Chapter 3 - The Natural And Built Environment
Introduction
3.1
In land use terms, the Borough is predominantly rural but with a diversity of rural landscapes which offer some very scenic areas. These include some exceptional views, including extensive panoramas of the Fylde coastal plain, contrasting with views of the upland areas including the Bowland fells. The Forest of Bowland is designated an Area of Outstanding Natural Beauty because of its natural scenic quality, whilst other parts of the Borough have special protection because of their scientific interest or ecological features. Parts of the Wyre countryside and parts of Bowland are recognised for their birdlife and habitats. There are, in addition, many sites throughout the Borough which are significant locally and are designated as county heritage sites.
3.2
The Council recognises that there is an increasing need to redress the imbalance of development pressures created by human activity and the need to conserve our environment. At the same time, it is important to ensure that the needs of development for economic and social purposes are not ignored or unduly restricted. The Council will endeavour in applying its policy framework to ensure that the natural environment is protected and wherever possible opportunities to enhance its quality are taken. It is not expected that enhancement would be undertaken simply for its own sake, rather that its contribution to restoring the natural habitat and features of the area would be an inherent part of any development.
3.3
The Council's policies will seek to address those issues concerning the natural environment and afford them a degree of priority commensurate with advice and good practice emanating from that of Central Government and other agencies. It is considered that much can be done to conserve and enhance the environment simply by careful consideration of proposals at the design stage. The Council will consequently expect development proposals to demonstrate that they have been carefully considered, their impact on the natural environment minimised and unnecessary damage avoided.
3.4
The Borough enjoys a rich natural heritage but also has an important built heritage resulting from many years of human activity. Such heritage is an important feature in everyday life with historic buildings, Conservation Areas and attractive street scenes and landscape areas contributing to the character and quality of the local environment. The quality of the built environment can be harmed by inappropriate use of materials, design or indeed by the land use activity itself. Within the urban areas, consideration for the protection of landscape, historic and ecological features is equally important if a balance is to be maintained between the development needs of the community and the need to protect the special qualities of the natural environment.
3.5
Government guidance on the natural and built environment is set out through legislation, planning policy guidance notes (PPG's) and government circulars. Collectively, these provide a wide ranging framework for balancing development pressures and the needs of conservation to secure a sustainable form of development in line with changing policies towards the environment from both central government and the European Union.
3.6
Planning Policy Guidance Note 1 General Policy and Principles (PPG1) sets out general policies and principles for the planning system in England and Wales. It clearly establishes the positive role that planning can play in guiding and accommodating development whilst at the same time taking full account of the need to protect the natural and built environment. Advice on developments plans is contained within PPG12 Development Plans and Regional Planning Guidance (PPG12). This advice note confirms that development plans must take account of the wider environmental implications of development such as effects on landscape quality, wildlife conservation and other physical aspects of the natural environment such as water quality and coastal protection. Other key PPGs include PPG9 Nature Conservation (PPG9), PPG15 Planning and the Historic Environment (PPG15) and PPG16 Archaeology and Planning (PPG16) which provide the guidance for planning policies within these important areas. The underlying theme of all these is the role of the planning system in protecting the natural and historic heritage of the country. In addition to these PPGs reflecting the fundamental concerns of the planning system, the range of PPGs available promote an awareness of the need to take account of, and respect the rich heritage provided by, the natural and built environment that exists across the nation.
3.7
The Lancashire Structure Plan has sustainable development and the protection of the environment as an underlying theme. Strategic policies relating to the management of the environment and improving and enhancing the environment set the framework for conservation, landscape protection and the balancing of environmental needs with development pressures.
Aim And Objectives
Aim:
To provide adequate and proper controls to ensure that the qualities of the built and natural environment are protected and enhanced.
Objective 1
To establish boundaries for those special areas designated as Areas of Outstanding Natural Beauty, Special Protection Areas, Special Areas of Conservation, Ramsar Sites, Sites of Special Scientific Interest, Coastal Protection Area, Biological Heritage Sites and Geological Heritage Sites.
Objective 2
To highlight those key aspects of the natural environment that are to be accounted for when considering development proposals.
Objective 3
To establish clear guidelines for trees on development sites and the use of trees to enhance the environment of the plan area.
Objective 4
To ensure that the built heritage of the Borough is protected and enhanced.
Objective 5
To establish a policy framework in which the risk from flooding can be minimised.
Objective 6
To ensure that the quality of the water environment is accounted for and appropriately protected when considering development proposals.
Objective 7
To establish clear guidelines with regard to advertising and directional signs in order to protect the visual amenities of the Borough.
Forest Of Bowland Area Of Outstanding Natural Beauty
Policy Env1
In the Forest of Bowland area of outstanding natural beauty (aonb) as identified on the proposals map the landscape and character of the area will be protected and conserved. Where development is permitted proposals must be of high quality with design, scale, use of materials and landscaping respecting the natural beauty of the area. Where appropriate, the council will promote or assist schemes which facilitate access to or physical improvement of the aonb.
Justification
The Forest of Bowland Area of Outstanding Natural Beauty (AONB) is defined on the proposals map and has been designated because of its outstanding scenic quality and natural environment and as such is subject to statutory recognition. The Council views that part of the AONB within Wyre as a valuable, natural resource and will seek to protect and conserve its natural beauty. Development must be carefully controlled in order to maintain the natural quality of the area and will only be permitted where, through careful design, choice of materials and sympathetic landscaping, it can be fully assimilated into the local landscape without detriment to its natural setting. The Council recognises that there will need to be a careful balance between the social and economic needs of the local community, including local housing needs, and the needs of conservation. However, in considering any proposals in the AONB the need to protect the natural beauty of the area will be a primary consideration when determining a planning proposal to ensure it does not detract from the intent of the designation. Measures which seek to promote access to, or enhance the natural beauty of, the area will be approved providing there is no conflict with the overall aims of the designation and that the scheme accords with the policies and practices established in the AONB Management Plan prepared by the Joint Advisory Committee.
Implementation
By the application of development control powers and the promotion of enhancement schemes by public, private and voluntary sectors. To further the aim of the designation the Council, as a partner in the Joint Advisory Committee (which was established to co-ordinate and oversee the well-being of the AONB) has adopted the Statement of Intent and Bowland Management Plan as guidance with regard to the area and proposals contained in the documents will be taken as material considerations when determining planning applications. In addition where applicable, regard will be given to the Council's supplementary planning guidance on development in the AONB.
Open Coastline
Policy Env2
Except for the purposes of fisheries, sea defence, coastal protection, navigation, informal recreation and amenity, or for development of the off-shore hydro-carbon, or renewable energy industries proposals for development will only be permitted where there is no detrimental effect on the open character of the defined open coastline, as shown on the proposals map.
Justification
The policy reflects the importance of the open coastline and is aimed at preserving this scarce amenity and important nature conservation resource.
The extent of the open coastline is defined on the proposals map.
It is in line with policy 20 of the Lancashire Structure Plan. In considering proposals for any development the Council will have due regard to the wider effects on nature conservation in particular the international importance of the Lune Estuary/Morecambe Bay complex which has been designated a Site of Special Scientific Interest (SSSI) (see policy ENV4) and Special Protection Area and is proposed as a 'Ramsar' site by English Nature. The Wyre Estuary is a designated SSSI.
Implementation
Through the development control process. Development proposals in areas designated as open coastline will also be considered against countryside and conservation policies.
Agricultural Land
Policy Env3
The Borough Council will safeguard the best and most versatile agricultural land classified by the ministry of agriculture, fisheries and food unless it can be demonstrated to the satisfaction of the council that the need for development overrides agricultural considerations. The council will particularly require that:
- Any agricultural land taken should be the minimum required to meet essential needs, and
- Land of a higher quality should not be taken for development where suitable land of a lower quality is available, and
- The severance and fragmentation of viable farm holdings and areas of uninterrupted farmland should be avoided wherever possible.
Justification
The policy reaffirms Lancashire Structure Plan policy 5 and highlights the importance of safeguarding the best and most versatile farmland in accordance with advice contained in PPG7 The Countryside and the Rural Economy (PPG7). Best and most versatile agricultural land is usually taken as being that classified as Grade 1, 2 or 3A by the Ministry of Agriculture, Fisheries and Food (MAFF). The Council will wish to be satisfied that any proposals to develop agricultural land will not result in any adverse impact upon an existing farm holding.
Implementation
Through the application of development control powers, and in consultation with MAFF as appropriate.
Sites Of Special Scientific Interest
Policy Env4
Development within or adjacent to a site of special scientific interest, special protection area, ramsar site or special area of conservation, as identified on the proposals map or new sites subsequently designated, will only be permitted where the proposal will not destroy or adversely affect, either directly or indirectly, the site's conservation interest except in those circumstances where:
- In the case of a special protection area, ramsar site or special area of conservation the development is clearly substantiated by imperative reasons of overriding public interest. for all other sites of special scientific interest the proposal will only be permitted if other material factors outweigh the conservation considerations reflected in the designation, and
- No alternative suitable and available site exists, and
- Where practicable planning conditions can be applied to minimise the impact of the proposal and where required to secure compensatory habitat or management measures.
Justification
These areas are shown on the proposals map and have been recognised because of their special conservation importance which can be of national or international significance. Such sites often have a sensitive environmental and ecological balance which could be irreparably damaged without special attention. The policy reaffirms policy 19 of the Lancashire Structure Plan and illustrates the importance of conservation reflected in PPG9 as published by the Department of the Environment.
Implementation
By the application of development control powers. The Council will liaise closely with English Nature and the Lancashire Wildlife Trust when considering proposals likely to affect sites. Development not consistent with this policy will only be favourably considered if it is substantiated as being an over-riding need. The local planning authority would determine the over-riding need on the basis of environmental and other material considerations with particular regard to the guidance contained within PPG9 and only if it was deemed to be in the national interest or of regional importance. It is implicit that within such appraisals the local planning authority would require the submission of an environmental assessment for those forms of development prescribed by current planning regulations.
With respect to Sites of Special Scientific Interest, designated or proposed as a Special Protection Area or Special Area of Conservation, the Council will have due regard to the United Kingdom's international obligations when assessing proposals. Within the Borough the Bowland Fells and Morecambe Bay SSSI's are designated as Special Protection Areas, Morecambe Bay SSSI is also a proposed Special Area of Conservation.
The Council's continued commitment to countryside management through the AONB joint working initiative and its own countryside service unit will also contribute to the implementation of this policy.
County Heritage Sites
Policy Env5
Development which would adversely affect a county heritage site as identified on the proposals map would only be permitted where other material matters outweigh the conservation interests reflected in the designation.
Justification
County Heritage Sites are categorised on the basis of landscape, biological, geological and archaeological features. Any proposal that would be likely to have an adverse impact upon the site would be resisted unless it can be demonstrated that material factors exist which outweigh the conservation considerations reflected in the designation and only then if it can be clearly shown that the proposals minimise the impact of the development on the site and include provisions for habitat creation and environmental enhancement as appropriate. County Biological Heritage Sites are identified on the proposals map and have been designated because they have biological features of County significance that are worthy of special consideration. Biological Heritage Sites are drawn from the Phase 1 Habitat Survey, Lancashire Wildlife Trust Sites and other known important sites. A schedule of County Biological Heritage Sites is included at Appendix 1
County Geological Heritage Sites are located on the proposals map. These sites are derived from the list of sites identified as Regional Important Geological Sites (RIGS) by the Lancashire RIGS Group.
This policy does not aim to prevent all development but seeks to ensure that the special features contained within a site are given the fullest consideration and are safeguarded, unless there are some special circumstances that can clearly be demonstrated by the applicant which warrant the granting of planning permission. In those circumstances where planning permission is granted, proposals will need to show how the impact upon the site will be minimised and what measures will be introduced and maintained to avoid unnecessary destruction.
Implementation
By the application of development control powers and the use of section 106 agreements as necessary. The Council will liaise with Lancashire Wildlife Trust and the County Ecologist in the implementation of this policy.
Species Protection Policy
Policy Env6
Development proposals which are likely to affect a protected species or its habitat will only be permitted in those instances where planning conditions or planning obligations can be applied to the proposal to secure the continued protection of the species.
Justification
Many species of animals and plants are protected by law, making it an offence to ill-treat any animal, to kill, injure or take protected species (with certain exceptions), or to intentionally damage, destroy or obstruct their places of shelter. Similarly it is an offence to pick, collect, cut, uproot or otherwise destroy listed plant species. Relevant legislation includes the Wildlife and Countryside Act, 1981, the Conservation (Natural Habitats, &c.) Regulations, 1994 and the Protection of Badgers Act, 1992. Development proposals can clearly have demonstrable impacts upon such protected species and the consequential effects of any scheme have to be carefully assessed to ensure the continued protection of the affected species.
Implementation
By the application of development control powers and through liaison with English Nature. Planning conditions will be applied, or planning obligations entered into, in those circumstances where a proposal is considered to be capable of implementation without causing harm to the species, subject to appropriate controls to protect the species being established.
Trees On Development Sites
Policy Env7
Proposals for development that are likely to affect trees within a site will only be approved in those circumstances:
- Where the scheme includes measures for the selection, retention and protection of those trees which are healthy and have (or would have) a public amenity benefit, and
- Where appropriate, new trees of a suitable species are proposed for planting in a scheme to be agreed with the local planning authority, and
- Where the setting and character of trees (including where possible any trees adjacent to the site) is taken into account in considering the development of sites containing trees, and
- Where development is sited so as to avoid damage to existing trees by ensuring adequate spacing, and
- Where the proposals do not conflict with any other provisions of the local plan, and
- Where the proposal does not have an adverse effect on the integrity of an ancient woodland.
Justification
The Council is conscious of the need to retain and plant trees. A considerable amount of development has taken place at the local level which has resulted in increased development pressure on sites containing trees. The problems include: development being allowed too close to trees; proper tree surveys not being included by developers with planning applications; site conditions changing the life support system of trees and additions and alterations being made to development sites over a period of time which affect trees. This policy seeks to address these difficulties to ensure that an important environmental asset is protected.
Ancient woodlands are an important but limited asset within the Borough. They have important historical merit and are especially valuable for their flora, fauna, their undisturbed soil and drainage patterns and their place in the landscape.
Implementation
By the application of development control powers. The Council has prepared supplementary planning guidance to assist in the detailed implementation of this policy. Where planning applications are submitted on sites containing, or surrounded by, trees of amenity significance and particularly:
- on all outline applications, applicants will be required to provide a tree survey showing accurately the species, siting and canopy spread of all trees on and adjacent to the site;
- for all full and reserved matters applications, applicants will be required to provide a tree survey showing accurately the species, siting and canopy spread of the trees on and adjacent to the site, an indication of trees proposed for removal or retention, the proposed siting of all buildings, existing and proposed ground levels and details of the position and depth of any drains, sewers and services proposed.
The extent of identified ancient woodlands in Wyre is given in Appendix 1. The Borough Council will consult with the Forestry Authority, Lancashire County Council and Lancashire Wildlife Trust where a proposal is likely to affect ancient woodland.
Derelict Land
Policy Env8
Proposals to return derelict or degraded land back to productive use will be permitted subject to:
- The use being appropriate to the location, and
- The development making a positive contribution to local amenity, and
- There being no conflict with other policies of the local plan.
Justification
Areas of derelict or degraded land can have an adverse effect on the environment. Such sites can, however, provide important opportunities to realise environmental improvements to the locality through appropriate and sympathetic restoration or redevelopment. It is not intended that built development will be the only way of dealing with such derelict sites. In some instances, the creation of green space or use for nature conservation may be more appropriate. Indeed, in some circumstances it may be appropriate to allow a derelict site enjoying natural regeneration of vegetation to remain undeveloped to contribute to the diversity of habitat in the locality. Other uses for derelict sites could include tourism, leisure or recreation as well as commercial facilities.
Implementation
By the application of development control powers. In all instances the Borough Council will take care to ensure that the proposed use does not conflict with other parts of the Local Plan and that where proposals are deemed to be inappropriate, permission will not be granted simply because the site is redundant or derelict. In areas outside settlements uses other than nature conservation, recreation or agriculture will not generally be favoured except where an alternative use appropriate to the community is identified and is shown to be preferable.
Conservation Areas
Policy Env9
Development in and adjoining conservation areas as defined on the proposals map will only be permitted where:
- Proposals respect the existing character and setting of the area together with views into or out of the area, and
- New buildings are sited so as to retain existing building lines and open spaces, and
- The density, scale, proportions, height and fenestration accord with their surroundings, and
- The use and application of building materials respect local traditional materials, techniques and design characteristics, and
- The scale, proportion and height of advertising material and the use of materials, including colour, is appropriate, and
- Where acceptable the nature and degree of any illumination should have no detrimental impact upon the visual character of the conservation area, and
- Landscaping is designed as an integral part of the scheme where appropriate.
Except in those circumstances where it can be clearly shown that demonstrable harm will not be caused to the character of the conservation area, and the basis of its designation will not be undermined, and in respect of listed buildings is consistent with policy env11, development proposals in conservation areas will not be permitted where they include:
- The demolition of listed buildings or those buildings which make a positive contribution to the character or appearance of the conservation area; or
- The amalgamation of adjacent plots if this results in the development of larger buildings out of scale with their surroundings; or
- The refurbishment of adjoining buildings to create a single larger space user where this would adversely affect the character of the conservation area.
Justification
Conservation Areas are defined as 'areas of special architectural or historic interest, the character or appearance of which is desirable to preserve or enhance'. Designation provides additional control over the demolition of buildings and the quality of development or redevelopment in the area and gives additional protection to trees. In certain cases, the designation may enable grants to be obtained from Government funded sources towards the repair of buildings.
The following Conservation Areas exist in the Borough at Albert Square, Mount, Pharos (all in Fleetwood),Poulton,Garstang,Calder Vale, Churchtown,Dolphinholme and Scorton.
Information is also available on the Fleetwood Conservation Area Review and Poulton-le-Fylde Conservation Area Review.
Where appropriate the Council will designate further Conservation Areas, having regard to the limited resources available to undertake such steps and any following enhancement schemes. It is implicit that within any designation or enhancement exercise, consultation with local residents, community interest groups, parish or town councils is undertaken.
Implementation
Through the application of development control powers, assisted where appropriate by the provision of detailed design guidelines and the provision of advice to applicants.
The effects of Conservation Area designation broadly relates to controls over the following:
- Demolition of buildings;
- Lopping, topping or felling of trees;
- Planning applications which would affect the character of the area;
- The provision of detailed information in any application;
- Limitations on the size of house extensions;
- Alteration to certain other types of development.
The Council will assess areas being considered for designation as Conservation Areas (or existing areas being reviewed) using the following criteria as guidelines:
- That the area has a special character and or historical character which should be maintained. The area should illustrate development either from a particular period, or over a number of periods and thereby form a strong link with the past;
- That the special character of the area is reasonably well preserved as a whole;
- That the area illustrates all or some of the following features from one or a number of periods
-
- Prevalent building materials
- Architectural characteristics
- Historical development
- Street and boundary layout;
- That the area provides an example of the historic development within a particular locality which cannot be replicated, and is therefore unique in that respect and is worthy of conservation for the benefit of the community.
In exceptional circumstances, where development of listed or unlisted buildings is to be considered the Council will require detailed plans to be approved for the future of the site and the developer to enter into an agreement to carry out the development within a specified time period following the advice contained in PPG15.
Listed Buildings
Policy Env10
Proposals for the repair, alteration, extension (internal or external) or change of use of a listed building will be permitted provided that:
- Any changes are entirely in keeping with the character, proportion, detailing and materials of the existing building, and
- The proposal preserves the physical fabric of the building, and
- The proposal does not adversely affect the building's setting or its reasons for listing, and
- Any change of use is necessary to ensure the future of the building.
Justification
As at June, 1996 the listed building resource consisted of 450 buildings of which two are grade 1, six are grade 2* with the remainder being grade 2. The stock of listed buildings of pre 1840 origins reflect the predominantly rural character of the area. The development of Fleetwood from 1840-1900 saw urban buildings in the town increase considerably. Approximately one third of listed buildings in the Borough are concentrated in Fleetwood. All urban areas grew from late Victorian times onwards. However, there are very few listed buildings in the Borough from the 20th Century. The Authority carried out a buildings at risk survey in 1992. This found that very few buildings were genuinely at risk and that the stock of listed buildings was found to be generally in good condition.
Listed buildings play an important part in Wyre's heritage. The repair and maintenance of listed buildings and appropriate alterations (where they are necessary to ensure the continued viability and use of the building) are essential to safeguard the future of that heritage. Proposals which retain the most important features of the listed property and repairs which restore degraded features will be particularly encouraged.
In certain circumstances, the change of use of a building may enable the listed building to be maintained and used rather than neglected. Although this may not always be appropriate for all types of uses the Council will adopt a flexible attitude in those suitable cases to ensure the future of the building, whilst having regard to the particular features of the property when considering proposals. This policy reflects the advice of PPG15 and is consistent with Lancashire Structure Plan policy 22.
Implementation
By the application of development control powers. When considering applications for alterations to, or extensions or changes of use of listed buildings, or development affecting their setting the Council will give priority to the maintenance of the fabric and character of the original listed building and its curtilage.
Where residential conversion of a listed farm building is proposed, particular regard will be given to protecting the historic fabric and special interest of the building. Residential conversion of listed farm buildings, if carried out unsympathetically, can undermine the whole purpose of the buildings' listing. Whilst policy H6 deals with the principle of residential conversion, the impact on the listed building or its setting will be an important consideration when determining the proposal. Advice on listed farm buildings is contained in the English Heritage statement 'The Conservation of Historic Farm Buildings, 1990'.
Particular attention will be given to all proposals to ensure that:
- existing materials and details are retained so far as possible;
- existing openings are not enlarged so that they become out of proportion to an elevation;
- new work and materials match the existing as closely as possible; and
- extensions do not dominate the building.
Where a listed building is left to decay to the point where it may be lost, the Council will use its statutory powers (as appropriate) to secure the future of the building. Design guidance and advice will be provided and the Council will take appropriate enforcement action where unauthorised work is carried out.
Demolition Of Listed Buildings
Policy Env11
Proposals to demolish, or partly demolish, a listed building will only be permitted in those circumstances where:
- The council is satisfied that every possible effort has been made to continue the present use, and
- The structure of the whole or part of the listed building is in such poor condition that it can no longer be retained, and
- No suitable alternative use for the building is practicable, and
- A detailed scheme for the future of the site has been approved by the council.
Justification
The Council has a statutory duty to conserve buildings which are listed as being of special architectural or historic interest by the Secretary of State for Culture, Media and Sport under Section 1 of the Planning (Listed Building and Conservation Areas) Act, 1990. The control of development affecting listed buildings reflects advice in PPG15 as amended by Environment Circular 14/97 and Lancashire Structure Plan policy 22.
Implementation
By the application of the Council's statutory powers. The Council will not hesitate to prosecute in cases where unauthorised demolition is carried out.
Archaeology
Policy Env12
Where development proposals affect sites of known or possible archaeological interest or their setting, the council will require an archaeological assessment/evaluation to be submitted as part of any planning application.
There will be a presumption in favour of the in situ preservation of scheduled ancient monuments and other remains of national importance. in other cases, planning permission will be granted where other material factors outweigh the archaeological interests.
Where development is permitted, conditions will be imposed or a planning obligation sought to ensure the in situ preservation of important remains, or where this is not justified the excavation and recording of other archaeological remains.
Justification
Archaeological remains are irreplaceable. They are evidence of the past development of our civilisation. The landscape we see today is a result of more than 40,000 years of human activity and contains individual sites of enormously variable type and preservation. Some types are well known such as castles and stones circles, others are less obvious, ancient field systems for example. Modern settlements can lie on top of, and thus hide their Roman, Anglo Saxon or Medieval predecessors. These archaeological remains are a finite and non-renewable resource, but are often fragile and vulnerable to damage and destruction. Appropriate management is therefore essential to ensure that important archaeological sites and monuments are retained as part of our national identity, and for their leisure, tourism and educational value.
Evidence points to the existence of many sites of archaeological interest within the Borough, These range from the discovery of early stone and metal implements to the remains of industrial sites. Detailed investigations have not been carried out at many of these sites and consequently their significance is not fully understood. It is important that this irreplaceable heritage is protected from unnecessary disturbance or destruction. Archaeological considerations will therefore be taken into account by the Council in assessing development proposals with emphasis on the protection of important remains such as the scheduled ancient monuments within the Borough and other areas of known archaeological potential.
The Ancient Monuments and Archaeological Areas Act, 1979 provides powers to protect Ancient Monuments and other scheduled sites. (Scheduled Ancient Monuments in Wyre are listed in appendix 2). Provisions of the Act make it an offence to undertake certain works which might affect an ancient monument or scheduled site without consent from the Secretary of State. The Act also provides for the investigation and excavation of disturbed or threatened sites prior to the carrying out of any approved re-development works.
Implementation
By the application of development control powers and by the use of powers under the Ancient Monuments and Archaeological Areas Act, 1979. The Council will liaise with the Lancashire Sites and Monuments Record and its curators (or other appropriate bodies) to evaluate the archaeological significance of a site.
Developers should assess the archaeological impact of their proposals at an early stage and will be required to provide that information as part of their application. On sites which retain nationally important archaeological remains (whether scheduled or not), and those of particular local importance, there will be a requirement for their physical preservation in line with government guidance in PPG16. Where appropriate, developers will be required to make provision for the preservation of archaeological remains 'in situ' prior to development taking place, and to ensure that damage to the remains is avoided. In those circumstances where the archaeological remains are not considered to be of such importance, development may be allowed subject to a scheme for preservation (where possible) and investigation and recording prior to any destruction.
The Council will encourage appropriate schemes of management of archaeological sites including (where suitable) development of their recreational, tourism and education potential. The current extent of Scheduled Ancient Monuments in Wyre is listed in Appendix 2.
Development And Flood Risk
Policy Env13
Development in areas at direct risk from flooding will only be permitted where:
- It would not cause or exacerbate flooding in other areas, and
- A satisfactory standard of flood protection already exists, or
- Mitigation measures will be included in a scheme.
Where there is no adequate information for sites strongly expected to be at risk from flooding, developers will be required to carry out detailed technical investigations to evaluate the extent of the risk and to implement any necessary agreed measures.
Justification
Extensive development has taken place over many years in the coastal plains and river flood plains. These areas are protected by coastal and fluvial flood defence schemes, but it is important to ensure that new development is not allowed to be an unprotected risk in terms of possible flooding and does not cause or exacerbate flooding elsewhere. A satisfactory standard of flood protection is set out in circular 30/92 Development and Flood Risk.
This Policy seeks to ensure that full account is taken of flood risk, either tidal or fluvial, such that, where development is proposed in an area viewed to be at direct risk, appropriate measures can be taken to protect life and property.
Implementation
By application of development control powers, the Council will liaise with the Environment Agency to determine suitability of any flood protection measures included in proposals. Areas at risk from flooding will be determined by the Environment Agency through the preparation of Section 105 Surveys as required by the Water Resources Act, 1991. Developers will be expected to submit a scheme to demonstrate that the proposal will not be at risk from flooding and will not cause or exacerbate flooding elsewhere.
Development And Flood Defences
Policy Env14
Development will not be permitted where it would adversely affect the integrity and continuity of tidal and fluvial defences, or access arrangements to either watercourses or the coast for essential maintenance, or improvement and emergency purposes.
Justification
It is vital for the continued protection of life and property to ensure that tidal and flood defences are adequately maintained/improved and are not exposed to risks from development. Work in the vicinity of tidal and fluvial flood defences can lead to an increased risk of flooding and erosion of the beds and banks of watercourses, or of the coast, and can restrict access for maintenance purposes and lead to environmental damage.
Implementation
By the application of development control powers and liaison with the Environment Agency. In determining the effects upon defences the Council will wish to be satisfied that a proposal does not reduce access to the defences for maintenance and emergency purposes.
Surface Water Run-off
Policy Env15
Development which will generate increased rates of surface water run-off will not be permitted where it would lead to adverse impacts such as an increased risk of flooding, river channel instability, or damage to habitats. developers will be expected to cover the cost of assessing surface water drainage impacts and any appropriate mitigation works, including long-term maintenance.
Justification
Large scale development often results in a substantial increase in the rate of surface water run-off reaching a watercourse as permeable surfaces are replaced by impermeable surfaces such as roofs, drives and roads. This can lead to an increased risk of flooding, increased pollution, silt deposition, damage to watercourse habitats and river channel instability. For large scale proposals, therefore, developers may be required to provide the Council with an assessment of the surface water run-off implications.
Implementation
By application of development control powers and liaison with the Environment Agency. Where appropriate, development should include provision for the long term management/maintenance of such measures (for example, the maintenance of balancing ponds and the establishment of reed beds).
Ground Water Protection
Policy Env16
Policy env16 development proposals will not be permitted where they are likely to have an adverse impact upon the quality or supply of ground water resources and planning conditions or planning obligations cannot be applied to secure water quality.
Justification
Ground water is formed as rainfall soaks away and enters underground aquifers, where it is contained and can provide a valuable source of water for potable supplies, industrial and agricultural uses. It is vulnerable to contamination and can be extremely difficult and costly to restore if polluted. Development that may threaten the resource must therefore be strictly controlled. The Environment Agency has produced map based information identifying the relative vulnerability of ground water resources. This information identifies the aquifers within the Borough based on known hydrological conditions to show major, minor and non-aquifers. Within the Borough there are a number of licensed public water supply boreholes which are shown on the ground water vulnerability maps. However, other private domestic and licensed industrial and agricultural sources exist which also warrant protection.
Implementation
By the application of development control powers. Development which can physically disturb aquifers or impede ground water flow will only be permitted where satisfactory measures are taken to protect ground water resources and supply to the Borough's users. The ground water vulnerability maps prepared by the Environment Agency will form the basis for determining impact upon the ground water resource and the need for detailed liaison with the Environment Agency.
Surface Water Protection
Policy Env17
Policy env17 development proposals will not be permitted where they are likely to have an adverse impact upon the quality or supply of ground water resources and planning conditions or planning obligations cannot be applied to secure water quality.
Justification
Surface water includes coastal water, rivers, canals, ponds, underground streams and other such water bodies which make up the water environment and provide for a wide range of uses, the quality of which is an important element of our environment. Threats to the quality of surface water must be avoided and new development must be carefully controlled to ensure that surface water quality is maintained and where possible improvements can be achieved.
Implementation
By the application of development control powers the Council will liaise with the Environment Agency when determining proposals. Proposals that would damage water quality will be refused unless planning conditions appropriate to the site relating to such issues as surface and waste water are practicable. Development which disturbs contaminated ground should ensure measures will be in place which will adequately seal against the leakage of polluted matter, whilst surface water drainage should be directed away from the source of contaminants.
Advertising
Policy Env18
An application for an advertisement display will only be permitted where:
- Its scale, design, size and the degree and type of illumination are in keeping with the appearance and character of the surrounding area and,
- Its siting and design do not adversely affect public safety.
Justification
The Council has powers to control a range of outdoor advertising under the Town and Country Planning (Control of Advertisements) Regulations, 1992. Advertisements are an important part of the street scene but must not adversely affect the street scene or road safety. Strict control of advertisement displays is particularly necessary on listed buildings and in Conservation Areas.
The Council will refuse consent for internally illuminated box signs at locations outside settlements where such a sign would be inappropriate.
Implementation
By the application of development control powers and reference to the Council's supplementary planning guidance note Guidelines for Signs and Shop Fronts in Conservation Areas. Reference will also be made to any identified Areas of Special Control, the Regulations pertaining to such areas and the Council's policy relating to directional signs in rural areas (policy ENV21).
Directional Signs In Rural Areas
Policy Env19
Directional signs in rural areas will be permitted where they comply with the following criteria:
- That the premises to which the sign refers is in an isolated rural location some distance from the highway, and
- That the signposting is from the nearest rural settlement or road junction, whichever is more appropriate, and
- That they are not illuminated, and
- That they do not obstruct or impair sight lines at corners, bends, junctions or at any point of access to the highway, and
- That they do not, by virtue of their size or siting, cause obstruction or confusion of, or reduce the clarity or effectiveness of, a traffic sign or signal, and
- That they do not distract road users due to their unusual nature, are not mirrored, and do not resemble statutory traffic signs, and
- They must be no more than 10 metres from the road and should fall within reasonable eye level range (not more than 3 metres to the top of the sign), and
- On a major road they must not be within the minimum stopping sight distance for the speed limit of the road, and
- The signs should be of a size commensurate with the amenity of the area, and be clear and simple in design.
Justification
In the interest of public safety and visual amenity it is important to control directional signs in rural areas. The Council will seek, where appropriate, to accommodate measures which will assist and support rural business and diversity in the rural economy.
Implementation
By the application of development control powers. For the purposes of this policy the definition of a directional sign is any word, letter, model, sign, placard, board, notice, device or representation (whether illuminated or not) and which is employed wholly or partly for the purposes of direction and is either not located in the curtilage of the site to which it refers or relates to a building which is situated in large grounds and some distance from the road frontage. For reasons of road safety, private signs cannot be permitted within adopted highway limits.
The Council is anxious to avoid unnecessary proliferation of signs and will be seeking to avoid any detrimental impact, particularly in sensitive rural locations.
Tourist signs are subject to the requirements of the Department of Environment, Transport and the Regions and should be in accordance with the Traffic Signs and General Directions, 1994. Signs must only show the nature of the attraction but it is generally held by the Department of the Environment, Transport and the Regions that rural businesses are not regarded as tourist attractions. It is Department of the Environment, Transport and the Regions policy that commercial destinations should not be signed.
