Burra Maluca wrote: Any post that refers directly to a post that has been removed will also be removed. We also remove any post that suggests that any other member is less than perfect, or demands 'proof' of anything, or accuses anyone of faulty logic
Policy 48 Housing Development in the Countryside
The development of a new dwelling in the countryside will only be permitted if
:i) it is for occupation by an agricultural or forestry worker and evidence is submitted which demonstrates that it is essential for the person to live at, or very close to their place of work;
and ii) there has been no prior disposal of a dwelling which could have been used to meet this need;
and iii) there is no suitable alternative residential accommodation available in the area in nearby towns and villages or by making use of existing buildings on site.
5.4.25 This policy aims to protect the landscape quality of the countryside from the harmful intrusion of
unnecessary, sporadic building development; reduce the need to travel by car and to economise
on the provision of services. This restriction on new development in the countryside is one of the
fundamental principles of national planning policy. Isolated new homes in the countryside require
special justification as it is acknowledged that in certain limited cases such as in relation to farming
or forestry it will be essential that workers live on the land where they work. In assessing such
Joint Unitary Development Plan for Pembrokeshire – Adopted June/July 2006
cases the Authorities will refer to the guidance in TAN 6. Where a need is established, the siting of the new dwelling should, wherever feasible, be part of a complex of buildings on the site, and be
well related to its surroundings in terms of scale, design and materials. Through the use of conditions occupation of the dwelling will be limited e.g. to a person solely, or mainly working or last working in the locality in agriculture, or forestry, or a widow or widower of such a person, and to any resident dependants, or other person who can satisfactorily demonstrate an essential need. Evidence that the necessary accommodation cannot be provided in a nearby village, through the
conversion of a building, or within existing premises, needs to be provided before an application for a new dwelling will be considered. In exceptional circumstances an essential dwelling for a worker in employment other than forestry or agriculture, but requiring a rural location, may be permitted. 5.4.26 In assessing need, all applications should clearly demonstrate that the enterprise is economically
viable or that a proposed enterprise has been planned on a sound financial basis and to provide evidence of the size of dwellings which the unit can sustain. It should be note d that in situations where areas of land are sold separately from a holding there is no guarantee permission will be given for a new dwelling
Policy 52 Low Impact Development
making a Positive Contribution
Low impact development that makes a positive
contribution will only be permitted where:
i) the proposal will make a positive environmental, social and/or economic contribution with public benefit; and
ii) all activities and structures on site have low impact in terms of the environment and use of resources; and
iii) opportunities to reuse buildings which are available in the proposal’s area of operation have been investigated and shown to be impracticable; and
iv) the development is well integrated into the landscape and does not have adverse visual effects; and
v) the proposal requires a countryside location and is tied directly to the land on which it is located, and involves agriculture, forestry or horticulture; and
vi) the proposal will provide sufficient livelihood for and substantially meet the needs of residents on the site; and
vii) the number of adult residents should be directly related to the functional requirements of the enterprise; and
viii) in the event of the development involving members of more than one family, the proposal will be managed and controlled by a trust, co-operative or other similar
mechanism in which the occupiers have an interest.
5.4.42 Sustainable Development has emerged as the overarching objective of the planning system in the last decade. This policy provides a context for permitting development in the countryside which
contributes to that agenda (see paragraph 2.2.3National & Regional Section of the Plan) as an exception to normal planning policy, where the proposals are tied directly to the land and the
proposal provides sufficient livelihood for the occupants. 5.4.43 Proof that there is a positive contribution from the development in terms of the environment, the use
of resources, and a combination of social/economic benefits will be needed. Public benefits might include providing services to the community. Proof that the proposals will achieve a neutral or at
least the lowest possible adverse impact for each part of the government’s sustainability agenda must be submitted.
5.4.44 To this end any proposal will have to submit an integrated site management plan, biodiversity and landscape character assessment together with a business and improvement plan and sustainability
action plan for the site. These will detail the activities and structures on site and the environmental management of the site as well as sustainability objectives to be achieved by the development. The
Business Improvement Plan will also provide evidence of the functional needs of the enterprise and financial information as to the likely returns to be achieved. It will be necessary to establish that the
land use activities proposed are able to financially support the occupants. The applicants will be expected to enter into a S106 agreement relating to the continued operation of the site, based upon
the site management plan.
5.4.45 SPG will be prepared, setting out a step by step approach to considering proposals under this policy. The guidance will include a comprehensive checklist of sustainability design and construction
matters to be included in any assessment. A checklist will include the requirements for development and associated activities to:
• be of a scale appropriate to the site and the enterprise proposed;
• accord with sustainable construction and design principles;
• use materials which are natural, renewable, recycled and where possible locally sourced;
• incorporate comprehensive measures to minimise energy use, light pollution and waste production; and
• be capable of easily being dismantled and removed from the site and the site restored to an
appropriate state in accordance with the terms set out in the management plan.
5.4.46 In advance of preparing SPG the report ‘Low Impact Development – Further Research’ will be used
as interim supplementary guidance to inform the application of this policy.
5.4.47 Within the National Park developments must demonstrate themselves to be compatible and not
adversely effect the special qualities of the National Park landscape (Policy 5 & 67)
Glenn Coie wrote:From the article:
Mr Lloyd’s report stated: 'The character and appearance of the countryside should be protected for its intrinsic sake.
'The benefits of a low-impact development do not outweigh the harm to the character and appearance of the countryside.'
Strange comment if it is just about getting permission from planning.
Regarding the appellants’ claim that the roundhouse was not visually intrusive he said the fact that it was unobtrusive was not by itself a good argument as: “The character and appearance of the countryside should be protected for its intrinsic sake, and the development is contrary to LDP polices SP 13 and SP 16.”
He concluded: “… the benefits of a low-impact development do not outweigh the harm to the character and appearance of the countryside having regard to the provisions of the development plan.”
SP 13 Settlement Boundaries
Settlement boundaries are defined for Hub Towns, Rural Towns, Service Centres, and Service Villages, where market and local needs affordable housing will be permitted. Within Large Local Villages, Settlement Boundaries are defined indicating locations where market housing and local needs affordable housing will be permitted. Within Small Local Villages, Settlement Boundaries are defined indicating where local needs affordable housing will be permitted.
Linked key issues: ALL
This strategic policy will contribute towards achieving Objective(s): A, C, D, I and J
5.63 Settlement Boundaries define the areas that have a physical, functional and visual connection to a settlement. A Settlement Boundary ensures that development takes place in sustainable locations and the natural environment is protected. For most types of development the most appropriate location is within a Settlement Boundary, although in some cases there will be justication for an edge-of-settlement or countryside location. The general policies will clarify locations considered acceptable for specific land-uses. Development proposals for housing in the Hub Towns, Rural Towns, Service Centres and Service Villages will be expected to take into account, in the mix of housing type, size and tenure, the increasing numbers of single person households and the ageing population.
SP 16 The Countryside
Within the Countryside development will meet the essential requirements of people who live and work in the countryside whilst protecting Pembrokeshire’s landscape and natural and built environment, by promoting:
1. Appropriate development which minimises visual impact on the landscape and respects the natural and built environment;
2. Enterprises for which a countryside location is essential;
3. Opportunities for rural enterprise workers to be housed in suitable accommodation that supports their employment57; and
4. The re-use of appropriate existing buildings.
Linked key issues: ALL
This strategic policy will contribute towards achieving Objective(s): A, C, D, E, G, I and J
5.81 All locations outside the Settlement Boundaries are considered to be countryside. Generally, national and local planning policies restrict residential development in areas defined as being in the countryside to those whose employment requires them to live in close proximity to their place of work in the countryside. Criteria for such proposals are established by national policy. In some instances conversions of traditional buildings in the countryside into residential use will be permitted where it means a traditional building of significant historic and/or architectural merit, which might otherwise be lost, is conserved and used. The building must be physically capable of accommodating the new use with minimal alteration to the original structure. Converting non traditional buildings may be acceptable for employment uses.
5.82 New business development proposals within the countryside will need to demonstrate that a countryside location is essential for their business. Existing businesses will be supported by allowing extensions where appropriate. Where development has to take place to meet the essential requirements of people who live and work in the countryside, it is important that the visual impact of any development is minimised.
5.83 National Policy enables One Planet Developments to take place where they are zero carbon in construction and use and achieve an ecological footprint of 2.4 global hectares per person or less in terms of consumption and demonstrate clear potential to move towards 1.88 global hectare target over time.
5.84 Pembrokeshire has a range of important environments and landscapes, some of which are shown on the Proposals Maps as nature designations. In addition to the specific environments that are protected by a range of designations, there are a number of non designated landscapes, woodlands, hedgerows, trees and species that occur across the Plan area and contribute to making Pembrokeshire a special place. Some of the species found in Pembrokeshire are of significant value to the area’s ecology including European protected species such as bats, otters, dormice and the marsh fritillary butterfly.
5.85 Pembrokeshire’s outstanding natural and historic environments are part of what attracts huge numbers of visitors every year and are a valuable resource for the County as a whole. As well as being a working environment the countryside offers a range of diverse recreational opportunities for residents and visitors. This Plan aims to protect the countryside and manage its use, so that these important elements can be provided.
5.86 There are many challenges in maintaining a strong natural and historic environment whilst ensuring that other key objectives in the Plan such as providing housing or building on the County’s strategic location for energy and port related development are met. General policies on development will ensure that these challenges are managed successfully.
57 See also Technical Advice Note 6, section 4 (July 2010)