshire;
  • to enhance Congleton Borough's biodiversity through the creation of new wildlife sites and through positive habitat management;
  • to identify and maintain records of species and habitats in the Borough;
  • to promote greater understanding and appreciation of nature throughout the community;
  • to ensure that everyone in Congleton Borough has easy access to natural open space and wildlife information to assist their appreciation of wildlife and natural habitats.
4.15 The Strategy contains the following aims in so far as the relationship between nature conservation and development is concerned which are reflected in the policies of the Local Plan:
 
  • to protect irreplaceable features of nature conservation value from damaging development;
  • to ensure that there is no net loss of valuable nature conservation features that can be re-created or compensated for elsewhere;
  • to ensure that nature conservation is given due consideration, at the earliest opportunity in the planning and building control processes.
  Trees and Woodlands
4.16 Trees and woodlands are one of the most widely valued parts of our environment because of their cultural and historical associations, importance for nature conservation and contribution to the landscape. Consequently, the Plan contains a strong commitment to their protection from development or other damaging change - if necessary by the use of Tree Preservation Orders - especially where they are within the following categories:- o "ancient woodland", i.e. those woodlands which have existed from at least medieval times without ever having been cleared for uses other than wood or timber production. o important tree and woodland features contributing to the character of open spaces in or near settlements, or in the wider landscape, including those associated with major roads, rivers, lakes, canals or in highly visible positions.
   
  Wildlife and Nature Conservation
4.17 The Local Plan policies seek to conserve the abundance and diversity of the Borough's wildlife and its habitats, and to minimise the adverse effects on wildlife where development is essential.
4.18 The Borough contains a number of Sites of Special Scientific Interest which are identified by English Nature as representative examples of semi-natural habitats forming a nationally importance set of site and which have statutory protection. SSSIs need to be strictly protected from development that would have an adverse effect on their special interest. These effects may be direct or indirect and the Local Plan recognises that development outside the boundary of an SSSI can have serious repercussions within the area (for example, alterations to water tables, or the effects of water pollution some distance away).
4.19 In addition, there are sites of international importance listed under the Ramsar Convention on wetlands of international importance, especially as waterfowl habitats, known as "Ramsar Sites" of which there is one within this Borough.
4.20 English Nature has also endorsed the importance of other sites of wildlife, geological or geomorphological value which are not notified as SSSI's but are still considered to be important. These include Local Nature Reserves, such as Cranberry Moss, Alsager. The Borough Council seeks to safeguard such locally important sites wherever possible, and to minimise the effects on them of potentially damaging development. In those instances where development is approved, the Borough Council will require the implementation of appropriate measures to protect the interest of the site and/or to provide for compensatory benefits by way of enhancement and the creation of new habitats either elsewhere or on the site, using planning agreements where appropriate.
4.21 There is a need also for the Local Plan to provide protection for "earth science sites" that are important for their geological exposures - such sites are also often of great archaeological importance because of the early evidence that they contain; the most important of these are normally identified as SSSI's but more locally important ones are usually identified as Regionally Important Geological Sites (RIGS) and the Plan accordingly incorporates appropriate policy protection for these sites also.
4.22 In addition to those areas which have been formally recognised for their nature conservation value, many areas contain a rich mosaic of wildlife habitats including all types of unimproved grassland, wetlands, lowland heath, upland habitats such as heather or grass moorland as well as features such as reservoirs, canals, road verges and even areas of wasteland; these habitats have nature conservation value both in their own right and as corridors, and often contribute to the character of the landscape. Consequently the Local Plan incorporates policies to encourage the management of features which are of importance for wild flora and fauna.
4.23 The relative significance of these various designations in diagram 9 below.
 

Dig. 9 Hierarchy of Site Status.

INTERNATIONAL / NATIONAL IMPORTANCE - STATUTORY
Ramsar Sites
Sites of Special Scientific Interest (SSSI's)
Habitats of nationally rare species

REGIONAL / COUNTY / LOCAL IMPORTANCE - NON-STATUTORY
Regionally Important Geological/Geomorphological Sites (RIGG's)
Sites of Biological Importance (SBI's)
Local Nature Reserves (LNR's)
Designations of local value, including Wildlife corridors

   
  After-Use of Minerals, Waste Disposal and Derelict Sites
4.24 Planning applications relating to the extraction of minerals and waste disposal are determined by the County Council and policies contained in the County Council's Minerals and Waste Disposal Local Plans. Nevertheless the after-use of such sites once mineral extraction or disposal has finished is a matter for the Borough Council. There is therefore an opportunity for after-uses to contribute to wider plan objectives in a coordinated way. Mineral sites offer opportunities for habitat creation, landscape rehabilitation, and informal recreation. They also offer opportunities for taking pressure off more sensitive areas, for example making special provision for noisy sports or horse riding.
4.25 Coordinating after-uses with wider plan objectives depends to a large extent on widening the brief of those responsible for mineral planning to include a more detailed consideration of after-use earlier in the process. Planning for a combination of after-uses may meet strategic objectives whereas considered individually there may be conflict between different after-uses and irrevocable erosion of the attractiveness of the area.
4.26 With advanced reclamation techniques, it is now possible to minimise the impact of active mineral workings, to recreate many types of landscape and landscape features; and to create certain types of habitat. Accordingly the Borough Council is keen to ensure that these opportunities are maximised and that attention is focused on:
 
  • promoting habitat creating, informal access, and the addition of landscape features characteristic of the area, as part of all reclamation schemes even when the primary emphasis may be on other afteruse
  • designing restoration proposals to make a positive contribution and to fit well within their surroundings.
4.27 Similarly opportunities exist for creative afteruse of waste disposal sites for the benefit of wildlife, landscape, and recreation.
   
  Reclamation of Contaminated, Derelict or Previously Developed Land
4.28

The Borough contains a number of contaminated, derelict or previously developed areas of land. Such sites have the potential to be restored to beneficial use, attracting new development and lessening demand for greenfield sites. The Borough Council will give particular priority to the reclamation of those sites which:
 
  • present hazard to life, health or the environment;
  • are considered to be important to the improvement of local amenity;
  • have the potetnial for housing or employment use or to conserve or create facilities for recreation, tourism, education, amenity, heritage and nature conservation.
  Agricultural Land
4.29 The Borough is a major provider of good quality agricultural land. Almost 95% of the total land area of the Borough is agricultural of which 17.8% is Grade 2 and 74.2% is Grade 3. The bulk of the highest quality land lies around Sandbach, Hassall, Somerford and Somerford Booths, and between Congleton and Alsager.
4.30 In the past, with strong emphasis on agricultural production, development plans laid stress on protecting the best and most versatile agricultural land (Grades 1, 2 and 3A) from irreversible loss to development. Although the imperative of agricultural production has now lessened it nonetheless remains important for the Local Plan to protect the best of our soil resource, recognising that a global view of sustainability may, in the future, once again require greater emphasis on food production. Where the use of agricultural land is unavoidable the Council will seek to ensure that areas of poorer quality are used in preference to land of a higher quality.
   
  Renewable Energy
4.31 In the longer term more energy will have to come from energy sources which emit little or no carbon dioxide, in particular from new and renewable sources. The Government intends to work towards a target of 10% of UK electricity being supplied by renewable energy by 2010, the achievement of which is subject to the costs on consumers being acceptable. The Local Plan includes policy guidance concerning the exploitation of renewable energy sources which acknowledges that whilst renewable energy sources offer great benefits in addressing global concerns, and thereby complying with sustainable development objectives, it is also necessary to give the fullest attention to their environmental effects.
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  NATURAL ENVIRONMENT AND RESOURCES POLICIES
TREES AND WOODLANDS
NR1  
PROPOSALS FOR DEVELOPMENT WHICH AFFECT A SITE CONTAINING EXISTING TREES OR WOODLANDS MUST INCLUDE SUFFICIENT INFORMATION TO ENABLE ASSESSMENT OF THE POTENTIAL IMPACT ON SUCH TREES. PROPOSALS FOR DEVELOPMENT WILL NOT BE PERMITTED WHERE IT IS APPARENT THAT THERE WOULD BE AN ADVERSE EFFECT ON EXISTING HEALTHY TREES OF AMENITY VALUE. ANY PERMISSION GIVEN WILL INCLUDE CONDITIONS FOR THEIR PROTECTION DURING DEVELOPMENT WHERE APPROPRIATE BY REQUIRING SUBMISSION AND IMPLEMENTATION OF DETAILED METHOD STATEMENTS FOR CONSTRUCTION AND ARBORICULTURAL WORKS.
4.32 This policy is intended to protect trees and woodland areas in the Borough on land where development is proposed, regardless of scale. The Council will normally requires submission of a detailed tree survey, drawn up in conjunction with a land survey, in accordance with British Standard 583 (1991) Guide for Trees in Relation to Construction.
4.33 Woodland and trees within the Borough make a valuable contribution to its landscape and amenity. Where there removal, reduction, planting or replacement would have a significant impact on the local environment , the Borough Council will consider the making of a tree preservation order or the imposition of suitable conditions on planning permissions for development or redevelopment in order to protect the trees during the course of the carrying out of the development concerned.
4.34 The Borough Council will seek to maximise opportunities for the establishment and management of woodlands, and community planting schemes on land from which the public will derive benefit.
WILDLIFE AND NATURE CONSERVATION
NR2  
PROPOSALS FOR DEVELOPMENT THAT WOULD RESULT IN THE LOSS OR DAMAGE OF THE FOLLOWING SITES OF NATURE CONSERVATION OR GEOLOGICAL IMPORTANCE WILL NOT BE PERMITTED:
  • RAMSAR SITES (WETLANDS OF INTERNATIONAL IMPORTANCE)
  • SITES OF SPECIAL SCIENTIFIC INTEREST (SSSI's)
  • ANY SITE OR HABITAT SUPPORTING SPECIES THAT ARE PROTECTED BY LAW
DEVELOPERS WILL BE REQUIRED TO SUBMIT A COMPREHENSIVE ASSESSMENT OF A PROPOSALS IMPACT ON NATURE CONSERVATION AS PART OF AN APPLICATION TO DEVELOP A SITE WHICH MAY AFFECT ANY OF THE ABOVE.
4.35 The Borough Council is determined to afford appropriate protection to the above irreplaceable features of nature conservation value and, where possible, to secure their enhancement. To these ends developers will be required to submit a comprehensive assessment of a proposals impact on nature conservation to standards set by English Nature as part of any application to develop a site which may affect any of the above and consultation with English Nature, Cheshire County Council, Cheshire Wildlife Trust and other interested bodies will be undertaken. Any development proposal which is accordingly advised or considered as having harmful consequences for any such sites will be refused. All currently notified sites are identified on the Proposals Map or Inset Maps and listed in the Technical Appendix. During the life of the Local Plan, changes or additions may be made to this list.
Habitats
NR3  
PROPOSALS FOR DEVELOPMENT THAT WOULD RESULT IN THE LOSS OR DAMAGE OF THE FOLLOWING HABITATS WILL ONLY BE ALLOWED IF THERE ARE OVERRIDING REASONS FOR ALLOWING THE DEVELOPMENT, AND WHERE THE LIKELY EFFECTS CAN BE MITIGATED OR THE HABITAT SUCCESSFULLY RECREATED ON OR ADJACENT TO THE SITE AND THERE ARE NO SUITABLE ALTERNATIVES:
  • ANCIENT SEMI-NATURAL WOODLANDS
  • UNIMPROVED GRASSLAND
  • HEATHLAND
  • IMPORTANT HEDGEROWS
  • MERES AND MOSSES
  • MATURE BROADLEAVED OR MIXED WOODLAND
  • SPECIES-RICH GRASSLAND
  • PONDS
  • FLOOD PLAINS AND WATER COURSES
DEVELOPERS WILL BE REQUIRED TO SUBMIT A COMPREHENSIVE ASSESSMENT OF A PROPOSALS IMPACT ON NATURE CONSERVATION AS PART OF AN APPLICATION TO DEVELOP A SITE WHICH MAY AFFECT ANY OF THE ABOVE.
4.36 The Borough Council is determined to afford appropriate protection to the above features of nature conservation and, where possible, to secure their enhancement. To these ends developers will be required to submit a comprehensive assessment of a proposals impact on nature conservation, to standards set by English Nature as part of any application to develop a site which may affect any of the above and consultation with English Nature, Cheshire County Council, Cheshire Wildlife Trust and other interested bodies will be undertaken. Any development proposal which is accordingly advised or considered as having harmful consequences for any such sites will only be allowed in exceptional circumstances where there are over riding reasons for allowing the development and where the developer can satisfactorily demonstrate that any adverse effects can be mitigated or the habitat successfully recreated on or adjacent to the site.
Non-statutory sites
NR4  
PROPOSALS FOR DEVELOPMENT THAT WOULD RESULT IN THE LOSS OF OR DAMAGE TO THE FOLLOWING SITES OF NATURE CONSERVATION OR GEOLOGICAL IMPORTANCE WILL ONLY BE ALLOWED IF THERE ARE OVERRIDING REASONS FOR ALLOWING THE DEVELOPMENT AND THERE ARE NO SUITABLE ALTERNATIVES:
  • SITES OF BIOLOGICAL IMPORTANCE (SBI'S) GRADES A, B OR C.
  • LOCAL NATURE RESERVES (LNR'S)
  • REGIONALLY IMPORTANT GEOLOGICAL AND GEOMORPHOLOGICAL SITES (RIGGS)
  • WILDLIFE CORRIDORS
  • ANY SITES SUPPORTING SPECIES THAT ARE RARE OR DECLINING IN THE NORTH WEST OR CHESHIRE, OR LOCAL TO CONGLETON BOROUGH
  • SITES OR HABITATS SUPPORTING SPECIES THAT ARE SUBJECT OF BIODIVERSITY CTION PLANS OR RECORDED AS RARE OR DECLINING IN BRITAIN BUT ARE NOT PROTECTED BY LAW
WHERE UNAVOIDABLE LOSS OR DAMAGE TO A SITE IS LIKELY AS A RESULT OF A PROPOSED DEVELOPMENT, MEASURES OF MITIGATION AND COMPENSATION WILL BE REQUIRED ON OR ADJOINING THE SITE TO ENSURE THERE IS NO NET LOSS OF ENVIRONMENTAL VALUE.
DEVELOPERS WILL BE REQUIRED TO SUBMIT A COMPREHENSIVE ASSESSMENT OF A PROPOSALS IMPACT ON NATURE CONSERVATION AS PART OF AN APPLICATION TO DEVELOP A SITE WHICH MAY AFFECT ANY OF THE ABOVE.
4.37 The Borough Council is determined to ensure that there is no net loss of valuable nature conservation features, and therefore wishes to afford appropriate protection to all sites of nature conservation importance and, where possible, to secure their enhancement. To these ends, developers will be required to submit a comprehensive assessment of a proposals impact on nature conservation, to standards set by English Nature as part of any application to develop a site which may affect any of the above, and consultation with English Nature, Cheshire County Council, Cheshire Wildlife Trust and other interested bodies will be undertaken. Any development proposal which is accordingly advised or considered as having avoidable harmful consequences for any such sites will be made subject to planning conditions or obligations to fund a comprehensive mitigation, enhancement and compensation package, otherwise they will be refused.
4.38 This policy covers non-statutory designations. All currently designated SBIs are shown on the Local Plan Proposals Maps and listed in the Appendix. During the life of the Local Plan, changes or additions may be made to this list. Any additional sites which may be identified during the plan period will also be protected by this policy as soon as they are proposed for designation. There are two Wildlife Corridors in the Borough, at Sandbach and at Congleton, which are defined on the Proposals Maps. The Borough Council is to produce Supplementary Planning Guidance in respect of Nature Conservation which will include reference to, amongst other things, those species that are rare or declining.
NR5  
DEVELOPERS WILL BE REQUIRED TO MAXIMISE OPPORTUNITIES FOR CREATING NEW WILDLIFE/NATURE CONSERVATION HABITATS WHERE SUCH FEATURES CAN REASONABLY BE INCLUDED AS PART OF SITE LAYOUTS AND LANDSCAPING WORKS, AND TO PRESERVING EXISTING FEATURES OF VALUE ON SITE.
4.39 Opportunities to improve and enhance nature conservation are an important benefit of the development process. Therefore, the Council will give high priority to the creation of new wildlife/nature conservation habitats in appropriate development schemes.
RECLAMATION OF LAND
NR6  
PROPOSALS FOR THE RECLAMATION OF CONTAMINATED, DERELICT OR PREVIOUSLY DEVELOPED LAND INCLUDING THE RESTORATION OF MINERAL EXTRACTION AND WASTE DISPOSAL SITES, WILL BE PERMITTED WHERE;
I) THE PROPOSAL INVOLVES A SITE THAT PRESENTS HAZARD TO LIFE, HEALTH OR THE ENVIRONMENT;
II) THE PROPOSAL WOULD BRING ABOUT IMPROVEMENTS TO LOCAL AMENITY;
III) THE PROPOSAL INVOLVES A SITE WITH POTENTIAL FOR HOUSING OR EMPLOYMENT USE, OR TO CONSERVE OR CREATE FACILITIES FOR RECREATION, TOURISM, EDUCATION, AMENITY, HERITAGE, AGRICULTURE AND NATURE CONSERVATION;
IV) THE PROPOSAL ACCORDS WITH OTHER RELEVANT POLICES OF THE LOCAL PLAN.
4.40 The Borough Council wishes to see derelict, previously developed, and contaminated sites returned to beneficial use. This can be useful in attracting new development and lessening demand for greenfield sites and is a practical example of sustainable development.
NR7  
THE BOROUGH COUNCIL MAY REQUIRE SUBMISSION OF A FULL RISK ASSESSMENT, AND DETAILS FOR THE TREATMENT AND RESTORATION OF KNOWN OR SUSPECTED DERELICT, UNSTABLE OR CONTAMINATED SITES FOR WHICH PLANNING PERMISSION IS SOUGHT. THE POSSIBLE RETENTION OF EXISTING FEATURES OF NATURE CONSERVATION INTEREST SHOULD BE THE SUBJECT OF STUDY BEFORE THE SUBMISSION OF ANY DETAILED SURVEY AND THE PREPARATION OF ANY PROGRAMME OF RESTORATION WORKS.
4.41 The Borough Council will need to be assured with any planning application for the development of known or suspected derelict or contaminated land that proper measures are proposed to assess the degree and nature of any suspected contamination, and to implement a programme of works to treat and restore such land in order to ensure that there is no risk to future users of the site. This may call for preliminary consultation with the Council, adjoining owners and other interested bodies. A survey of the site and a programme of restoration works may be required either at the stage of making an outline application or when submitting further details of development. The implementation of such a restoration programme may be the subject of planning conditions or agreements.
4.42 In some cases, nature conservation aspects may have priority as a result of the site's colonisation by flora and fauna. It is considered that such features should not be needlessly destroyed and, for this reason, aspects of nature conservation should be included in preliminary consultations and should feature, where appropriate, in site appraisals and the submission of restorative work programmes.
AGRICULTURAL LAND
NR8  
PROPOSALS WHICH INVOLVE THE USE OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND (GRADES 1, 2 AND 3A BASED ON THE MINISTRY OF AGRICULTURE FISHERIES AND FOOD LAND CLASSIFICATION) FOR ANY FORM OF IRREVERSIBLE DEVELOPMENT NOT ASSOCIATED WITH AGRICULTURE WILL ONLY BE PERMITTED WHERE ALL OF THE FOLLOWING CRITERIA ARE SATISFIED:
I) THE CIRCUMSTANCES AND NEED FOR DEVELOPMENT ARE SUPPORTED IN THE LOCAL PLAN; AND
II) THE DEVELOPMENT CANNOT OTHERWISE BE ACCOMMODATED USING -
  A) ANOTHER SITE WHICH IS SUITABLE AND AVAILABLE FOR THE PROPOSED USE
  B) DERELICT OR NON-AGRICULTURAL LAND
  C) LAND OF A LOWER AGRICULTURAL QUALITY (GRADES 3B, 4 OR 5 BASED ON THE MINISTRY OF AGRICULTURE, FISHERIES AND FOOD LAND CLASSIFICATION); AND
III) THE PROPOSAL DOES NOT BREAK UP A VIABLE AGRICULTURAL HOLDING OR HOLDINGS.
4.43 In accordance with national and strategic planning guidance, it is essential that the highest quality agricultural land is a national resource for the longer term and should, in general, be protected from development.
4.44 Where, in exceptional circumstances, new development is allowed on high quality agricultural land, the Local Planning Authority will need to be convinced that no other suitable land is available which is derelict, non-agricultural or of a lower quality. Whilst acknowledging the potential for diversification in the rural economy, it is important that new development proposals do not affect the viability of well run agricultural enterprises to the detriment of the local economy and the appearance of the countryside. Proposals for development must have regard to any nature conservation interests or value present on the site.
RENEWABLE ENERGY
NR9  
PROPOSALS FOR THE GENERATION OF ENERGY FROM RENEWABLE SOURCES, INCLUDING ANY ENERGY TRANSMISSION FACILITIES NEEDED, WILL ONLY BE PERMITTED WHERE THE LOCAL PLANNING AUTHORITY ARE SATISFIED THAT:
I) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON LANDSCAPE OR TOWNSCAPE;
II) THE PROPOSAL WOULD NOT HAVE AN UNACCEPTABLE IMPACT ON FEATURES AND ARES OF RECOGNISED NATURE CONSERVATION, ARCHAEOLOGICAL, GEOLOGICAL, ENVIRONMENTAL, ARCHITECTURAL, HISTORIC, CULTURAL OR LANDSCAPE INTEREST OR VALUE;
III) THE PROPOSAL WOULD NOT HAVE UNACCEPTABLE CONSEQUENCES FOR RESIDENTIAL AMENITY OR OTHER LOCAL LAND USES;
IV) THE PROPOSAL WOULD NOT HAVE UNACCEPTABLE CONSEQUENCES FOR THE HEALTH AND SAFETY OF LOCAL RESIDENTS OR OTHER MEMBERS OF THE PUBLIC.
IN THE EVENT THAT A PROPOSAL WOULD HAVE DETRIMENTAL CONSEQUENCES, THE COUNCIL WOULD REQUIRE TO BE SATISFIED THAT THESE ARE OUTWEIGHED BY THE LOCAL AND WIDER BENEFITS THAT THE PROPOSAL WOULD ENGENDER AND THAT CARE HAS BEEN TAKEN WITH THE SITING AND DESIGN OF THE PROPOSAL AND ITS LANDSCAPING IN ORDER TO MINIMISE ANY DETRIMENTAL IMPACT, INCLUDING THAT DURING THE CONSTRUCTION PHASE.
4.45 The Council's support in principle for the development of renewable energy sources needs to be carefully weighed against its continued commitment to policies for the protection of the local environment although it is recognised that such proposals can involve a number of considerations peculiar to the technology involved, including the fact that certain renewable energy resources can only be harnessed where the resource occurs.
 
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