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CHAPTER 8: THE GREEN BELT AND RURAL LANDSCAPES
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8.1
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Introduction
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| 8.1.1 |
Wolverhampton is a highly urbanised, industrial area, with
limited areas of green open space. Such space provides opportunities for
recreation and valuable wildlife habitats (see Chapter 7: Nature Conservation
and Chapter 12: Open Space, Sport and Recreation), particularly where it
forms part of a wider network of open space, but it is often under pressure
from a variety of uses and demand for development land. Open space on the
urban fringe can play a vital role in separating settlements and linking
the urban open space network into the surrounding countryside. Green Belt
and other designations help to protect such areas from inappropriate development. |
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National Planning Policy context
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| 8.1.2 |
Planning Policy Guidance Note 2 (PPG2): Green Belts (1995)
states that Green Belt boundaries should endure over a longer time period
than the life of the Development Plan and should only be altered in exceptional
circumstances. In accordance with this guidance, Green Belt boundaries as
defined in the 1993 UDP have largely been retained. |
| 8.1.3 |
The principal change in PPG2 from that used as the basis
for the 1993 UDP is the removal of 'institutions standing in large grounds'
from the list of appropriate uses in Green Belts. To compensate, PPG2 introduces
the concept of Major Developed Sites (MDS) for the first time. The UDP identifies
a number of MDS's, as set out in Policy G4. |
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Supporting documents
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| 8.1.4 |
A background paper has been produced to support the Plan's
Green Belt policies. This paper contains a full appraisal of the purpose
and role of each Green Belt area in the City, in response to the revised
PPG2. This appraisal highlights the need to remove certain small areas from
the Green Belt because they do not fulfil a Green Belt function, as defined
by PPG2, and their amenity, historic or nature conservation value is protected
by other UDP policies. A number of minor alterations to the Green Belt have
also been made to take account of the 1994 Local Authority boundary changes.
These few and minor revisions to the Green Belt boundary (shown on Plans
in the Green Belt Background Paper) do not compromise the purposes of the
Green Belt. |
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8.2
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The Function and Role of the Green Belt
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| Policy G1: Protection of the Green
Belt (Part I) |
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| Within the Green Belt, inappropriate
development will not be permitted except in very special circumstances,
where the harm caused is clearly outweighed by other considerations.
Any such case will be referred to the Secretary of State as
a departure from the UDP. |
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| 8.2.1 |
Many of the significant open spaces in Wolverhampton have
been given long term protection as Green Belt. Many areas of Green Belt
are also protected by other Plan policies. There are four purposes of including
land in the Green Belt in Wolverhampton: |
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1. |
To check the further growth of the conurbation; |
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2. |
To prevent the conurbation from merging into neighbouring
settlements, such as Bilbrook and Perton; |
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3. |
To assist in safeguarding the South Staffordshire countryside
from encroachment; |
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4. |
To assist in urban regeneration, by encouraging the recycling
of derelict and other urban land in the conurbation. |
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| 8.2.2 |
The areas of Green Belt in Wolverhampton are shown on the
Proposals Map. The majority is in the form of wedges which stretch from
the open countryside into the built up area. These wedges are located at:
(a) Tettenhall / South Staffordshire golfcourse
(b) Smestow Valley / Valley Park
(c) Goldthorn / Lower Penn
(d) Bushbury |
| 8.2.3 |
Wolverhampton Green Belt areas also have a number of positive
roles, helping to retain attractive landscapes and agricultural uses, and
providing facilities for recreation, dedicated nature conservation areas
and access to the open countryside for the urban population. Watercourses,
canals and a significant number of education facilities are also located
in the Green Belt, adding to its value. |
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8.3
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Control of Development Affecting the Green Belt
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| Policy G2: Control of Development
in the Green Belt |
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| Within the Green Belt, appropriate
development, as defined in PPG2, will only be permitted where
the siting, scale, materials and design of the proposed development
(including its relationship to any existing buildings) will
be in keeping with the purposes of the Green Belt and its openness. |
| Re-use of existing buildings
in the Green Belt will be permitted subject to criteria defined
in PPG2. |
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| Policy G3: Control of Development
Conspicuous from the Green Belt |
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| Any development in a location
conspicuous from the Green Belt will be permitted only where
it can be shown that the proposed use, siting, scale, materials
and design would not harm the visual amenity or character of
the Green Belt. |
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| 8.3.1 |
Within the Green Belt, development will be strictly controlled.
PPG2 states that the construction of new buildings in a Green Belt area
is inappropriate, unless it is for one of the following purposes: |
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- agriculture and forestry;
- essential facilities for outdoor sport and recreation, cemeteries
and other uses of land which preserve the openness of the Green Belt
and do not conflict with the purposes of including land in it;
- limited extension, alteration or replacement of existing dwellings;
- limited infilling or redevelopment of major existing developed sites
(see below); · park and ride schemes.
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| 8.3.2 |
The countryside surrounding urban areas will often be the
most sustainable location for park and ride schemes. For this reason, park
and ride development may not be inappropriate in the Green Belt, providing
that the proposal complies with criteria listed in PPG2. Park and ride schemes
are also subject to Policy AM11. |
| 8.3.3 |
The re-use of buildings in the Green Belt is also appropriate
development, providing that: |
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- the proposed use will not have a greater impact on the openness of
the Green Belt than the existing use;
- there is strict control over extensions to buildings and uses of land
surrounding buildings;
- the buildings are of permanent and substantial construction and capable
of conversion;
- the design of buildings is in keeping with their surroundings.
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| 8.3.4 |
If proposals for appropriate development are made within
the Green Belt, the Council will expect provision to be made to minimise
any impact on the environment and opportunities taken to develop the positive
roles of the site, as outlined in 8.2.3. It is also important that development,
both within and conspicuous from the Green Belt, does not harm the visual
amenity or character of the Green Belt. |
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8.4
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Major Developed Sites
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| Policy G4: Major Developed
Sites in the Green Belt |
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| Within designated major
developed sites in the Green Belt re-use of buildings, limited
infilling and redevelopment will be permitted where it can be
shown that the proposed development will: |
- Have no greater impact on the purposes of including land
in the Green Belt than the last known use of the site; and
- Will not exceed the height of any existing buildings.
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| Any infill development should
not, either in itself or cumulatively, lead to a major (>10%)
increase over and above the original developed area of the site. |
| Any complete or partial
redevelopment should result in environmental improvements and
should not occupy a larger area than the buildings which previously
occupied the site, unless this would achieve a reduction in
height which would benefit visual amenity. |
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| 8.4.1 |
PPG2 states that major developed sites may be designated
within the Green Belt. The Council has adopted the following criteria for
the designation of major developed sites in Wolverhampton, based on guidance
in PPG2: |
| 8.4.2 |
All Major Developed Sites should: |
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- be of a substantial size to include a substantial built footprint,
totalling more than 5,000 sqm, which has a significant impact on the
openness of the Green Belt;
- have an identifiable core of buildings which could accommodate limited
infill development without having any greater impact on the openness
of the Green Belt than existing development; · offer the prospect for
environmental improvement through complete or partial redevelopment
without having any greater impact on the openness of the Green Belt
than existing development.
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| 8.4.3 |
Using this definition, eight major developed sites have been
designated. These sites are identified on the proposals map and listed below.
Most are in active use, but a few include redundant buildings which could
be released for other, appropriate, uses. On other sites, improvements to
facilities could be made which would benefit the economy and the local community
or provide environmental enhancements. The Council will allow re-use, limited
in-filling or redevelopment on these identified sites, providing this does
not increase any impact on the character of the Green Belt. |
| 8.4.5 |
The Major Developed Sites identified in the UDP are:
1. Aldersley School
2. Barnhurst Sewage Treatment Works
3. University of Wolverhampton Compton Road Campus
4. St Peters C of E Collegiate School
5. St Edmunds RC School
6. Bushbury Hill Junior School and Moreton Community School
7. Smestow School
8. Colton Hills School |
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8.5
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Access to the Green Belt
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| Policy G5: Access to the
Green Belt |
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| Existing public access to,
through and within the green belt will be protected and, wherever
possible, enhanced, giving reasonable access for all sections
of the community to the amenities provided by the green belt,
subject to the need to protect nature conservation areas from
disturbance. |
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| 8.5.1 |
Adequate access to open areas at the urban fringe is particularly
important for urban dwellers, particularly those living in inner city areas
and those without private transport. The Council will continue to try to
make areas of Green Belt and the wider countryside more easily accessible
to as many people as possible. This can be achieved, for example, through
the negotiation of access agreements, improving public rights of ways, signposting
and the production of leaflets for self-guided walks. |
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8.6
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Areas of Special Character
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| Policy G6: Areas of Special
Character |
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| Development which may harm
the historic character or nature conservation value of an area
of special character will not be permitted. Views into, from
and within areas of special character will be protected and
enhanced. Development will not be permitted which would unduly
interrupt such views or result in the loss of an opportunity
to enhance such a view. |
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| 8.6.1 |
There are areas of Wolverhampton where the traditional English
farming landscape still survives, including features such as hedgerows and
ditches which are of great value for wildlife. These areas have been identified
in the Black Country Nature Conservation Strategy (1994) as Areas of Special
Character, which should be specially protected for their historic and nature
conservation value. There are two such areas in Wolverhampton, shown on
the Proposals Map. Goldthorn Wedge is an area of traditional farmland with
hedgerows, which extends through Penn Common to South Staffordshire beyond
and includes a number of important nature conservation sites. Bushbury Wedge
is a relic of open countryside, characterised by the woodland and parkland
of Moseley Hall and Court and the farmland and open grassland of Northycote
Farm and Bushbury Hill. Parts of this area are a proposed Local Nature Reserve. |
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8.7
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Northycote Farm Country Park
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| Policy G7: Northycote Farm
Country Park |
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| Within Northycote Farm Country
Park, development which will improve visitor facilities, including
the provision of car parks, picnic sites, footpaths and nature
trails, will be actively encouraged, as long as such facilities
are located and designed so as not to intrude on the character
and appearance of the countryside or harm areas of nature conservation
value. |
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| 8.7.1 |
A Country Park is an area of land which offers the public,
with or without charge, the opportunity to enjoy recreational activities
in the countryside. Northycote Farm Country Park is the only Country Park
in Wolverhampton and a proposed Local Nature Reserve. The site was acquired
by the Council over a period of time and the buildings were restored with
grant aid from the Countryside Commission in the early 1990's. The Country
Park boasts a restored seventeenth century Grade II listed farmhouse and
large areas of pasture, parkland and woodland, designated as a Site of Importance
for Nature Conservation. The Park also forms part of the Bushbury Wedge
Area of Special Character and provides opportunities for informal public
access for residents of Wolverhampton to the countryside of South Staffordshire. |
| 8.7.2 |
The Country Park is managed by an Advisory Group, including
officers and Members of the Council and representatives of the Friends of
Northycote Farm. A range of visitor facilities have been developed, including
a model working farm, guided walks around the farmhouse and public events
and school visits throughout the year. There is scope to develop these facilities
further and encourage greater public participation in a range of leisure,
recreational and nature conservation activities. The Council, through the
Advisory Group, will continue to prepare management plans and seek to take
advantage of grants and other sources of funding in order to further the
aims of the Country Park. |
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