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COUNTRYSIDE AND COAST |
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| 69. |
The areas of countryside within the Borough
include land on Hayling Island, and the land within the Strategic
Gaps of Havant, Emsworth, and Rowlands Castle. The aim of this chapter
is to provide policies which protect the countryside and coast in
the Borough from damaging development, by ensuring that any development
in the countryside is appropriate and sensitive to its surroundings.
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C1 |
PROTECTION OF THE
COUNTRYSIDE |
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Outside the main urban areas
only the following development types will be permitted where they
are located and designed so as not to adversely affect the countryside: |
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(i) |
Essential rural activities, including
agriculture, forestry and minerals extraction. |
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(ii) |
Outdoor sport, outdoor recreational
and tourist uses. |
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(iii) |
Other employment uses appropriate to
the location. |
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(iv) |
Cemeteries. |
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(v) |
Utility or renewable energy installations
requiring a rural location. |
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Development associated with
the above activities includes: |
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(vi) |
New buildings which are essential for
activities considered acceptable in the countryside and the need for
the proposed location has been established. |
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(vii) |
Replacement, alteration or extension
of existing buildings. |
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(viii) |
Conversion of existing buildings where
the building is of permanent and substantial construction and is capable
of conversion without major or complete reconstruction. |
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(ix) |
Change of use of existing buildings
particularly for commercial, industrial, tourist or recreational purposes. |
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(x) |
Improved vehicular and pedestrian accesses. |
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Such development will be
permitted provided: |
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(xi) |
its form, bulk and general design is
in keeping with existing buildings, where retained, and its surroundings; |
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(xii) |
it would not reduce the stock of smaller
dwellings in the countryside; |
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(xiii) |
provision of a curtilage would not adversely
affect the character of the area; and |
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(xiv) |
it would not generate a level of traffic
inappropriate to its rural setting or interfere with the safety function
and standard of service on the adjacent highway network. |
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| 70. |
The prevention of development which is
not essential in the countryside will provide protection from scattered
or sporadic development and other damaging urban influences which
would harm the landscape and character of the countryside as a whole. |
| 71. |
In determining planning applications for
dwellings for workers essential to the rural economy the Local Planning
Authority will consider the need to impose or secure occupancy controls
as outlined in Annex A of PPS7 Sustainable Development in Rural Areas
and will require adequate information to justify the provision of
a dwelling from the applicant and seek independent advice on the viability
of the rural enterprise before giving planning permission for new
dwellings in the countryside. |
| 72. |
Replacement dwellings and extensions to
existing dwellings should be sensitively designed. They should minimise
their impact and protect the character of the rural environment. |
| 73. |
In considering proposals concerning the
beneficial use of buildings which are worthy of retention the Council
will take into account the relevant guidance as contained in PPS7
and, in particular, paragraph 17 of the PPS. |
| 74. |
There is a general policy constraint on
housing development in the countryside. Wherever possible, buildings
suitable for change of use should be put to small scale employment
uses to help to sustain the rural economy. |
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C2 |
THE PROTECTION OF
AGRICULTURAL LAND |
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Development of the best
and most versatile agricultural land, Grades 1, 2 or 3a, will only
be permitted where: |
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(i) |
opportunities have been assessed for
accommodating development on previously developed sites and on land
within the boundaries of the existing urban areas; and |
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(ii) |
in cases where agricultural land needs
to be developed, the development is proposed on land of the lowest
practicable grade unless sustainability considerations suggest otherwise. |
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| 75. |
The best and most versatile agricultural
land should be protected as a national resource for future generations.
Agricultural land quality is only one factor though in determining
which areas should be protected from development. Decisions should
take into account sustainability considerations, such as the site's
environmental and landscape importance, accessibility to infrastructure,
workforce and markets, and its amenity value or heritage interest. |
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C3 |
DEVELOPMENT IN THE
COASTAL ZONE |
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Planning permission will
be granted for appropriate development in the Coastal Zone providing: |
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i) |
infrastructure used for water-based
recreation is retained; |
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ii) |
boatyards and marinas are retained; |
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iii) |
it contributes positively to the landscape
and has regard to best practice on the design of new buildings in
coastal locations; and |
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iv) |
public access is retained and/or provided
to connect existing paths along the waterfront where appropriate. |
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| 76. |
The Coastal Zone extends seaward and landward
off the coast-line. Its seaward limits are set by the mean low water
mark. The landward limit relates to maritime influences and coast-related
activities and includes areas of potential tidal flooding and erosion.
The coastal zone which encompasses an area that is both urban and
rural is shown on the Proposals Map. |
| 77. |
The Borough's water frontage is an important
environmental recreation and tourism resource. Development proposals
should be confined to the urban areas to ensure effective regeneration
and to maintain a sustainable pattern of development. The urban areas
are closely related to areas of international nature conservation
significance, and overlap the boundary of the Chichester Harbour Area
of Outstanding Natural Beauty (AONB) and include conservation areas
at Emsworth, Langstone and West Hayling. |
| 78. |
It is essential to restrict development
along the open coast in order to conserve the appearance of the open
coast, some of which is included within the Chichester Harbour AONB.
However, there are a few sites, such as the Mill Rythe industrial
area, which have access to the water. Since the Council seeks to restrict
development along the open coast, such sites are relatively scarce.
It is therefore essential to make the best use of land by not permitting
development for which access to the water is not required. Proposals
should not close off the possibility of access to the water unless
this can be justified for nature conservation and/or landscape reasons.
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| 79. |
Slipways, boatyards, marinas, mooring and
boat-parks enable the enjoyment of the Harbours for sailing as well
as contributing to the waterfront character. This infrastructure is
a key part of the national and international boating on The Solent
and comprises a resource which should not be lost to housing or other
development which does not require access to the water. |
| 80. |
The Solent Way and Wayfarers Walk pass
through the urban areas and a circular path is proposed around Hayling
(see Policy R19 Leisure Routes in Recreation Chapter). It is important
that new development does not close off access to, or views of, the
water unnecessarily and connects with existing paths where possible
but without impinging on the privacy of local residents. |
| 81. |
The advice of the Environment Agency will
be sought with regard to storm drainage, flooding, erosion and water
quality. Water quality will need to comply with the European Community
Directive on waste water treatment and shellfish. |
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