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13 UTILITIES AND INFRASTRUCTURE
 
U1 Telecommunications – General
U2 Telecommunications – Impact on the World Heritage Site
U3 Transmission Lines
U4 Undergrounding of Services
U5 Pollution Prevenetion – General
U6 Pollution Prevention – Anti-Pollution Development
U7 Pollution Prevention – Development Sensitive to Pollution
U8 Sewage Treatment Works
U8A Disposal of Foul and Surface Water
U8B Sewage Treatment Works in the Green Belt
U9 Watercourses
U10 Natural Flood Plains
U11 Development on Contaminated Land
U12 Development near Contaminated Land
U13 Development on Unstable Land
U14 Energy Conservation – General
U15 Energy Conservation – Renewable Resources
U17 Recycling
  INTRODUCTION
13.1 This Chapter of the Local Plan relates to the provision of public utilities and infrastructure works. It covers such matters as telecommunications, transmission lines, pollution prevention, energy conservation and the use of renewable resources.
  GENERAL BACKGROUND
13.2 The provision of public utilities and infrastructure work is essential to the wellbeing of the community. However, in an environmentally sensitive City such as Durham, the impact of these services needs to be carefully assessed so that their intrusion is minimised, wherever possible. This is of particular importance for proposals in the Green Belt, Areas of High Landscape Value and those which may affect the setting of the World Heritage Site.
13.3 The encouragement of energy conservation in the design and layout of development and the use of renewable resources reflects the city Council's commitment to the principle of sustainability as set out in its Environmental Charter.
  LOCAL PLAN OBJECTIVES
13.4 The Council's objectives for public utilities and infrastructure works to be pursued through the Policies contained in this Chapter of the Plan are:
 
  • to ensure that public utility services and infrastructure are provided to meet the needs of the District's population and that new development is adequately provided for.
  • to minimise the impact of infrastructure provision upon the environment, the landscape and the World Heritage site.
  • to have regard to the principles of sustainability and energy conservation.
   
  POLICIES
  PUBLIC UTILITIES
  Telecommunications
 
POLICY U1 POLICY U1 WHEN CONSIDERING APPLICATIONS FOR TELECOMMUNICATIONS EQUIPMENT, THE COUNCIL WILL GRANT PLANNING PERMISSION WHERE THE BENEFITS ARISING FROM THE DEVELOPMENT WOULD OUTWEIGH ANY ENVIRONMENTAL DAMAGE. THE FOLLOWING FACTORS WILL BE TAKEN INTO CONSIDERATION:
  1. THE SPECIFIC OPERATIONAL NEEDS AND LOCATIONAL REQUIREMENTS OF THE PROPOSAL; AND
  2. THE SIGNIFICANCE OF THE PROPOSAL AS PART OF A NATIONAL NETWORK; AND
  3. THE OPERATIONAL SUITABILITY AND ENVIRONMENTAL EFFECTS OF ALTERNATIVE SITES; AND
  4. THE POSSIBILITY OF SHARED USE OF EXISTING SITES AND STRUCTURES; AND
  5. ASSOCIATED DEVELOPMENTS INCLUDING ACCESS ROADS AND ANCILLARY BUILDINGS; AND
  6. THE RELATIONSHIP BETWEEN THE DESIGN OF THE EQUIPMENT AND THE SITE AND ITS SURRONDINGS; AND
  7. THE ADEQUACY OF SCREENING TO THE GROUND STATION; AND
  8. THE EFFECTS ON THE OPENNESS OF THE GREEN BELT; AND
  9. THE ADEQUACY OF ARRANGEMENTS TO ENSURE THE REMOVAL OF REDUNDANT EQUIPMENT AND THE RESTORATION OF THE SITE.
  PROPOSALS WITHIN STATUTORY DESIGNATED AREAS WILL ONLY BE PERMITTED WHERE THERE ARE NO ALTERNATIVE SUITABLE SITES AVAILABLE AND THERE IS A PROVEN NATIONAL NEED FOR THE DEVELOPMENT.
   
 
POLICY U2 THE COUNCIL WILL NOT PERMIT TELECOMMUNICATION EQUIPMENT WHICH WOULD HAVE A DETRIMENTAL VISUAL IMPACT UPON THE SETTING OF THE WORLD HERITAGE SITE IN ACCORDANCE WITH POLICY E3.
  Justification
13.5 In line with Government advice contained in PPG8 (Telecommunications), the Council is committed to facilitating the growth of new and existing telecommunications systems, in the light of the changing technologies involved. It recognises, however, that the industry benefits from a considerable level of de-regulation and large telecommunication developments such as new masts and other large structures can have a significant visual impact upon the landscape particularly in areas of such environmentally sensitivity as Durham City. Often, due to operational requirements, developments have to be located in elevated positions, thereby exacerbating their impact on the environment. Careful consideration needs to be given to the impact of telecommunication development on the setting and character of the City and in particular to its effect on important views. Proposals which have a visual impact upon of the setting of the World Heritage Site will be resisted.
13.6 PPG8 and Durham County Structure Plan (Policy 47) seek to protect statutory designated sites, including Green Belts, Conservation Areas and Sites of Special Scientific Interest, from impact of telecommunications developments, particularly in terms of height, siting and design. The Council will, therefore, only consider telecommunications developments in these sensitive locations when there is no alternative suitable site available and the benefits arising from the development to the local community and the national economy outweigh any environmental damage.
13.7 The proximity of telecommunications facilities in relation to residential areas can give rise to localised problems during installation and routine servicing. Considerable public disquiet about potentially harmful health effects arising from the radiation emitted from these facilities is acknowledged. Whilst there is no evidence that precautions are necessary to distance installations from dwellings, schools or other uses, this issue is subject to ongoing monitoring.
13.8 The Council will seek to encourage the shared use of existing telecommunications facilities, wherever possible, in order that a proliferation of masts is avoided. Applicants will be expected to provide evidence that they have explored the possibility of alternative sites including the erection of antennae on existing buildings, masts or structures, although there may be occasions where the degree of prominence which would result, renders these locations inappropriate.
13.9 The Council will encourage early consultation with operators to enable the requirements of telecommunication networks and the routing and phasing of network development to be taken into account.
  Transmission Lines
 
POLICY U3 PROPOSALS FOR OVERHEAD POWER LINES SHOULD HAVE PARTICULAR REGARD TO THE EFFECT ON:
  1. THE CONTRIBUTION WHICH LAND IN THE GREEN BELT MAKES TO THE SETTING AND SPECIAL CHARACTER OF DURHAM CITY; OR
  2. AREA OF HIGH LANDSCAPE VALUE; OR
  3. THE WORLD HERITAGE SITE; OR
  4. CONSERVATION AREAS OR SITES OR BUILDINGS OF PARTICULAR HISTORIC, ARCHAEOLOGICAL OR ARCHITECTURAL INTEREST; OR
  5. DESIGNATED SITES OF NATURE CONSERVATION; OR
  6. EXISTING OR ALLOCATED RESIDENTIAL AREAS; OR
  7. AREAS OF FORMAL RECREATION, PARKS AND PUBLIC OPEN SPACES.
  IN FORMULATING PROPOSALS THE ELECTRICITY PROVIDER SHALL DO WHAT IT REASONABLY CAN TO MITIGATE ANY EFFECT ON THESE AREAS.
  IN PARTICULARLY SENSITIVE LOCATIONS, THE COUNCIL WILL SEEK THE UNDER-GROUNDING OF LOW VOLTAGE (132 kV AND BELOW) POWER LINES.
  Justification
13.10 Although the Council is only a statutory consultee under the powers of the Electricity Act 1989, it recognises that overhead power lines can be visually prominent and damaging to the landscape especially within the Green Belt, Conservation Areas and Areas of High Landscape Value. It also recognises that the impact of power lines upon the amenity of local residents living close to them make it desirable to route them away from residential areas. In view of the substantial practical, technical and cost disadvantages involved, the undergrounding of high voltage power lines (275 kV and above) will only be sought in exceptional circumstances. In particularly sensitive locations, however, the Council will seek the undergrounding of low voltage (132 kV and below) power lines.
13.11 The Council recognise that sensitive nature conservation sites could be adversely affected by the undergrounding of power lines. Criteria 5 of Policy U3 seeks to protect the nature conservation interests of these areas in compliance with Policies E16-20 of the Plan, except where such undergrounding will affect nature conservation sites, or areas of high archaeological or historic interest.
  Underground Services
 
POLICY U4 THE COUNCIL WILL SEEK THE PROVISION OF ADEQUATE UNDERGROUND DUCTING IN NEW DEVELOPMENT, TO ENABLE ALL FUTURE SERVICES TO BE PROVIDED UNDERGROUND.
  Justification
13.12 Most services are routed underground and cause no visual disturbance. However overhead electricity supply lines and telephone lines and associated poles and pylons can adversely affect the visual environment. In all new developments, therefore, the Council will expect these services to be sited beneath the ground. Where it is considered appropriate, the Council will encourage Statutory Undertakers to place existing overhead services underground.
  POLLUTION PREVENTION
  General
 
POLICY U5 PLANNING PERMISSION FOR DEVELOPMENT THAT MAY GENERATE POLLUTION WILL NOT BE GRANTED IF THE PROPOSAL:
  1. WILL HAVE AN UNACCEPTABLE ADVERSE IMPACT UPON THE QUALITY OF THE LOCAL ENVIRONMENT.
  2. WILL HAVE AN UNACCEPTABLE ADVERSE IMPACT UPON THE AMENITY OF NEARBY AND ADJOINING LAND AND PROPERTY.
  3. WILL UNNECESSARILY CONSTRAIN THE DEVELOPMENT OF NEIGHBOURING LAND.
  Justification
13.13 Development that may, for example, generate pollution of water, air, soil, noise, vibration, light, heat or radiation include certain industrial uses, intensive livestock units and outdoor leisure activities such as motorsports and shooting. They should be located away from sensitive uses such as housing, schools, hospitals and residential and nursing homes.
13.14 Where appropriate, conditions will be applied to control the level of emissions from these uses by controlling the hours of operation, the nature of the activities carried out, and the number and type of vehicles used. Other measures such as mounding and baffle fencing may be required, where necessary, to ensure that the level of emission does not exceed acceptable levels and does not result in a reduction of the quality of the local environment, including the air, soil, ground water, rivers and streams.
   
 
POLICY U6 DEVELOPMENTS AIMED AT PREVENTING POLLUTION FROM AN EXISTING OR PROPOSED SOURCE WILL BE PERMITTED PROVIDED THAT THE PROPOSAL:
  1. WILL NOT HAVE AN UNACCEPTABLE ADVERSE IMPACT UPON THE QUALITY OF THE LOCAL ENVIRONMENT; AND
  2. WILL NOT HAVE AN UNACCEPTABLE ADVERSE IMPACT UPON THE AMENITY OF NEARBY AND ADJOINING LAND AND PROPERTY.
  Justification
13.15 This Policy is aimed at encouraging the construction of anti pollution measures and it of special significance to farmers who may need to provide storage facilities to comply with Control of Pollution Regulations (1991). Such facilities may include structures such as slurry stores and silage effluent tanks.
   
 
POLICY U7 DEVELOPMENTS WHICH ARE SENSITIVE TO POLLUTION WILL NOT BE PERMITTED ON LAND WHICH IS SUBJECT TO UNACCEPTABLE LEVELS OF CONTAMINATION, POLLUTION, NOISE OR VIBRATION.
  Justification
13.16 Developments, which are sensitive to pollution of water, air, soil, noise, vibration, light, heat or radiation are those whose location close to sources of pollution would be harmful or especially disruptive to the quality of life of the occupiers or users of the building. They include places where people live, are educated, receive health care or meet together. These developments should be sited away from land, which is contaminated to an unacceptable degree or manner, uses that generate levels or noise, vibration or other pollutants above recognised acceptable limits.
  Sewage Treatment Works and Sewerage Systems
 
POLICY U8 THE COUNCIL WILL PERMIT OR IF CONSULTED WILL RESPOND FAVOURABLY TO DEVELOPMENT WHICH WILL ENABLE WATER AND SEWAGE UNDERTAKERS TO MEET THEIR STATUTORY OBLIGATIONS PROVIDED THAT THE DEVELOPMENT:
  1. IS SUITABLY LOCATED IN RELATION TO THE DRAINAGE SYSTEM.
  2. DOES NOT HAVE AN UNACCEPTABLE ADVERSE IMPACT UPON THE AMENITY OF NEIGHBOURING OCCUPIERS FROM SMALL INCREASES IN NOISE, SMELL, TRAFFIC AND GENERAL DISTURBANCE.
  3. DOES NOT HAVE AN UNACCEPTABLE ADVERSE IMPACT UPON LANDSCAPE QUALITY OF THE AREA OR AREAS OF NATURE CONSERVATION IN ACCORDANCE WITH POLICIES E10 AND E18.
  Justification
13.17 There are 32 sewage treatment facilities within the District ranging in size from septic tanks and soakaway systems dealing with a handful of properties and discharging to groundwater to sizeable sewage treatment works. Much of the sewerage system within Durham deals with combined foul and surface water flows resulting in the need for combined sewer overflows (CSOs) to relieve the system during period of high rainfall in order to prevent surcharging of manhole and localised flooding. A number of overflows have been identified as unsatisfactory regarding their nature or excessive operation or being situated in sensitive locations. Water Company Investment is agreed in advanced on a five year rolling basis and entitled Asset Management Plan (AMP). The current AMP3 covering investment from the year 2000-2005 has been agreed. Sewage works investment shall enable compliance with statutory drivers such as the EC Urban Waste Water Treatment Directive (UWWT) (91/271/EEC) and non-statutory achievement of river quality objective improvements. Over 20 unsatisfactory CSOs have been highlighted for investment as part of the UWWT Directive Schedule.
13.18 The siting of new sewage works or extensions to existing works to meet appropriate standards of treatment will largely be influence by the current drainage system and the need to avoid adversely affecting the amenities of neighbouring occupiers or the area as a whole. The location of these facilities in or on the edge of open countryside requires both sensitive siting, respect for the local environment and a major investment in landscaping works.
   
 
POLICY U8A DEVELOPMENT PROPOSALS WILL ONLY BE APPROVED IF THEY INCLUDE SATISFACTORY ARRANGEMENTS FOR DISPOSING FOUL AND SURFACE WATER DISCHARGES. WHERE SATISFACTORY ARRANGEMENTS ARE NOT AVAILABLE, THEN PROPOSALS MAY BE APPROVED SUBJECT TO THE SUBMISSION OF A SATISFACTORY SCHEME AND ITS IMPLEMENTATION BEFORE THE DEVELOPMENT IS BROUGHT INTO USE. ALL SCHEMES RESULTING FROM THIS REQUIREMENT SHOULD COMPLY WITH POLICY U8.
  Justification
13.20 All development should include adequate foul and surface water drainage arrangements. Where existing sewage infrastructure is insufficient to accommodate the proposed development, then that development will only be permitted submitted to submission of a scheme of works for disposing of foul and surface water discharge, and the implementation of such a scheme, before the development is brought into use.
  Sewage Treatment Works in the Green Belt
 
POLICY U8B THE COUNCIL WILL PERMIT OR IF CONSULTED WILL RESPOND FAVOURABLY TO DEVELOPMENT BY STATUTORY WATER AND SEWAGE UNDERTAKERS IN THE DURHAM CITY GREEN BELT PROVIDED THAT:
  1. NEW DEVELOPMENT OR THE IMPROVEMENT OR MAINTENANCE OF EXISTING ASSETS IS REQUIRED TO ENSURE COMPLIANCE WITH QUALITY STANDARDS IN NATIONAL AND EUROPEAN LAW; AND
  2. THE PROPOSAL WILL NOT HAVE AN UNACCEPTABLE IMPACT ON THE OPENNESS OF THE GREEN BELT; AND
  3. THE PROPOSAL WILL NOT PREJUDICE THE PURPOSES FOR INCLUDING LAND IN THE GREEN BELT.
  Justification
13.20A Twelve sewage treatment works and two reservoir are located in the Durham City Green Belt. The works affected are those at Aldin Grange, Bakers Haugh, Belmont, Brasside, Browney, Leamside, Pity Me, Sherburn House, Stonebridge, Sunderland Bridge, Witton Gilbert and University together with the reservoirs at Auton Stile and Mountjoy. The Council recognises the need to make provision throughout the plan period for essential development by the water and sewage undertakers to meet their statutory duties.
13.20B National and European Law will require significant improvements to most if not all of the works over the plan period. New or additional capacity may be required to meet the demands of new development and other factors. Auton Stile Reservoir may need to be rebuilt or supplemented by an additional reservoir over the plan period. None of these facilities can easily be economically relocate elsewhere.
13.20C The provision of essential facilities for uses which preserve the openness of the Green Belt and which do not conflict with the purposes of including land within it, is not necessarily inappropriate development. The Council will permit such proposals provided the statutory water and sewage undertakers can demonstrate that the development is necessary to meet National and European quality standards.
13.20D Where the statutory water and sewage undertakers propose development, which is necessary, but would not preserve the openness of the Green Belt or would conflict with the purposes of including land in it, then it will be considered inappropriate development. Inappropriate development is by definition harmful and should not be approved except in very special circumstances. It will be for the applicant to show that any harm to the Green Belt is clearly outweighed by other considerations an permission should, therefore, be granted. Such inappropriate development would be referred to the Secretary of State under the Town and Country Planning (Development Plans and Consultation) Directions 1999.
13.20E In some cases it will be appropriate for a proposal to be subject to environmental assessment (EA) and for the water company to submit an Environmental Statement, as set out in Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999, before planning permission can be granted.
  Water Courses
 
POLICY U9 DEVELOPMENTS WHICH MAY DIRECTLY AFFECT WATERCOURSES WILL ONLY BE PERMITTED PROVIDED THAT:
  1. THEY DO NOT RESULT IN FLOODING OR INCREASE FLOOD RISK ELSEWHERE;
  2. THEY DO NOT RESULT IN THE POLLUTION OF THE WATERCOURSE;
  3. THEY DO NOT ADVERSELY AFFECT NATURE CONSERVATION INTERESTS;
  4. THEY DO NOT ADVERSELY AFFECT THE VISUAL APPEARANCE OF THE LANDSCAPE;
  5. THEIR ENVIRONMENTAL IMPACT IS PROPERLY ASSESSED.
  Justification
13.21 Development works in the vicinity of watercourses may lead to problems both directly through an increased risk of flooding, erosion of the beds and banks of watercourse and restricted access for maintenance and indirectly through alterations to drainage patterns and the quality of surface water run-off. Proper assessment of the environmental impact of a development on a watercourse should be undertaken. Mitigating measures required to balance any adverse impacts will need to be designed and carried out in accordance with the requirements of the Environment Agency.
13.22 Culverting of watercourses will not normally be permitted since it results in a break in the continuity of the river corridor and may also have serious implications for safety, maintenance and flooding, as well as nature conservation interests. Culverts will only be approved if there is not reasonably practical alternatives or if the detrimental effects would be so minor that they would not justify a more costly alternative.
13.23 Rivers and streams are important resources offering conservation, landscape, amenity and recreational value. They are important linear features which can form the basis for wildlife corridors and promoting ecological diversity. They form a continuum of habitats from the flowing main channel to aquatic, semi-aquatic and terrestrial environment. Such features often support a large number of species identified as globally threatened or declining and which will also be identified in the U.K. Bio-diversity Action Plan
  Development in Flood Risk Areas
 
POLICY U10 PROPOSALS FOR NEW DEVELOPMENT SHALL NOT BE PERMITTED IN FLOOD RISK AREAS OR WHERE DEVELOPMENT MAY INCREASE THE RISK OF FLOODING ELSEWHERE UNLESS IT CAN BE DEMONSTRATED BY MEANS OF A FLOOD RISK ASSESSMENT AND SEQUENTIAL TEST THAT:
  1. THERE IS NO ALTERNATIVE OPTION AVAILABLE AT NO RISK OR AT A LOWER RISK OF FLOODING;
  2. THERE WILL BE NO UNACCEPTABLE RISK OF FLOODING;
  3. THERE WILL BE NO UNACCEPTABLE INCREASE IN RISK OF FLOODING ELSEWHERE, AS A RESULT OF THE DEVELOPMENT; AND
  4. APPROPRIATE MITIGATION MEASURES CAN BE PUT IN PLACE TO MINIMISE THE RISK OF FLOODING AND THESE MEASURES CAN BE CONTROLLED BY APPROPRIATE PLANNING CONDITIONS OR A SECTION 106 AGREEMENT CAN BE SECURED.
  Justification
13.24 New development, redevelopment and land raising can have significant implications for flood risk. Within river flood plains, new development may increase the risk of flooding elsewhere by reducing the storage capacity of the flood plain and impeding flood flow. An indicative flood plain of the River Wear which identifies potential flood risk areas has been produced by the Environment Agency.
13.24A PPG25 requires that a risk-based approach be adopted for proposals for development in or affecting flood-risk areas or where the development may increase flood risk elsewhere. It is the responsibility of the parties promoting particular developments to carry out a flood risk assessment (FRA) prior to the determination of planning applications. The Council will be minded to refuse planning permission until a satisfactory FRA has been submitted. The level of detail required for a FRA may vary depending on the size, scale and location of development but all FRA's should be in accordance with Appendix F of PPG25.
  CONTAMINATED LAND
  Development on Contaminated Land
 
POLICY U11 DEVELOPMENT ON SITES WHICH ARE KNOWN TO BE, OR SUSPECTED OF BEING CONTAMINATED WILL ONLY BE PERMITTED PROVIDED THAT:
  1. THE NATURE AND EXTENT OF CONTAMINATION IS FIRST ESTABLISHED;
  2. THE DEVELOPMENT WILL NOT ADD TO THE LEVEL OF CONTAMINATION;
  3. PROPOSALS FOR DEVELOPMENT INCLUDE REMEDIAL MEASURES WHICH ADDRESS THE ACTUAL OR POTENTIAL HAZARD OF CONTAMINANCE IDENTIFIED;
  4. THERE IS NO DETRIMENTAL AFFECT ON THE ENVIRONMENT AS A RESULT OF THE DISTURBANCE OF CONTAMINATES DURING AND AFTER DEVELOPMENT.
  Justification
13.25 Contamination may result from land previously used by industries employing hazardous substances. Alternatively contaminated land may include completed domestic and industrial landfill sites where combustion might be induced, settlement is occurring, leachates are being generated or gas emissions are happening. The hazard to which this may give rise can put at risk people working on the site, the occupiers and users of buildings and land, the buildings themselves and water services. Unless precautions are taken, contaminants may escape to cause air and water pollution, while emissions of landfill gases may lead to concentrations in which explosions or asphyxiation may occur.
13.26 Within the context of securing sustainable development by the full and effective use of land within settlements the redevelopment of contaminated sites may generally be desirable. The former Cape Universal site at Bowburn is a prime example.
13.27 Before development takes place on such sites, however, it is important that the nature and extent of contamination is fully understood. As a result measures must be incorporated into any proposals to ensure the protection of buildings, services and other infrastructure against possible harmful effects of the substances involved, and to prevent the exposure of personnel to materials which may be prejudicial to their health or safety.
  Development near Contaminated Land
 
POLICY U12 DEVELOPMENT WILL ONLY PERMITTED ADJACENT TO, OR IN THE VICINITY OF, CONTAMINATED SITES WHERE IT CAN BE SHOWN THAT:
  1. MEASURES CAN BE UNDERTAKEN ON THE PERIPHERY OR WITHIN THE SITE OF THE PROPOSED DEVELOPMENT WHICH WOULD BE SUFFICIENT TO STOP CONTAMINANTS, LEACHATE OR GASES PENETRATING THE SITE AND ACCUMULATING IN BUILDINGS AND STRUCTURES IN QUANTITIES WHICH COULD PROVE HARMFUL; OR
  2. GROUND CONDITIONS AROUND THE CONTAMINATED SITE ARE SUCH AS TO PREVENT GASES MIGRATING INTO SURROUNDING LAND.
  Justification
13.28 The threat from contaminants may not be confined to the site itself. Landfill gases and leachates have the ability to migrate over wide distances depending upon ground conditions. If the floor of a landfill site has not been properly sealed with an impermeable layer or the sub-soil and ground conditions are of friable or fractured materials, the potential exists for gases to spread underground away from the site until such time as an obstruction is met or a way to the surface reached. The foundations of a building, drains and pipelines may provide such an escape route.
13.29 In order that considerable areas around such sites are not needlessly sterilised against development, the Council will expect potential developers of sites nearby to demonstrate that ground conditions and topography are such that underground migration of contaminates to their site will not occur. Where this cannot be shown, it will be open to developers to introduce measures which protect their sites against penetration by gas.
  Development on Unstable Land
 
POLICY U13 DEVELOPMENT ON UNSTABLE LAND WILL ONLY BE PERMITTED IF IT IS PROVED THAT THERE IS NO RISK TO THE DEVELOPMENT OR ITS INTENDED OCCUPIERS OR USERS FROM SUCH INSTABILITY OR THAT SATISFACTORY REMEDIAL MEASURES CAN BE UNDERTAKEN.
  Justification
13.30 The effects of ground instability vary in their nature, scale and extent. At their most extreme, they may threaten life and health or cause damage to buildings and structures. Whilst such risks are small there is a need to ensure that development is suitable and that the physical constraints on the land are taken into account at all stages of planning.
13.31 Instability may be caused through the effects of underground activities, unstable slopes or ground compression. Where instability is known or suspected the developer will be required to provide a specialist investigation and to propose adequate remedial measures, where appropriate, as part of a planning application.
  ENERGY CONSERVATION
  General
 
POLICY U14 THE COUNCIL WILL ENCOURAGE THE EFFECTIVE USE OF PASSIVE SOLAR ENERGY AND THE REDUCTION OF WIND-CHILL IN THE LAYOUT, DESIGN AND ORIENTATION OF BUILDINGS, AND THE USE OF ENERGY EFFICIENT MATERIALS AND CONSTRUCTION TECHNIQUES.
  Justification
13.32 A significant proportion of the energy used in the United Kingdom is associated with buildings, and the burning of fossil fuels to produce this energy has a significant effect on global warming through the "greenhouse effect". Local action to conserve energy by the maximum use of solar radiation and minimising the cooling effects of the wind can play its part in ameliorating this global issue. The orientation and inter-relationship of buildings, their detailed design and the materials used in their construction (e.g. more glazing and photo voltaic roofing) can reduce energy needs.
  Renewable Resources
 
POLICY U15 PROPOSALS FOR THE GENERATION OF ENERGY FROM RENEWABLE RESOURCES WILL BE PERMITTED PROVIDED THAT THERE IS NO UNACCEPTABLE ADVERSE IMPACT ON:
  1. THE VISUAL APPEARANCE OF THE LANDSCAPE AND THE OPENNESS OF THE GREEN BELT;
  2. FLORA AND FAUNA AND OTHER NATURE CONSERVATION INTERESTS;
  3. THE AMENITY, HEALTH AND SAFETY OF LOCAL RESIDENTS;
  4. NOISE AND VIBRATION LEVELS, INCLUDING ELECTROMAGNETIC INTERFERENCE;
  5. AREAS OF ARCHAEOLOGICAL, ARCHITECTURAL OR HISTORIC INTEREST.
  PROPOSALS SHOULD INCLUDE A SATISFACTORY SCHEME TO RESTORE THE SITE TO ITS ORIGINAL CONDITION ONCE OPERATIONS HAVE CEASED.
  Justification
13.33 Renewable energy systems differ from fossil fuel and nuclear energy systems in their relationship to land use and the environment. They tend to be of lower energy output for an equivalent area of land and a variety of factors have to be taken into account when assessing planning applications for renewable energy systems.
13.34 The use of energy generated from renewable resources, is expected to increase during the Plan period. Developments such as those associated with solar power and hydro power have little impact on amenity. However others such as wind farms (i.e. groups of two or more turbines) can only operate efficiently in certain localities which have relatively high annual mean wind speeds and are normally exposed areas of open countryside often in upland regions. Examples of such locations within the District include the Magnesian Limestone ridge to the east and the uplands in the west bordering Wear Valley District Council. Whilst the Council supports the concept of renewable energy, wind farms may, as well as being visually prominent, be a source of noise, shadow flicker, electromagnetic interference and can affect the safety and ecology of the area. In order to minimise these potential impacts, applications will be judged against the criteria outlined in the Policy.
13.35 In line with Government Guidance set out in PPG2 (Green Belt) and PPG22 (Renewable Resources) and Policy E1 of the Plan, the development of wind farms, incorporating two or more turbines, will not be permitted in the Green Belt because of their detrimental visual impact on the openness of this designated area.
  RECYCLING
 
POLICY U17 SITES FOR USE BY THE PUBLIC FOR THE COLLECTION OF RECYCLABLE CONSUMER WASTE PRODUCTS WILL BE PERMITTED THROUGHOUT THE DISTRICT PROVIDED THEY ARE CONVENIENT AND ACCESSIBLE TO THE PUBLIC AND WILL NOT HAVE A DETRIMENTAL IMPACT UPON LOCAL AMENITY OR HIGHWAY SAFETY.
  Justification
13.36 The Council is committed to promoting the conservation and sustainable use of material resources through its Environmental Charter and support for Local Agenda 21. The recycling of consumer waste products is an important element of this and 19 sites have been established throughout the District for the collection of items such as glass bottles and jars, foods and drink cans, newspapers and magazines and unwanted clothing and textiles. Further sites will be provided during the Plan period at locations which are convenient and accessible and will not have a detrimental impact upon local amenity.
 
 
 
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