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| Part 2 5 - COUNTRYSIDE, OPEN LAND, SPORT AND RECREATION |
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| OL1 | Protection of the Green Belt | ||
| The Greater Manchester Green Belt is carried forward unchanged from the previous Tameside Unitary Development Plan, as shown on the proposals map. | |||
| The Green Belt will continue to be protected from inappropriate development and approval will not be given, except in very special circumstances, for the construction of new buildings for purposes other than: | |||
| (a) | agriculture and forestry, or | ||
| (b) | essential facilities for outdoor sport and outdoor recreation, or | ||
| (c) | cemeteries, or | ||
| (d) | other uses of land which preserve the openness of the Green Belt and which do not conflict with the purposes of including land within it. | ||
| The fundamental aim of Green Belt policy, as stated in PPG2, is to prevent urban sprawl by keeping land permanently open. Green Belts can shape patterns of urban development at sub-regional scale, help to protect the countryside, and assist in moving towards more sustainable patterns of urban development. Existing Green Belt boundaries defined in earlier development plans should not be altered unless exceptional circumstances exist. PPG2 also makes it clear that the construction of new buildings inside a Green Belt is inappropriate unless it is for one of the limited purposes listed in this policy. | |||
| The Greater Manchester Green Belt is well established around the edge of the conurbation and between many of its separate urban areas, having been first adopted in 1984 and subsequently amended in a few places through subsequent development plans. Regional Planning Guidance for the North West, published in March 2003, says in policy SD5 that the need for exceptional substantial change to any Green Belt in the region should be investigated by a strategic study, which would be undertaken by the relevant local authorities together with the NWRA and would inform future strategies reviews of RPG and subsequent reviews of development plans. This policy also says there is no need to undertake a strategic study of Green Belt within Greater Manchester before 2011. The Green Belt is therefore carried forward from the previously adopted UDP in its entirety, and the general presumption against inappropriate development will ensure that these areas are kept open. | |||
| OL2 | Existing Buildings in the Green Belt | ||
| Within the Green Belt, approval will only be given for the re-use or conversion of existing buildings where: | |||
| (a) | the new use does not have a materially greater impact than the present use, on the openness of the Green Belt and the purposes of including land in it, and | ||
| (b) | any extension of the building does not result in disproportionate additions over and above the size of the original building (or in the case of a replacement dwelling, the new building is not materially larger than the one it replaces), and | ||
| (c) | any associated uses of land surrounding the building do not conflict with the openness of the Green Belt and the purposes of including land within it, and | ||
| (d) | the building is of permanent and substantial construction, is in an intact and generally complete condition, and is capable of conversion without major or complete reconstruction, and | ||
| (e) | the form, bulk, general design and external materials of the building is in keeping with its surroundings and retains the inherent character and scale of the original building. | ||
| The extension, alteration or replacement of existing dwellings within the Green Belt will be subject to criteria (b) and (e) above. | |||
| The Council will particularly encourage the re-use of buildings for purposes which facilitate job creation and diversification of the rural economy or help to protect rural services, and will permit such developments subject to conformity with the criteria above. | |||
| Where it is considered that permitting buildings to be taken out of agricultural use could lead to a consequential increase in new farm buildings that would have a seriously detrimental effect on the openness of the Green Belt, the Council will impose conditions withdrawing such permitted development rights. | |||
| PPG2 states that with suitable safeguards (as contained in the criteria within this policy) the re-use of buildings should not prejudice the openness of Green Belts, since the buildings are already there. In addition, re-use can help to secure the continuing stewardship of land, especially by assisting farmers in diversifying their enterprises, and may contribute to the objectives set out in PPG2 for the use of land in Green Belts. However, the Council wishes to avoid increases in the number and impact of buildings within the Green Belt, such as through rebuilding on the site of ruins or substantial enlargement through reconstruction. Very careful scrutiny will be given to subsequent proposals for new buildings which appear to re-accommodate an original use, and in certain circumstances it may be appropriate to withdraw permitted development rights for agricultural buildings, to avoid further proliferation. This policy also embraces the extension, alteration or replacement of existing dwellings situated within the Green Belt, as the issues involved overlap with those on re-use or conversion. | |||
| OL3 | Major Developed Sites in the Green Belt | ||
| Limited infilling will be permitted at the major existing developed sites within the Green Belt which are shown on the proposals map, provided that any such infilling: | |||
| (a) | is related to the continuing use of the site as identified, and | ||
| (b) | is contained within the boundary shown on the proposals map, and | ||
| (c) | has no greater impact on the purposes of including land in the Green Belt than the existing development, and | ||
| (d) | does not exceed the height of the existing buildings, and | ||
| (e) | does not lead to a major increase in the developed proportion of the site. | ||
| The sites which are subject to this policy are: | |||
| Mossley Hollins High School and Buckton Castle Water Treatment Works, Huddersfield Road, Mossley. | |||
| Electricity sub-station installations off Printworks Road and Grove Road, Stalybridge. | |||
| Longdendale Community High School, Spring Street, Hollingworth. | |||
| Medevale Limited, Oldham Road, Ashton. | |||
| Littlemoss High School, Cryer Street, Droylsden. | |||
| Industrial buildings and nursery, Watson Street, Denton. | |||
| Tameside College, Stockport Road, Hyde. | |||
| This policy reflects the approach taken in PPG2, whereby limited infilling or redevelopment of major, existing developed sites, identified in adopted development plans, is listed as a category of appropriate development within Green Belts. Annex C of PPG2 explains that Green Belt contains various such sites which may be in continuing use, often predating the Green Belt designation. Limited infilling at such sites may help to secure jobs and prosperity without further prejudicing the Green Belt. The sites identified on the proposals map are unchanged from the previously adopted Tameside UDP. This policy facilitates limited infilling but not complete or partial redevelopment, which if proposed would be assessed on an individual basis against general Green Belt criteria. | |||
| OL4 | Protected Green Space | ||
| The Council will not permit built development on any land shown as Protected Green Space on the proposals map. This policy will also apply to areas of land in similar use but which are too small to be shown as Protected Green Spaces on the proposals map. Exceptions to this policy will only be made where one of the following criteria is satisfied: | |||
| (a) | the proposed development is ancillary to the principal use of a playing field or green space for recreation or amenity and does not adversely affect this use, or | ||
| (b) | redevelopment of part of a playing field or green space provides the only means of upgrading the site to the required standard, and the remaining playing field or green space will continue to meet the needs of the surrounding area for sport, recreation or amenity, or | ||
| (c) | a playing field or green space which will be lost as a result of the proposed development would be replaced by a playing field or green space of an equivalent or better quality and quantity, in a suitable location and subject to equivalent or better management arrangements, prior to commencement of development, or | ||
| (d) | it can be demonstrated, by means of a suitable supply and demand study taking account of possible future as well as current requirements, that the retention of a site or facilities for sport or recreational use is not necessary and the site has no special significance to the interests of sport and recreation. | ||
| These exceptions will not apply if part or all of the land involved would continue to fulfil a local need for amenity space, provide a valued sense of openness in the street scene, maintain the character and environmental quality of the area, maintain an open land corridor or substantial enclave of open space within the urban area, provide links to or continuity with wider areas of countryside, or form a wildlife corridor. | |||
| Measures will be taken, where possible and appropriate, to enhance the accessibility, appearance and habitats of areas of Protected Green Space and to extend or link them into further areas of open space. | |||
| PPG17 states that the Government attaches great importance to the retention of recreational and amenity open space in urban areas, and that people should have access to open space close to where they live. PPG17 also says that open space, whether or not there is public access to it, is important for its contribution to the quality of urban life and as part of the urban regeneration process. Retention of greenspace and avoidance of town cramming are important objectives alongside the increasing emphasis on reuse of brownfield sites within urban areas. In addition, PPG17 states that all playing fields, whether for schools or owned by other public, private or voluntary organisations, are of special significance both for their recreational and amenity value and for their contribution to the green space of an urban environment. Playing fields should normally be protected, except in certain circumstances which are set out in the guidance. | |||
| In the previously adopted UDP open land not within Green Belt was zoned either as "urban green space" or "other protected open land", whilst "green wedges / wildlife corridors" were identified which extended across one or more of these zonings. In this replacement UDP one single designation is used for all protected green space outside the Green Belt. This covers both the more extensive areas of open space such as larger town parks, green wedges and wildlife corridors which have a strategic role in the overall built up area, as well as those with a more local sport, recreational, amenity or wildlife function. They include public, private and educational establishments' playing fields, children's play areas and informal playspaces, parks and informal open space. In some instances a green space may have both a local recreational and a more strategic role. | |||
| Whilst the great majority of protected green space is of course open land of some kind, there are a few places where small areas containing built development have been included within this designation. These are typically single dwellings or free standing public or industrial buildings, which are bordered by wider areas of open land, or are effectively within a green wedge or corridor. This does not mean that the existing use of such sites is under threat or that small scale extensions are unacceptable . However, in the event of proposals for substantial new development, the Council would have to consider whether this would prejudice the functions of the wider area or corridor of open land. | |||
| The overall urban area of Tameside is broken up by a number of corridors or wedges of mostly or entirely open land, in many cases extending more or less continuously from the open countryside deep into the built up area. They perform a number of valuable roles, including formal and informal recreation, school sites, footpath routes and corridors enabling the migration of wildlife, whilst also providing a more open outlook from large numbers of dwellings. In places they fall within the Green Belt but elsewhere this policy recognises their substantial value to the urban population and their importance as a network of green spaces across the Borough. Scope exists in some places to facilitate additional public access and to undertake further landscaping, where practical and appropriate and in cooperation with local landowners. It will also be important to safeguard and improve the continuity of wildlife corridors and to enhance habitats by appropriate planting and management. | |||
| The urban area also contains parks, play areas, informal open spaces, amenity areas, woods, allotments and cemeteries which can be important to the character of the Borough, providing relief from otherwise continuous development and performing a variety of functions to the benefit of the local community. Town parks help to meet the needs of urban residents, particularly parents with young children, old people and those without cars, for sports facilities, children's play and informal recreation in reasonably accessible locations. Traditional town parks often also have a distinctive character which is worthy of protection and restoration where necessary, and which can form an element of the Borough's tourism base. These include Hyde Park and Stamford Park, the latter being registered by English Heritage as a park and garden of special interest. There are also many quite small but locally important open spaces which it is not practical to identify on the proposals map. | |||
| In general terms, the overall amount of open space in the Borough is felt to be adequate, but there are deficiencies at district and local level, limited provision of equipped playgrounds and specifically designed children's playspace, and substantial under provision of playing fields. Circumstances may sometimes exist in which development of part or all of an area of protected green space could be justified and the criteria listed in the policy are meant to provide a basis for possible exceptions to be considered. They are derived mostly from PPG17. Whilst criteria (d) will involve having regard, among other things, to National Playing Fields Association standards, it does not rely on numerical guidelines alone and will involve a wider view being taken of requirements in the area. Neither is it the intention of this policy to restrict the possible development of small areas of land which are not recognised as recreation or amenity sites and which may in some cases be disused or unsightly in their present condition. In September 2002 a local supply and demand based assessment of playing pitch provision in the Borough was completed by consultants and the results of this will be used both to inform future proposals affecting playing fields and to guide investment by the Council itself. | |||
| Please note that policy OL5 was merged with policy OL4 and is therefore removed from the sequence of policies. | |||
| OL6 | Outdoor Sport, Recreation and Play Space Developments | ||
| The Council will encourage and permit new, replacement, improved or extended provision for outdoor sport, recreation or play space purposes, provided any scheme meets the following criteria: | |||
| (a) | no unacceptable impact on the occupiers of nearby dwellings through visual amenity, noise, lighting, traffic or other forms of disturbance, including consideration of hours of use where appropriate, and | ||
| (b) | suitable arrangements, where appropriate, for car parking and for maintenance, emergency or other vehicles which may need to reach the site, for access to and from the highway, and for access by other means of transport including public transport, and | ||
| (c) | suitable location, design and appearance of changing, club and spectator facilities, where required, and | ||
| (d) | landscaping and fencing of a suitable quality where necessary. | ||
| Emphasis will be given, in the Council's own programmes and those of its partners, and in the consideration of planning applications, to improving the availability and quality of recreational and play space facilities at the local and neighbourhood level, particularly where there are deficiencies and evidence of deprivation and social stress. The Council will involve the local community in assessing the need for such facilities and will take advantage of opportunities provided by regeneration programmes. | |||
| There is a long term trend towards increased participation in a wide range of recreation and leisure activities and greater attention is being given to health and fitness and to countryside activities. Leisure and tourism is a substantial industry and can be a major contributor to the local economy. Some types of sport and recreational facilities are relatively poorly provided for in the Borough. Most forms of leisure development should benefit residents by increasing the choice of recreational activities whilst at the same time creating jobs for local people, broadening the employment base and bringing spending into the Borough. Scope should also exist in some cases to upgrade existing open spaces through recreational development. However, it will always be necessary to ensure that schemes do not have an adverse impact on their surroundings, such as through disturbance or ecological damage. New or improved facilities could also help relieve potentially damaging pressure on existing facilities, untouched land or visitor/traffic generation in the adjoining Peak District National Park, as the eastern half of the Borough has similar geomorphic resources. | |||
| Local recreational and play space facilities are not evenly provided around Tameside and the quality of provision is also variable. In some places proposals for new housing development could provide an opportunity to address such deficiencies (see policy H5) but this will not help all parts of the Borough including some relatively deprived areas where there may be problems of social inclusion. It will be important to give priority to provision of play areas and youth facilities in areas demonstrating social stress, to encourage neighbourhood community involvement in considering the type and location of facilities which could assist in tackling the problems, and to make good use of funding opportunities that become available. | |||
| The following sites are allocated for sport and recreational development: | |||
| Please note that proposal OL6(1) (Ashton Moss Racecourse) has been deleted. | |||
| Please note that proposal OL6(2) (Richmond Street Stadium) has been removed from the plan because development has started. | |||
| (3) | Hartshead Power Station and Millbrook Sidings sites (former STA17, 18) to be reclaimed for predominantly outdoor recreation uses with a limited amount of enabling development to fund the reclamation of the site. The character and extent of the enabling development to be established following detailed investigation into the costs of reclamation works. | ||
| These extensive, disused and derelict sites are situated within the Tame valley and Green Belt between Heyrod and Millbrook. Although the majority of the power station buildings west of the river were demolished around 1989 and the site basically levelled, unsightly debris and base structures are still present. The sidings and coal stocking yards east of the river were abandoned on closure of the power station around 1980. In the northern, upper part of the sidings natural vegetation has rapidly regenerated to form a dense young woodland, which is designated as a Grade A Site of Biological Importance. In the lower sidings to the south nature has been less successful and old structures remain, with possible contamination and an unnatural landform. The sites are mostly bordered by open land including Stamford golf course, but extensive housing is under construction at St. James' Field to the east. | |||
| A comprehensive reclamation scheme is needed, including removal or treatment of any contaminated material which may present a potential hazard. The lagoons to the south of Springbank Lane, and the pond near the golf course, should be retained as water features. The power station site could provide a valuable open recreation area in the Tame valley between Mossley and Stalybridge, and make a suitable location for a visitor centre. Established woodlands in the upper sidings should be retained and managed for nature conservation. The lower sidings have potential for various recreational uses, which could among other things help to meet increased demands arising from the large scale housing being built in the Millbrook area. The Staley Way footpath reaching Grove Road from the south should be extended through the length of the site, although avoiding Scout Green cutting where natural regeneration has been particularly successful. This is the largest area of derelict land still outstanding in the Tame valley within Tameside and whilst the Council has been involved in discussions with the site owner on various occasions, no specific initiative has yet emerged. This is because, from the landowner's standpoint, commercial considerations must prevail if the two sites are to be reclaimed and restored. In their view the equestrian and golf uses proposed will not, in isolation, facilitate the restoration of the sites. Together the sites present a large physical area and problem and the cost of reclamation is not yet known but likely to be substantial. | |||
| In March and April 2002 two pairs of planning applications were submitted covering this site. The applications for the former power station area proposed, alternatively, residential development or use as a garden centre, equestrian centre and caravan storage. Those for the coal sidings proposed use as a golf driving range, extension to golf course, caravan touring park and conversion of a goods shed into residential use, with or without further residential development. All these applications remained undetermined in September 2003. | |||
| (4) | South of Windmill Lane, Denton (former DEN14) for a golf course. | ||
| This 63 hectares Green Belt site extends from Windmill Lane to the River Tame, mostly west of the M60. The majority of the land, which is in use for grazing, is gently sloping but it falls more steeply to the Tame valley. It includes Denton Wood, a Site of Biological Importance which contains semi-ancient woodland. A golf course is an acceptable use within Green Belt and it should be possible to retain most of the existing features and to introduce some further planting. The proposal to form a golf course in this area arose originally to provide an opportunity for replacing an existing golf course affected by the Waterside Park scheme. With the deletion of policy E1(2) this potential role for the site will disappear, although it could still enable a new course to be established by another club. Outline planning permission for the construction of an 18 hole golf course, clubhouse and car park was first granted in 1991 and was most recently renewed in 2000. Vehicular access to the new course, including the proposed practice area east of the motorway, can only be taken from Windmill Lane. The Council would wish to see the incorporation of a recreational track linking Windmill Lane with Ross Lave Lane, when detailed proposals are drawn up. | |||
| (5) | Egmont Street, Mossley (former MOS9) for playing pitches. | ||
| This site, which has been indicated as a floodplain by the Environment Agency, lies within an open section of the Tame Valley close to the built up area at the southern end of the town. The land has previously been tipped but has been disused since then and left to become very overgrown. It is proposed that it should be reclaimed for outdoor recreational activities serving the local population. There are 2 existing grassed football pitches on the Council owned playing field immediately to the north and it is intended that the site should be laid out with further pitches or similar facilities. A riverside footpath providing improved linkage to Scout Green and the Huddersfield Canal could also be an important aspect of the scheme, as would additional planting, particularly on the river frontage, to create a more informal landscape setting appropriate to the valley. Planning permission was granted in November 2002 to change the use of the site to playing fields. It is intended that reclamation will be funded by NWDA through the Greater Manchester "New Leaf" programme, although in September 2003 the land had still to be acquired by the Council. | |||
| (6) | Ruby Street, Denton (former DEN15) for playing pitches. | ||
| This tract of Council owned land is situated between established industrial areas to the west and residential areas to the east. It occupies some 17 hectares and is covered by rough grass. The now mostly level site was formerly used for clay extraction by the adjoining Denton brickworks. The clay pits were filled in during the early 1970's by waste materials, including chemical waste. As a result the site has been severely affected by landfill gas and there has also been leachate in the adjoining brook. This problem is being managed but public use of the area is currently suspended. Due to the infilling the site is not suitable for built development, but it can potentially perform a valuable role for recreational activities, including playing pitches, and as a green corridor extending into the open countryside. When practical, a landscaping scheme incorporating footpaths would also open up the site for informal recreation and improve its rather bleak appearance. | |||
| (7) | Former Ashton to Oldham rail line (former ASH19) for a leisure track. | ||
| The upgrading and opening up for public access of this former railway track will provide an attractive and convenient footpath, bridle path and cycling link from just north of Ashton town centre, through the residential areas of north Ashton and out into the Medlock valley. There are opportunities for connections into several other open spaces, footpaths and roads, and it would provide a further access to visitor facilities at Park Bridge, from where routes continue into Oldham. The route is still intact and owned by Rail Properties, despite having been closed more than 30 years ago. Natural vegetation has become established along the route and whilst it will be necessary to cut this back in places to create a suitable pathway, the objective should be to keep this wherever possible as a landscape setting and home for wildlife. Successful reclamation of a similar old railway route in Hyde in 2000, with involvement of Sustran, has raised hopes that progress may at long last be possible on the Ashton - Oldham line and the Council is looking at opportunities for funding. | |||
| (8) | Godley Brook valley, Hyde (former HYD22) as a linear park. | ||
| Godley Brook forms a recognisable stream valley extending east from Halton Street near the town centre through an established residential area to the junction of Sheffield Road and Mottram Road. This corridor could be enhanced to form a continuous strip of informal open space accessible to the public. There are two substantial areas of Council owned public open space within the valley, but there are also areas of open land in private ownership, with tree cover protected by Tree Preservation Orders. Footpaths already run through parts of the valley, in particular crossing it north to south, but it would be of benefit to the area as a whole if work could be undertaken to establish a continuous east-west footpath. This proposal must incorporate proper consideration of the nature conservation value of the valley so as to avoid detrimental effects on wildlife habitats and species. It will equally be important to ensure that the property and amenities of the residents living alongside the valley are suitably protected, such as through the use of appropriate barriers and management strategies. The condition of the brook itself, including litter problems, also needs to be addressed. | |||
| (9) | Stockport Road playing fields, Denton, for improvements to the playing pitches in association with development on a small part of the site. | ||
| These Council owned playing fields are situated on the south-eastern side of Denton town centre and are surrounded by housing and industrial development. The pitches are in poor condition, especially in terms of drainage, and have only very basic changing facilities. It is proposed to release a small part of the site, at the western end where access would be feasible, for industrial development of an adjoining business. This would provide funds to carry out significant improvements to the two grass pitches on the remainder playing field and to provide new changing rooms, along with the provision of an all weather pitch and extension to changing rooms for community use at Two Trees High School Denton. | |||
| OL7 | Potential of Water Areas | ||
| The potential of reservoirs, rivers and canals for recreation, amenity, nature conservation and tourism will be fully utilised. | |||
| The Council will permit proposals for development which enhance the environment and value of water areas for these purposes, provided any scheme will not have an adverse effect on operational requirements, the value of the area for nature conservation or its landscape character, lead to a loss of amenity in any adjoining residential areas, or lead to traffic problems on adjacent highways. | |||
| In particular, measures will be taken to consolidate the restoration of the Huddersfield Narrow Canal for through navigation, improve access to and along towpaths, facilitate conservation or developments projects which enhance the canalside environment, and provide or improve facilities for boat users. | |||
| There is relatively little provision in the Borough for water based recreational activities, although these sports are becoming increasingly popular with participants and can add to the visitor interest of an area. Water areas, including the three main rivers flowing through the Borough, are an important resource which should be fully utilised for a range of purposes, so long as adverse impacts are avoided. The use of reservoirs in particular would have to be subject to the operational requirements of the water company and safeguarding of the reservoir structure. The circumstances of each reservoir are unique in this context and therefore each case where greater recreational use is proposed must be carefully examined on its merits. It is also important to recognise that many of the water areas in Tameside are designated for their nature conservation interest. In particular, the Huddersfield Narrow Canal and the Hollinwood Branch Canal are Sites of Special Scientific Interest, whilst the Ashton and Peak Forest Canals and Audenshaw Reservoirs are grade A Sites of Biological Importance. | |||
| Tameside retains an extensive and attractive canal network, which is one of the principal assets of the area, serving a number of valuable purposes and capable of further sensitive exploitation. The canals are potentially one of the Borough's main visitor attractions and could act as a catalyst to generate further associated regeneration based on business, leisure and tourism. The Ashton-under-Lyne and Lower Peak Forest Canals form part of the Cheshire Ring cruising waterway connected to the national network. Restoration of the Huddersfield Canal has just been completed, with the key link through Stalybridge town centre reopened in 2001. It links into the Cheshire Ring at Portland Basin in Ashton, an important node on the network and a focus for development, and across the Pennines to the Yorkshire waterways. The Hollinwood Branch Canal is abandoned for navigation but its remains provide an attractive footpath route and the centre-piece of a country park. There are proposals to create a marina and related development south of Droylsden town centre at the former junction with the Ashton Canal. | |||
| OL8 | Informal Recreation and Countryside Access | ||
| The quality and accessibility of informal recreation facilities throughout the Borough will be improved, through enhancement schemes at particular sites, formation or extension of car parks where appropriate, creation, extension or improvement of way marked recreational routes, and continuing emphasis on the use and development of the river valleys and country parks for informal recreation. | |||
| Where development is proposed adjacent to countryside or other areas available for informal recreation, the Council will require developers to protect existing links into these areas and where appropriate to enhance existing links or form new ones. Where development would have a detrimental effect on such areas or increase pressure of use, the Council will require suitable mitigation or compensatory measures to be taken. | |||
| The Borough contains a number of areas of countryside character which are available for informal recreation, including the Daisy Nook, Stalybridge and Werneth Low Country Parks, substantial areas of the river valleys and other more localised facilities. It is not envisaged that extensive new areas will be created, although opportunities may exist to extend public access where land is derelict or underused at present. The main emphasis will be on maintaining and enhancing existing areas used for informal recreation, and making them as accessible as possible for all potential users. New car parks may be needed to encourage the use of certain areas and to safeguard against problems of unauthorised parking. However, their location and design must be sensitively controlled to protect the character of the countryside, and relatively small areas are likely to be the most appropriate. | |||
| The potential for enjoying the Borough's countryside and other attractions on foot, cycle or horseback could be more fully realised by improving and where possible creating key links which would open up greater opportunities. The network could incorporate public footpaths, concessionary routes, bridleways, cycleways, canal towpaths, river valley paths and disused railway lines, and link features of both urban and countryside interest. Where routes which are to be promoted cross private land, it will be important to liaise with the owners and occupiers and seek to reconcile conflicting interests. | |||
| The creation of strategic long distance trails provides increased opportunities for informal recreation and controlled access to the countryside. They can also be valuable to the development of tourism by attracting visitors into areas along the route. By linking the local network into long distance trails the choices available to residents will be widened, and more scope provided for users of the main routes to venture off and explore other parts of the Borough. The Pennine Bridleway, recently created by the Countryside Agency, runs for 250 miles north-south from the Peak District to the Scottish border and is the first long distance trail designed with the horse rider and mountain biker in mind. The route through Tameside uses lanes and tracks on the moorland slopes east of Mossley, Stalybridge and Hollingworth Hall. The Trans Pennine Trail, also created recently, runs east-west from Liverpool to York and Hull, and is promoted as a footpath, bridleway and cycleway by the 31 local authorities along the route. It passes through the south of the Borough from Reddish Vale to Broadbottom, mostly using existing tracks in the Tame and Etherow valleys linked by the recently reclaimed Godley - Apethorn railway line in Hyde. | |||
| OL9 | Derelict Land Reclamation | ||
| Derelict land in the countryside and urban fringes of the Borough, and where in urban areas it can fulfil a recognised local need for increased open space, will be restored for recreation, amenity, nature conservation or agricultural purposes, or some suitable combination of these uses. | |||
| Where development is proposed on or adjoining derelict land which should most appropriately be used for open space, the Council will require developers to incorporate reclamation for such use within their proposals or to facilitate reclamation by the Council or its partners at that time or at a later date. | |||
| The natural regeneration of despoiled areas should be allowed to continue where this would contribute to natural history, habitat formation or landscape interest, without perpetuating an eyesore or conflicting with the requirements on contaminated land. | |||
| Derelict land reclamation, which is often grant aided by public funds, offers a major opportunity for the physical improvement of despoiled land and removal of eyesores, within a general strategy of regeneration in the Borough. Reclamation can be designed to enable sites to be redeveloped for hard after uses, like housing or industry, but this will not normally be appropriate in the countryside or open parts of the river valleys, nor in some cases even within the built up area. More suitable soft after uses can still be grant aided as part of the Council's overall programme and in some instances it may also be possible to achieve similar after uses through private sector led schemes involving some commercial development. In addition, sub-regional programmes for dealing with derelict, underused or neglected land have recently been introduced on the basis of funding from NWDA and other sources, including "Newlands" (creation of community woodlands), "New Leaf" (reclamation for soft after uses) and "Pennine Edge Forest" (small scale woodland planting and improvement). Care needs to be taken however to ensure that existing or newly established habitats are not adversely affected where they are worthy of retention, because some despoiled areas can, through natural regeneration, become valuable as nature conservation sites. | |||
| OL10 | Landscape Quality and Character | ||
| The landscape quality of the Borough, including features which are of importance for wild flora and fauna, will be conserved and enhanced through woodland, landscape and nature conservation strategies and in consultation with landowners and farm tenants. | |||
| Measures will be taken to maintain a variety of attractive landscape types consistent with the Countryside Agency's Landscape Character Areas and to re-establish a countryside character where necessary in the river valleys and other areas of the urban fringe. | |||
| Within the countryside, river valley and urban fringe areas, any development will be required to be sympathetic to its surroundings and high standards of siting, design, materials and landscaping will be expected, particularly where existing residential or agricultural buildings which contribute positively to the character and appearance of the landscape are involved. Especially careful consideration will be given to the appearance of developments within open land in the eastern, upland part of the Borough. | |||
| Development which borders the Green Belt or areas of Protected Green Space will be required to incorporate boundary treatment and planting which protects or enhances the landscape and habitats of these areas. | |||
| Tameside contains a range of landscapes which to varying degrees merit protection and upgrading. These can be considered within the context of the character areas which have been identified, mapped and described by the Countryside Agency and which aim to inform decision making and shape change so as to maintain and enhance local distinctiveness. More detailed woodland and landscape strategies will establish action plans and management guidelines to be used in the Council's own work programmes and to guide financial assistance where available. Measures could include an increase in hedgerow and tree cover, a programme of woodland planting and management, tree planting along the edges of the river valleys and prominent highways, retention and rebuilding of dry stone walls, and enhancement of natural habitats, water areas and other natural features. Sub-regional programmes recently introduced on the basis of funding from NWDA and other sources, particularly "Pennine Edge Forest", could help to bring some of these measures forward. Involvement of and support from land owners and tenants will be particularly important, whilst expectations must be tempered by limited resources and the long time scales likely to be required. | |||
| In the previously adopted UDP certain areas of open land within the Borough were identified as "Special Landscape Areas", where strict control over development applied in order to protect their high landscape value and interest. This designation is not being carried forward into the replacement plan, because of concern that its boundaries may appear arbitrary in places and because there is a better case for seeking high standards of development throughout the open areas of the Borough. It is important that any development which does take place within these areas, including alterations to existing buildings, is sympathetically designed and makes use of appropriate materials, so as not to be unduly obtrusive. This applies equally to hard surfacing, walls, landscaping and other works. It is also necessary to ensure that development adjoining but outside Green Belt and other protected green spaces does not adversely affect the quality of these areas. Careful attention to the appearance of any development in the open, upland areas in the eastern part of the Borough should help to protect the qualities of these more prominent landscapes, complementing such policies in adjoining Districts and the Peak District National Park. | |||
| OL11 | Support for Agriculture | ||
| So far as possible, farm holdings will be protected from the adverse effects of non agricultural development and viable agricultural holdings will not be severed by development, in order to encourage continued investment and good management. | |||
| Where development of agricultural land is unavoidable, the Council will seek to encourage the use of poorer quality land in preference to that of higher quality, except where other sustainability considerations suggest otherwise. | |||
| The Council will encourage and permit the diversification of farm enterprises and the re-use of farm buildings where each of the following can be met: | |||
| (a) | it can be shown that such operations increase the likelihood of appropriate investment in, or safeguarding of, the long term future of agricultural activity in the area, and | ||
| (b) | the location, scale, layout and design of new buildings respect the character of the area and the qualities of any existing buildings. | ||
| Around 14% of the overall area of Tameside is in use for agriculture (excluding moorland) which contributes both to production and the upkeep of the land itself. Farming has traditionally been the guardian of the landscape and the continued presence of viable agricultural enterprises is still the most effective way to ensure the proper management of much of the countryside. Farming in the Borough may be of marginal profitability however and many of the factors affecting its future are likely to be outside of the Council's control. It is important therefore that where the planning system can have some effect it should try to avoid making conditions more difficult for those involved in agriculture. In addition to controlling the location of other forms of development, this could also involve, for instance, consideration of layout or boundary treatment so as to reduce the likelihood of trespass and damage. | |||
| To help facilitate upkeep and investment on existing farms, the Council is prepared to foster diversification and other means of generating income, provided these are consistent with other objectives such as landscape and nature conservation. Conflicts can arise however from some forms of non agricultural enterprises on existing or former farm holdings, for example with scrap metal dealing, waste disposal or transfer, boarding kennels, caravan/car storage, and careful assessment of the implications will always be needed. | |||
| OL12 | Development Associated with Agriculture | ||
| When required the Council will permit the development of agricultural or forestry buildings and plant, or give prior approval to details of "permitted development" for these purposes, provided the proposals are sited and designed to; | |||
| (a) | minimise the visual impact on the landscape in accordance with policy OL10, and | ||
| (b) | relate well to existing farm buildings, and | ||
| (c) | minimise any adverse impact on the amenity of adjacent dwellings unconnected with the farm. | ||
| In considering the impact of such developments, the Council will take into account mitigation or compensatory measures which may be proposed, including landscaping. | |||
| Modern agricultural buildings can be stark and utilitarian in design, with little attempt being made to blend them in with traditional farm and domestic buildings in the area. Whilst having regard to the operational needs of the agricultural industry, and to avoiding imposing unnecessary or excessive costs, the Council needs to consider the siting, design and external appearance of proposed agricultural developments and the relationship to their surroundings, in order to meet the objectives of conserving and enhancing the landscape. Where notification of relevant details of permitted development is required, it is the Council's intention nevertheless to deal with these matters as efficiently and effectively as possible. | |||
| OL13 | Accommodation for Agricultural Workers | ||
| Residential development outside the existing built up area which, as an exception to normal policies, is required for workers employed in agriculture or forestry, will only be permitted where the needs of the enterprise for supervision, and its ability to sustain long term employment, are proven and the need cannot be met in a nearby settlement or built up area. | |||
| Conditions will be imposed to limit the occupancy of new dwellings (and existing dwellings on the same agricultural unit which are controlled by the applicant) to workers employed in agriculture or forestry in the locality. Requests for the removal of such occupancy conditions will be rigorously examined. | |||
| Government policy supports the need for careful scrutiny of this type of development and the use of appropriate conditions, advising that it will normally be as convenient for farm workers to live in nearby towns and villages as it will be for them to live where they work. It is particularly important that such proposals contain clear and precise details to enable the Council to decide whether they meet the criteria. Government guidance (PPG7) also makes it clear that where the need to provide accommodation to enable farm or forestry workers to live at or near their place of work has been accepted as justifying isolated residential development in the countryside, it will be necessary to ensure that the dwellings are kept available for meeting this need. For this purpose planning permission should be made subject to an occupancy condition. | |||
| OL14 | Allotments | ||
| The Council will not permit development on land in use, or last used, for allotment gardens whilst this is required to meet demand for such purposes, unless suitable alternative provision is made. | |||
| Allotments can provide a valued local amenity and source of leisure time enjoyment for a number of people, although their popularity and availability may have declined over the years. It is still important for the local community to have reasonable access to allotments, as part of the objective of providing for a wide range of leisure activities. Protection of allotment sites, even if not in active use, should relate to an understanding of demand in the area at the time any proposals for development are submitted. This might be gained from sources including the Council, local societies and site evidence. Allotments which have been little used for such purposes for some years may have become unsightly and, in the absence of any evidence of demand, could be seen as a wasted land resource if not redeveloped. | |||
| OL15 | Openness and Appearance of River Valleys | ||
| The Council will not permit developments which would adversely affect the character of the Tame, Medlock and Etherow river valleys including their value for nature conservation, or the overall improvement of their appearance, or break the open parts of the valleys into further sections. | |||
| Measures will be taken to enhance the built environment within the river valleys, through improving the appearance of industrial areas where necessary, screening unsightly or unduly prominent development, and making canal and riverside areas more attractive. | |||
| The network of river valleys extending from the hills in the north and east across Greater Manchester to the flat plains of the Mersey in the west is one of Greater Manchester's most characteristic features. The Medlock to the north west, the Etherow to the south east, and the Tame through the heart of the Borough have had a dramatic effect on the landscape of the area and on the way in which it has been urbanised. Prior to the 1970's the valleys were often neglected backlands, displaying many problems of pollution, dereliction and decay. Since then their environment has in many places been transformed, as a result of reclamation and improvement schemes, management programmes, planning policies and joint working by various parties. Public attitudes towards the valleys have also changed and they are now highly valued as a major resource for open space, informal recreation, education and nature conservation, which is closely accessible to a large proportion of the county's population. | |||
| Extensive areas of the river valleys in Tameside have been developed for industrial purposes, particularly in the floor of the central Tame valley and to a lesser extent in parts of the Etherow and Medlock valley, whilst housing has spread along parts of the Tame valley sides. Nevertheless, some open sections still remain. Maintaining the predominantly open character of the river valleys is a critical element of the strategic policies for the Greater Manchester area as a whole, which the Council would wish to continue. However, it is not proposed to carry forward the "River Valley Open Land" designation from the previously adopted UDP, as this largely coincides with Green Belt or "Protected Green Space". | |||
| The river valleys contain established built up areas and more isolated groups of buildings in otherwise predominantly open sections. These are mostly older developments, often of industrial origin and sometimes in a poor state of repair, and in places their appearance can detract from the visual quality of the valley as a whole. Measures to improve the built environment can complement the improvements carried out or planned for the open areas, particularly alongside the canals and rivers. Co-operation with landowners and lessees will be needed for measures such as planting, repair, reorganisation, redevelopment or demolition, in addition to direct Council programmes and grant assistance where available. | |||
| OL16 | Peak District National Park | ||
| The Council will not permit development that would adversely affect the purposes of the Peak District National Park or be harmful to its valued characteristics. | |||
| The Peak District National Park, which directly borders Tameside in the north eastern corner of the Borough and is visible from much of the eastern fringe, contains some of the country's wildest and most beautiful landscapes. If it is to be protected, careful control needs to be exercised over harmful development, whether inside the National Park or not. When considering such proposals the Council will consult the National Park Authority and have regard to the need to ensure that the purposes and the appearance and valued characteristics of the National Park, as set out in the Authority's Development Plan, are not adversely affected. The types of proposals that may be unacceptable could include development conspicuous from the National Park, nearby development that generates harmful pollution from industrial activities, power generation or agriculture, or development that would interfere with the enjoyment of the National Park by the public. This policy is supported by Regional Planning Guidance for the East Midlands. | |||
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