The Green Belt and Countryside

(5) Vision

In five years…

• The openness and character of the Rochford Green Belt continues to be protected, though small areas next to settlements have been released for development.
• Existing businesses in the Green Belt which are important to the local economy continue to be supported.
• Redevelopment of unattractive buildings in Battlesbridge Conservation Area is taking place, enhancing the character and appearance of the Conservation Area whilst respecting the objectives of the Green Belt.
• A number of rural buildings have been converted to enable and support green tourism projects and rural diversification.

By 2017…

• Green tourism initiatives have been developed which provide sustainable opportunities for rural businesses whilst maintaining a high quality environment. These initiatives have encouraged small-scale tourism projects sensitive to the local environment which help to sustain the rural economy without contributing to climate change.
• Acceptance of greater flexibility towards rural diversification has resulted in the development of a number of bed and breakfasts and hotels, facilitating stays in the countryside for visitors to the area.
• The first phase of sustainable urban extensions to meet the District’s housing needs over the plan period have been implemented. A small area of the District’s Green Belt has been reallocated for employment use in order to facilitate the creation of new jobs which meet the population’s needs and contribute towards the District’s economy.

By 2025…

• The Green Belt remains predominantly undeveloped and open in character.
• Rochford District continues to be recognised as the green part of the Thames Gateway South Essex.
• The second phase of sustainable urban extensions is completed.
• Rochford is recognised as a tourist destination, with good access to the rivers and waterways and many visitors to the nationally recognised wetlands at Wallasea.

(5) Objectives

1. Continue to protect the openness and character of the District’s Green Belt.
2. Ensure the minimum amount of Green Belt is allocated to meet the District’s housing and employment needs, and that extensions to the residential envelope are in sustainable locations, which retain the individual identities of settlements and prevent coalescence.
3. Ensure existing lawful businesses in the Green Belt are able to continue to function and contribute to the local economy, as appropriate, having regard to the impact on the openness and character of the Green Belt.
4. Ensure appropriate forms of diversification are encouraged to support the local rural economy and help achieve the vision of developing green tourism in the District.

(1) Introduction

Rochford District is predominantly rural, and the majority of land within the District is designated as Metropolitan Green Belt. In addition, there are areas of countryside at the eastern extremity of the District which are isolated, undeveloped and rural in character but sit outside of the Green Belt. The emerging Core Strategy notes that the Council envisages Rochford District will continue to be the green part of the Thames Gateway. National policy on the Green Belt is contained within Planning Policy Guidance Note 2 – Green Belts (PPG2). The most important aspect of the Green Belt is its openness. PPG2 states that the five purposes of including land within the Green Belt are as follows:

• To check the unrestricted sprawl of large built-up areas;
• To prevent neighbouring towns from merging into one another;
• To assist in safeguarding the countryside from encroachment;
• To preserve the setting and special character of historic towns; and
• To assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

The emerging Core Strategy continues to maintain the restrictive approach towards development within the Green Belt to protect its openness and character. It is, however, recognised that the minimum amount of Green Belt necessary will need to be reallocated for appropriate alternative uses to meet the requirements in the East of England Plan (2008).

It is recognised nationally (e.g. Planning Policy Statement 4 – Planning for Sustainable Economic Development) that rural diversification, including non-agricultural activities, is important for the rural economy. However, it is also necessary to consider the impact of diversification on the character of rural areas, economic development in urban areas, and wider sustainability issues. It should also be noted that the majority of the District’s countryside is designated as Green Belt, and as such is expected to perform an important role as described above.  Accordingly rural diversification is encouraged in the emerging Core Strategy (e.g. the conversion of buildings to bed and breakfasts / small-scale hotels) which will enhance the rural economy whilst respecting the principles set out in PPG2.

Rural diversification is considered within the Green Belt chapter of the emerging Core Strategy, however, specific planning issues with respect to development within the Green Belt and countryside, including the impact of permitted development rights and tourism, needs further elaboration.

The classification of land as ‘Green Belt’ is a planning designation, rather than a description of the land itself; nevertheless its designation is fundamental in maintaining the green open character of the District and preventing the coalescence of settlements. It is recognised, however, that not all areas of the Green Belt are of the same character; rural diversification will be more appropriate in some parts than others. Such areas are no less worthy of Green Belt designation and continue to perform an important role in preserving the character and openness of the District but they may also afford tourism, rural diversification and leisure and recreational opportunities, where appropriate.

(2) The Green Belt and Countryside

It is recognised that whilst the majority of the District is designated Metropolitan Green Belt, a proportion of the land mass to the east is open countryside which is not afforded this designation. This area around Foulness is encompassed by the Coastal Protection Belt and other nature conservation designations (further information can be found in the SEA Baseline Information Profile). Accordingly it is important to have policies which refer to both the Green Belt and the wider countryside as appropriate.

Some of the issues and proposed options set out in this chapter are applicable to Green Belt and not the countryside, whilst others apply to both. Text within the sections themselves explain whether they are applicable to just the Green Belt, or the Green Belt and wider countryside.

(1) Landscape Character

Rochford District is divided into three landscape character areas (see Figure 2);

• Crouch and Roach Farmland - The coastal character of the area is defined by the narrow estuaries which penetrate far inland, with associated low lying mudflats, salt marsh and reclaimed marshlands, including grazing marsh. The land between the estuaries and their immediate margins is undulating arable farmland.
• Dengie and Foulness - This is an extensive, remote area of reclaimed marshland, tidal mudflat sands and fringing salt marshes (which is rich in wildlife) beyond the sea wall; and
• South Essex Coastal Towns - An area of very mixed character, but unified by the overall dominance of urban development, with frequent views of an urban skyline.

The sensitivity of these landscape character areas to change is quite variable. The most sensitive area is the Dengie and Foulness Coast. The South Essex Coastal Towns landscape area is generally the least susceptible, although there are important nature conservation designations within this area (e.g. the Upper Roach Valley) which will need to be considered. This landscape is also highly sensitive to infrastructure development (e.g. masts, pylons) and to a decline in countryside management.

Agricultural Land

Over half of the agricultural land located within Rochford District is classified as Grade 3. The majority of Grade 1 agricultural land is located to the south and south east of the District. The majority of Grade 2 agricultural land is centrally located in the District, as well as there being a small isolated area present to the east (see Figure 3).

Employment Opportunities in the Green Belt and Countryside

The Council supports the sustainable economic development of the District, including through developing existing spatial patterns of employment as outlined in the emerging Core Strategy, and seeking to ensure the continued functioning and growth of small and medium sized businesses. These businesses play an important role, particularly in the sustainability of rural economies in creating local employment opportunities within the District; however, the Council recognises that it is imperative to balance the potential for economic growth with the protection of the District’s countryside, and Green Belt land in particular. 

There are a number of issues in respect of economic development in rural areas outside of the Green Belt which are adequately addressed by national planning policies and as such should not be repeated in the District’s own policies.  However, it is recognised that there is a potential conflict between national policies promoting economic development in rural areas, and those that seek to protect the Green Belt. As such, DM10 and DM12 below relate, as detailed in the text and options, only to the Green Belt and seek to address this potential conflict. With regards to rural diversification the Council believes that further elaboration on national policy is required, as such DM11 looks at rural diversification in the Green Belt and in non-Green Belt countryside.

Existing Businesses in the Green Belt

There is already a diverse range of businesses operating within the Green Belt, for a variety of historical and operational reasons. These locations are not designated as employment land because they are not appropriate for intensification or additional business uses, as these would negatively impact on the character of the area and would be unsustainable. The Council acknowledges that these businesses make an important contribution to the local rural economy; however, their location still merits Green Belt designation.

The Council recognises the importance of encouraging and sustaining local economic growth throughout the District. However, the desirability of economic growth needs to be weighed against the impact of the businesses operations and presence on the objectives of the Green Belt, in particular its openness and character as well as wider sustainability objectives. The Council will support lawfully established businesses in appropriate and accessible locations to encourage the vitality of the local economy and to fulfil the potential of local businesses. To preserve openness as far as possible and to protect the character of the Green Belt, existing lawfully established businesses will be limited, as a guide, to no more than a 25% cumulative increase of gross floorspace over that of the original building.

The growth of the business should not have a detrimental impact on the amenity of nearby residential dwellings through a significant increase in traffic generation (either on the rural highway network or through the provision of additional car parking), or pollution (through noise, lighting, or other forms of emissions). 

(1) Rural Diversification

Supporting rural diversification is important to ensure the prosperity of the local economy. As identified in the emerging Core Strategy, the Council supports activities which would complement the current functioning of agricultural establishments, the conversion of existing agricultural buildings for small-scale B1 employment use, green tourism, conversion of farm buildings to bed and breakfasts / small-scale hotels and outdoor recreation and leisure activities. Retail and residential development, however, are not considered acceptable forms of rural diversification in the Green Belt or rural areas outside the Green Belt.

The use of existing agricultural buildings for bed and breakfasts is acceptable within the Green Belt and wider countryside because they can make a positive contribution to the local rural economy and support the development of local green tourism initiatives. However, the use of existing agricultural buildings for residential is not considered appropriate as such a use does not in itself generate economic activity within the Green Belt or countryside and would not make a positive contribution to the rural economy. Even if a bed and breakfast venture becomes economically unviable, the conversion of such a use for residential purposes is not supported. Residential uses would not positively contribute to the local rural economy and green tourism and therefore would not be considered appropriate. 

Permission for development within the Green Belt and countryside must have regard to the landscape character, and the sensitivity of such a landscape to the development proposed, and the grade of agricultural land. It is recognised that the landscape areas less sensitive to development are also those that are generally less isolated and are more accessible. As such, these areas tend to offer more viable and sustainable opportunities for rural diversification.

It is, however, recognised that agricultural establishments looking to diversify their activities are often located within Crouch and Roach Farmland and Dengie and Foulness landscape character areas. Established agricultural buildings already have an impact on the openness of the Green Belt and character of the countryside. As such these have the potential to still benefit from rural diversification opportunities, where appropriate, without further undue harm to the openness of the Green Belt or character of the countryside.

Conversion of Existing Agricultural Buildings in the Green Belt

Planning Policy Statement 4 sets out the government's planning policies for economic development in rural areas, including country towns and villages and the wider, largely undeveloped countryside up to the fringes of larger urban areas. The guidance encourages the reuse of existing farm buildings in the interest of rural diversification where practicable. The Council supports this objective and the conversion of existing agricultural buildings in the countryside, and Green Belt where this is appropriate and compatible with PPG2. As such, it is necessary to set out a policy for the conversion of agricultural buildings in the Green Belt which balances the guidance in PPS4 with that in PPG2.

Residential conversion of existing agricultural buildings is not considered appropriate in the Green Belt or the wider countryside because it will undermine the Council’s strategic approach to residential development and overarching sustainability objectives as detailed in the emerging Core Strategy.

The Council does not wish to see listed agricultural buildings such as outbuildings, barns and stables, which contribute to the heritage of the District to become neglected through a restrictive approach to their use. These buildings may be capable of serving a useful purpose in the rural environment and can contribute to the functioning of the local economy. As such, rural diversification of listed farm buildings will be accepted, however, significant alterations will only be considered if they do not have adverse impact on the integrity of the existing structure. Supporting evidence from a structural engineer should accompany any application for the conversion of listed agricultural buildings.

Tourism Opportunities in the Green Belt and Countryside

Green Tourism

The potential for the development of tourism within the District has been recognised as an avenue for enhancing the local economy, particularly in rural areas. The Council aims to encourage the promotion of green tourism which would benefit the local population through rural diversification and promote the District’s green open spaces. There is the possibility of exploring landscape tourism based upon the differing landscape characteristics across the District.

Green tourism refers to sustainable tourism activities which can be promoted within the countryside (including within the Green Belt) and are sensitive to the environment and sustainable in terms of stimulating rural economic growth and encouraging diversification of rural activities. Small-scale outdoor recreational and leisure activities such as walking and small-scale fishing lakes are considered appropriate forms of green tourism. Proposed activities should have a positive impact on the local environment and visual amenity of the surrounding area. The promotion of green tourism must respect nature conservation interests and proposals must not adversely affect sites of ecological importance.

The majority of the District is designated Green Belt land, and as such, the impact of this must be considered within the promotion of green tourism. Activities should not impact on the openness of the Green Belt, and where ancillary facilities may be needed, existing rural buildings should be utilised, where appropriate. In considering proposals for tourism activity, the landscape character and quality of the agricultural land affected will be considerations.

Leisure and Recreational Opportunities in the Green Belt and Countryside

The Council recognises that the District’s countryside offers the opportunity for numerous leisure and recreational activities as outlined in the emerging Core Strategy. Equestrian facilities and playing pitches, in particular, are supported as appropriate forms of rural diversification for leisure and recreational purposes in the countryside. However, other forms of small-scale leisure and recreation activities may be considered appropriate providing that they do not have an undue impact on the openness of the Green Belt and character of the countryside. 

Equestrian Facilities

The provision of equestrian facilities is a popular form of rural diversification. Increasing demand for equestrian facilities within the District, however, enforces the need to ensure a balanced approach through weighing the need for adequate recreational facilities for equestrian activities against the protection of the Green Belt and countryside, and wide-ranging nature conservation interests throughout the District. PPS4 sets out the government’s approach to development in rural areas. It recognises that such facilities can be easily integrated with current farming activities and can form an important part of sustaining local rural economies. The vast majority of the District’s rural areas are designated as Green Belt and, as such, advice and guidance in PPG 2 must also be considered.

The Council support the diversification of rural economies and as such encourage diversification into equine activities, in appropriate circumstances, where the proposal is suitably located and would not negatively impact on the environmental quality of the local area, openness of the Green Belt or the character of the countryside. As such, proposals should have regard to landscape character, biodiversity, impact on the openness of the Green Belt (where applicable) and nature conservation value of the area in which it is proposed.

PPS4 takes a positive approach to equine development but does not specifically cover what scale of development is appropriate. In this case PPS7 is still applicable. Small-scale equestrian proposals (offering stabling for up to 10 horses⁵) and large-scale proposals (proposing stables for 10 horses or more), where permitted, should ensure full reuse of existing farm or agricultural buildings before proposals for new development are considered. Where it is demonstrated that existing farm or agricultural buildings are inappropriate or insufficient for the purposes of the enterprise, new equestrian development may be permitted, providing it is closely located and related to existing development and not sited in remote or isolated rural locations. Isolated development can often appear intrusive in open countryside and can lead to the intensification of uses once established. As such, equine development may be more favourable within the South Essex Coastal Towns landscape character area. Furthermore, proposals should seek to minimise the impact of proposed development on the openness of the Green Belt and character of the countryside by ensuring that any new buildings are of a modest design and scale, which is appropriate and the minimum size necessary for their intended purpose. Facilities should be located within one building, if appropriate, or in close proximity to other buildings to ensure visual intrusion is minimised. The Council considers that large-scale development of stables is inappropriate because such an enterprise would materially affect the landscape character and the integrity of the countryside and have an undue impact on the openness of the District’s Green Belt.

Any proposed stable facility will have regard to the British Horse Society Standards in terms of stable size and grazing area. The Society, for example recommends 0.4 hectares (approximately 1 acre) of grazing land per horse.

(1) Playing Pitches and Other Leisure and Recreational Activities

Playing pitches are an important community facility, and as such they should be sited within locations which are accessible to the general population. Their siting should also be considerate to the landscape character area and quality of the agricultural land in which they are proposed. Such facilities are an acceptable form of leisure and recreational development within the Green Belt and wider countryside, and will thus be supported in principle subject to the provisions set out in the emerging Core Strategy.

The current supply and demand for playing pitches within the District is monitored within the Playing Pitch Strategy Supplementary Planning Document (SPD). This SPD also provides recommendations for future provision of these facilities, and as such, the provision within new developments should have regard to the findings. Playing pitches for the purpose of the study, however, only encompasses facilities for football, rugby, cricket and hockey.

The Council recognises the importance of other sport and recreational activities, in addition to the provision of playing pitches (for the sports defined above) and equestrian facilities within the District, which can make an important contribution to resident’s quality of life. The provision of such facilities is preferable within the South Essex Coastal Towns landscape character area to maximise the benefits for existing and new communities and to reduce the need to travel, thus enhancing their sustainability. However, other areas of the District may be more appropriate locations depending on the level of supply and demand for particular leisure and recreational activities. The Council will keep such supply and demand under review. When proposing other leisure and recreational activities, regard will be had to the Open Space Study evidence base document, as recommended within Planning Policy Guidance Notes 17 (Assessing needs and opportunities: a companion guide to PPG17), which identifies the spatial distribution of key open spaces, leisure and recreational activities within the District.

Leisure and recreational activities are often accompanied by permanent structures, which can impact on the openness of the Green Belt and character and appearance of the countryside. Ancillary facilities will be supported within the Green Belt and wider countryside provided that they are in accordance with the emerging Core Strategy, are small-scale and essential to the functioning of the sport or leisure activity, and seek to minimise the potential impact on the Green Belt and on nature conservation interests. The facilities should be the minimum size necessary for the functioning of the activity which will be determined on a case by case basis, with regard to the guidance published by Sport England in Design Guidance Notes: Pavilions and Club Houses⁶. The development of such facilities must not exceed the minimum size as stated within the Sport England guidance.

Residential Uses in the Green Belt

(1) Extensions to Dwellings in the Green Belt

There are a number of dwellings that exist within the Green Belt, for a variety of historical reasons. It is entirely reasonable for those living within the Green Belt to be able to extend their homes to meet changing circumstances.  However, it is equally reasonable that the scale of such extensions be managed to ensure that it does not undermine the objectives of the Green Belt. 

Planning Policy Guidance 2 (PPG2 – Green belts) acknowledges this situation and states that limited extension, alteration or replacement of existing dwellings within the Green Belt is not inappropriate provided that it does not result in disproportionate additions over and above the size of the original building.

Permitted development rights enable certain development to be undertaken without the need to obtain planning permission. The permitted development rights introduced in October 2008 (Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008) provides greater flexibility in terms of extensions to dwellings in the Green Belt, as it allows extensions without the need to obtain planning permission relative to the size of the original dwelling, regardless of its location. Accordingly the Council considers that the previous 35sq.m of additional habitable floorspace as set out in the 2006 Rochford District Replacement Local Plan no longer relates appropriately to the permitted development rights. As such, a revised approach is required.

Given that PPG2 states that extensions to dwellings in the Green Belt should not result in disproportionate additions over and above the original size of the dwelling, a policy which allows additions proportional to the original floor area of dwellings is considered appropriate. Proposed extensions to dwellings in the Green Belt that would result in a greater than 25% increase in the floor area above that of the original building are considered disproportionate. Proposals for extensions should not be more visually intrusive or have a greater impact on the openness of the Green Belt than those which are permitted under the permitted development rights (Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008).

(3) Agricultural, Forestry and Other Occupational Dwellings

The provision of new dwellings in the countryside and Green Belt, where it can be demonstrated that the existence of on-site accommodation is crucial to the success of an agricultural or forestry business, is considered appropriate. Planning Policy Guidance 2 (PPG2 – Green belts), which applies to the vast majority of rural land within the District, also allows the construction of new buildings for the purposes of agriculture and forestry in the Green Belt, unless permitted development rights have been withdrawn.

However, given the need to balance rural activities with protecting the character of the countryside and openness of the Green Belt, it is important to establish whether there is a functional need for someone to live on the site, whether the enterprise is, or will become financially viable, and whether such viability is likely to be sustainable in the long term. Applications for agricultural or forestry uses which may give rise to the need for a permanent dwelling to be situated on the site should be accompanied by full business plans and / or appraisals carried out by suitably qualified people (e.g. agricultural consultants) and, in respect of applications for dwellinghouses, fully audited accounts for the three years preceding the application. Applicants will be expected to be able to demonstrate that the enterprise provides sufficient income for investment in the business (e.g. money for buildings, machinery, livestock, etc.) in line with the business plan, in addition to income for the construction of the house, personal / family and other needs.

Before permission can be granted for a permanent dwellinghouse, it is imperative for an applicant to demonstrate that their business is economically viable, and has every prospect of remaining so in the longer term. Therefore, where a new business is proposed, an application should first be made for the stationing of a mobile home, or another type of temporary accommodation. Permission for a temporary mobile home will usually be granted for a period of three years, providing it meets the criteria, to give the applicant sufficient time to establish their business, and so meet these objectives. If it can be demonstrated that the business is successful, consideration can then be given to the provision of a permanent dwellinghouse. Permission for the siting of a mobile home will not, however, be granted for a period exceeding three years, nor will permissions normally be renewed if, at the end of the temporary period, the business is still not viable.

Careful consideration should be given to the siting of new dwellings to ensure that they meet the identified functional need, but are also well-related to existing buildings. Such consideration should also extend to the siting of temporary mobile homes, as it will not normally be appropriate to grant permission for a mobile home in a location where a permanent dwelling would not be permitted. Planting schemes will be required to further reduce the visual impact of dwellings in the landscape.

The size of new dwellings should be proportionate to the functioning of the business in accordance with PPS7, and as such, it should be determined by the needs of the business rather than those of the owner or occupier. Given the District’s predominant Green Belt designation, and the Council’s previous agricultural dwelling policy and Green Belt extensions policy set out in the 2006 Rochford District Replacement Local Plan, it is considered reasonable to apply a consistent parameter to new agricultural, forestry and other occupational dwellings.

In the 2006 Replacement Local Plan, new agricultural dwellings were permitted a total floorspace of 140sq.m + 35sq.m Green Belt extension, which permits agricultural dwellings to be extended by the same amount as other dwellings in the Green Belt. The Council’s ‘one size fits all’ approach to extensions to dwellings in the Green Belt is still considered appropriate to ensure that dwellings within the Green Belt and wider countryside are reasonably sized and to protect the openness of the Green Belt in accordance with PPG2, as well as the character of the countryside. Preferred Option DM16 advocates a 25% increase in floorspace of the original dwelling be permitted. Therefore new agricultural or forestry dwellings will be permitted a maximum floor area of 175sq.m (140sq.m + 35sq.m) which coincides with the Council’s previous policy in the 2006 Replacement Local Plan. Planning permission will be conditioned withdrawing permitted development rights from the new dwelling to restrict further extension, and to further limit undue impact on the openness of the Green Belt and character of the countryside. Greater floorspace will be permitted only in exceptional circumstances where it can be sufficiently demonstrated to the Council that the functional need of the business truly requires a larger dwelling.

Planning conditions will be imposed to limit the occupation of all new dwellings to persons employed, or last employed, in agriculture in the locality. This will ensure that dwellings are kept available to meet the needs of other agricultural businesses in the area as a whole if, for whatever reason, a dwelling is no longer required to meet the needs of the original business. The combination of agricultural occupancy conditions with a policy criterion restricting the scale of agricultural dwellings to modest proportions will help to maintain a supply of housing that is available (and affordable) to agricultural workers, and avoid a proliferation of new dwellings in the open countryside. Applications for the removal of agricultural occupancy conditions will not, therefore, be permitted except in the most exceptional circumstances.

Basements in the Green Belt

The construction of dwellings in the Green Belt with basements would not generally result in overly intrusive, bulky or high dwelling, or extensively impact on the openness of the Green Belt, in terms of the physical impact. However, such alterations to a dwelling can pose problems of residential intensification, and introducing further residential activity in the Green Belt.

Single storey basements will be permitted in addition to the 25% increase in floorspace of the dwelling permitted within Preferred Option DM16, however, such structures must not exceed the footprint of the original dwelling (based on the footprint of the original building as at 1st July 1948 or, when it was first constructed, if this is later). In addition where a basement is permitted, permitted development rights (Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008) for extensions to dwellings in the Green Belt will be removed to prevent unreasonably sized dwellings and to prevent any potential negative impact on the openness of the Green Belt. 

The Replacement or Rebuild of Existing Dwellings in the Green Belt

The replacement or rebuild of existing dwellings in the Green Belt will be permitted with an additional extension no greater than 25% floorspace over that of the existing dwelling to ensure consistency between the extension policies in this chapter. It will be necessary to impose a planning condition withdrawing permitted development rights for extensions (Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008) in appropriate circumstances. This includes the conversion of roof and garage space to habitable rooms in order to ensure that alterations cannot be made to the new dwelling without the consent of the Local Planning Authority.

The Council will favour the utilisation of low pitched roofs, which ensures that a roof area cannot be converted into habitable accommodation thus rendering the roof space unusable for such purposes. The use of a low pitch roof has the additional benefit that the overall visual impact of the dwelling is reduced thus reducing the impact on the Green Belt. Indeed, the visual impact of a dwelling may be reduced further still if a hipped roof is used in lieu of a gabled roof. However, the appropriateness of requiring the low pitch roof design in order to control the scale and floor area of the dwelling in question, in addition to providing visual benefits, will be considered for replacement dwelling applications and applicants will be advised accordingly.

Permitting the replacement or rebuild of existing dwellings offers the opportunity to achieve an improvement in the appearance of many dwellings in the Green Belt. The type of materials, design, location within the plot and landscaping of the site are all matters which will be examined in great detail to ensure that the completion of the dwelling is to a very high standard.

As a consequence of the demand for housing, the majority of dwellings in the Green Belt have been maintained in a reasonable condition. However, a number of former dwellings in the Green Belt are derelict or abandoned. In this context, derelict refers to properties that are in an advanced stated of disrepair, e.g. they have unsound roofs. In considering whether or not a dwelling has been abandoned it is necessary to consider how long ago the use ceased; whether there has been an intervening use; and evidence as to the owner’s intentions regarding the resumption of the use. Derelict or abandoned dwellings can no longer be considered part of the housing stock and, as such, their development for housing in the Green Belt would be inappropriate.

Extension of Domestic Gardens in the Green Belt

A domestic garden is categorised in Planning Policy Guidance 17⁷ (PPG17 – Planning for open space, sport and recreation) as amenity greenspace, generally found within the residential area, and as such, it can be defined as a private or semi-private area of open space normally attached to a dwelling(s).

Garden extensions can be harmful to the visual appearance and openness of the Green Belt, particularly where it leads to the erection of additional domestic buildings, fences, structures and other domestic paraphernalia.

Applications to extend domestic gardens beyond the current designation of the residential fringe will be considered and permitted only where the impact on the surrounding environment, or visual amenity (the value, attractiveness or desirability of a particular view) for neighbours or the public is minimal.

Proposals for extensions to domestic gardens in the Green Belt should not impinge on the openness or character of the Green Belt through the erection of fences, additional buildings and other built structures, consume valuable agricultural land (particularly that which is Grade 1 or 2), or cause unnecessary disturbance to natural areas which are of conservation importance.

Conservation Areas and the Green Belt

It is important to protect and enhance the character of Conservation Areas. Where a Conservation Area is situated within the Green Belt there is the potential for this objective to conflict with Green Belt objectives. A balance needs to be struck which allows for enhancements to the Conservation Area, whilst maintaining the openness of the Green Belt. As such, some redevelopment will be permitted in Conservation Areas within the Green Belt, provided this enhances the character and appearance of the Conservation Area.

The Council have produced Conservation Area Appraisal and Management Plan documents for the District’s ten Conservation Areas and any development within the Conservation Areas that lie in the Green Belt will be expected to contribute towards the recommendations within these, whilst seeking to minimise any impact on the openness of the Green Belt.

Replacement buildings should only be permitted where the existing structure is unsound, or the existing structure detracts from the character and appearance of the Conservation Area. Where a replacement is proposed, the building should be not be materially larger than the existing building, and should be consistent with the character and appearance of surrounding buildings in the Conservation Area.

In the case of employment operations, redevelopment should retain existing uses, where appropriate, or propose alternative employment uses if the new use would complement the surrounding land uses and have a positive impact on the appearance and value of the Conservation Area.

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⁵  As defined in PPS7⁶ Sport England guidance document available from: www.sportengland.org/⁷ PPG17 Annex