Reasons why we object
22nd December 2008
By Graham Olley.
Reasons to object, some official policies that the application contravenes.
The following is a list of some, but by all means not all, reasons the application is contrary to the Blackpool local plan and why the development control should reject the application.
List extracted from Blackpool Council website.
“Regional Planning Guidance for the North West (RPG13)
Policy ER5 Biodiversity and Nature Conservation
Planning authorities and other agencies in their plans, policies and proposals should
ensure that the overall nature conservation resource in the North West is protected and
enriched through conservation, restoration and re-establishment of key resources by:
• affording the highest level of protection and management to those resources which
are important and irreplaceable within practical timescales;
• ensuring that there is no net loss in the value of other biodiversity resources in the
region;
• returning key biodiversity resources to viable levels by promoting the restoration and
re-establishment of habitats and species populations in accordance with the targets
set out in the UK and Local Biodiversity Action Plans. In identifying areas for
habitat restoration and re-establishment, particular attention should be paid to
reversing habitat fragmentation and species isolation and ensuring the appropriate
management of wildlife corridors that are important for the migration and dispersal
of wildlife. In implementing the above, local authorities should set out a coherent
and functional ecological framework which identifies priority biodiversity resources,
areas of land which have the potential for returning these resources to viable levels
and wildlife corridors; and
• applying the principle of enhancing the quality of life set out in Policy DP2 when
considering all new development proposals which will impact on biodiversity.
8.11
Approximately a quarter of a million hectares of the North West have been designated as
areas of international conservation significance for the biodiversity they contain. Such sites
represent the best features in the North West and therefore make a valuable contribution in
defining the Region’s distinctiveness. However, while these sites represent the best examples
of biodiversity and natural features in the Region, they do not encompass all that is
exceptional. Sites with local or non-statutory designations, parks, green spaces and even
private gardens are sometimes the only contact that the majority of people, particularly in
built-up areas, have with nature and accordingly represent important reservoirs of
biodiversity.
Policy ER6 Woodlands
Local authorities will work with other regional partners to take every opportunity to
increase the level of tree cover by at least 10% (or approximately 1000ha per annum) by
2010 and at least 15% by 2020, supporting native species in both urban and rural areas
and also to promote the improvement and sustainable management of existing woodland.
Opportunities for new planting must, however, be balanced against impacts on the
natural and historic landscape, biodiversity and on agricultural land quality (see Policy
RU1) and when reviewing development plans and other strategies local authorities must
take account of the framework provided by Local Biodiversity Action Plans and
Landscape Character Assessments.
Policy DP1 Economy in the Use of Land and Buildings
Development plans should adopt the following sequential approach to meeting
development needs, taking account of local circumstances, the characteristics of
particular land uses, and the Spatial Development Framework:
i) the effective use of existing buildings and infrastructure within urban areas, including
the re-use or conversion of empty buildings (if they are sound and worthy of re-use,
and/or of architectural or historic interest) – particularly those which are accessible by
way of public transport, walking or cycling;
ii) the use of previously-developed land, particularly that which is accessible by public
transport, walking or cycling; and then
iii) the development of previously undeveloped land, where this avoids areas of
important open space, is well located in relation to houses, jobs other services and
infrastructure and is or can be made accessible by public transport, walking or cycling.
The North West Plan Submitted Draft Regional Spatial Strategy for the North West of England Jan 2006
Policy EM1 – Integrated Land Management
Plans, strategies, proposals and schemes should deliver an integrated approach to land management, based upon detailed character assessments and landscape strategies derived from the North West Joint Character Area map137. With regards to specific elements of integrated land management, the following should be taken into account:
Biodiversity
Plans and strategies should seek to deliver a ‘step-change’ increase in the region’s biodiversity resources, by delivering the regional biodiversity targets for maintaining, restoring and expanding priority habitats, and delivering the habitat and species targets of the Local Biodiversity Action Plans.
This should be done by protecting, expanding and linking areas for wildlife within and between the locations of highest biodiversity resources, and encouraging the protection, conservation and improvement of the ecological fabric elsewhere.
The Joint Lancashire Structure Plan 2001-2016
Policy 20
Lancashire’s landscapes
Lancashire landscape character Types are identified on map 13. Development must be appropriate to the landscape character type within which it is situated and contribute to its conservation, enhancement or restoration or the creation of appropriate new features.
In areas of outstanding natural beauty, priority will be given to conservation and enhancement of landscape character. Development must contribute to the conservation of the natural beauty of the area of outstanding natural beauty.
Proposals will be assessed in relation to:
(a) local distinctiveness;
(b) The condition of the landscape;
(c) Visual intrusion;
(d) The layout and scale of buildings and designed spaces;
(e) The quality and character of the built fabric;
(f) Public access and community value of the landscape;
(g) Historic patterns and attributes of the landscape;
(h) Landscape biodiversity and ecological networks;
(i) Semi-natural habitat characteristic of the landscape type;
(j) Remoteness and tranquility;
(k) Noise and light pollution.
TARGET 20.1:
Increase/protect selected key environmental
features by:
• Increasing the area of native woodland by
15% by 2016.
• No net loss of hedgerows through
development, 2001-2016.
Blackpool local plan 2001-2016
LQ6 Landscape Design and
Biodiversity
New development will be required to incorporate appropriate landscaping and benefits to biodiversity wherever possible, that: (a) enhances the spaces between and around buildings, including new streets (b) retains existing mature trees, shrubs, hedgerows and other landscape features and species, or habitats of ecological importance, within the site where possible and incorporates them into the overall design
4.27
As far as practicable existing mature landscape features and species or habitats of ecological importance should be retained and integrated within the design of the overall scheme. This will help to secure Blackpool’s contribution towards meeting Lancashire Structure Plan Target 20.1 of no net loss of hedgerows through development between 2001-2016.
Proposals that will lead to unacceptable tree, shrub or hedgerow loss will not be permitted. Where replacement planting is necessary it should aim to introduce species and create habitats which make a positive contribution to local biodiversity. The Council will also protect trees and groups of trees by making Tree Preservation Orders where appropriate. Removal of protected trees will only be allowed in exceptional circumstances, where trees endanger public safety or are diseased, and on condition that replacement planting takes place.
NE2 Countryside Areas
To retain their existing rural character and prevent peripheral urban expansion the following areas are designated as Countryside Area:
2.1 Land at Marton Moss
Within the Marton Moss Countryside Area, new development, including the conversion or change of use of existing buildings, will not be permitted except for: (a) agricultural or horticultural purposes (b) outdoor recreational uses appropriate to a rural area. New dwellings will not be permitted unless essential in relation to the agricultural or horticultural use of the land. Infill development and the change of use/conversion of buildings for other uses will not be permitted.
2.2 Land between Newton Hall and Preston New Road
Within the Newton Hall/Preston New Road Countryside Area new development will not be permitted except for agriculture, horticulture or other uses appropriate to a rural area. The re-use or conversion of existing buildings for other uses will be permitted provided that their scale, form and general design are consistent with the character of the area.
NE6 Protected Species
Development will not be permitted if it would have an adverse impact on animal or plant species protected under national or international legislation. Development proposals should ensure that species and habitats set out in the UK and Local Biodiversity Action Plans will be protected and where possible enhanced. Where development is permitted, adequate compensatory measures must be undertaken to sustain and enhance the species and its habitat.
NE7 Sites and Features of Landscape, Nature Conservation and Environmental Value
The Council will protect and retain sites and features of landscape, nature conservation and environmental value. Particular importance is attached to:
• Sites within the densely built-up inner areas
• Prominent road/railway frontage sites that provide attractive open breaks
• Groups of trees and hedgerows that contribute to public amenity and/or are of nature
conservation importance
• Watercourses
• Other habitats listed in the Lancashire Biodiversity Action Plan (BAP) or supporting species
listed in the BAP. Development proposals must ensure that these sites and features are
protected and where possible enhanced. The Council will identify suitable sites for landscape
enhancement and use its powers to promote and encourage their renewal, including
maximising benefits for nature conservation using available grant resources.”
Reasons to object, some official policies that the application contravenes.
The following is a list of some, but by all means not all, reasons the application is contrary to the Blackpool local plan and why the development control should reject the application.
List extracted from Blackpool Council website.
“Regional Planning Guidance for the North West (RPG13)
Policy ER5 Biodiversity and Nature Conservation
Planning authorities and other agencies in their plans, policies and proposals should
ensure that the overall nature conservation resource in the North West is protected and
enriched through conservation, restoration and re-establishment of key resources by:
• affording the highest level of protection and management to those resources which
are important and irreplaceable within practical timescales;
• ensuring that there is no net loss in the value of other biodiversity resources in the
region;
• returning key biodiversity resources to viable levels by promoting the restoration and
re-establishment of habitats and species populations in accordance with the targets
set out in the UK and Local Biodiversity Action Plans. In identifying areas for
habitat restoration and re-establishment, particular attention should be paid to
reversing habitat fragmentation and species isolation and ensuring the appropriate
management of wildlife corridors that are important for the migration and dispersal
of wildlife. In implementing the above, local authorities should set out a coherent
and functional ecological framework which identifies priority biodiversity resources,
areas of land which have the potential for returning these resources to viable levels
and wildlife corridors; and
• applying the principle of enhancing the quality of life set out in Policy DP2 when
considering all new development proposals which will impact on biodiversity.
8.11
Approximately a quarter of a million hectares of the North West have been designated as
areas of international conservation significance for the biodiversity they contain. Such sites
represent the best features in the North West and therefore make a valuable contribution in
defining the Region’s distinctiveness. However, while these sites represent the best examples
of biodiversity and natural features in the Region, they do not encompass all that is
exceptional. Sites with local or non-statutory designations, parks, green spaces and even
private gardens are sometimes the only contact that the majority of people, particularly in
built-up areas, have with nature and accordingly represent important reservoirs of
biodiversity.
Policy ER6 Woodlands
Local authorities will work with other regional partners to take every opportunity to
increase the level of tree cover by at least 10% (or approximately 1000ha per annum) by
2010 and at least 15% by 2020, supporting native species in both urban and rural areas
and also to promote the improvement and sustainable management of existing woodland.
Opportunities for new planting must, however, be balanced against impacts on the
natural and historic landscape, biodiversity and on agricultural land quality (see Policy
RU1) and when reviewing development plans and other strategies local authorities must
take account of the framework provided by Local Biodiversity Action Plans and
Landscape Character Assessments.
Policy DP1 Economy in the Use of Land and Buildings
Development plans should adopt the following sequential approach to meeting
development needs, taking account of local circumstances, the characteristics of
particular land uses, and the Spatial Development Framework:
i) the effective use of existing buildings and infrastructure within urban areas, including
the re-use or conversion of empty buildings (if they are sound and worthy of re-use,
and/or of architectural or historic interest) – particularly those which are accessible by
way of public transport, walking or cycling;
ii) the use of previously-developed land, particularly that which is accessible by public
transport, walking or cycling; and then
iii) the development of previously undeveloped land, where this avoids areas of
important open space, is well located in relation to houses, jobs other services and
infrastructure and is or can be made accessible by public transport, walking or cycling.
The North West Plan Submitted Draft Regional Spatial Strategy for the North West of England Jan 2006
Policy EM1 – Integrated Land Management
Plans, strategies, proposals and schemes should deliver an integrated approach to land management, based upon detailed character assessments and landscape strategies derived from the North West Joint Character Area map137. With regards to specific elements of integrated land management, the following should be taken into account:
Biodiversity
Plans and strategies should seek to deliver a ‘step-change’ increase in the region’s biodiversity resources, by delivering the regional biodiversity targets for maintaining, restoring and expanding priority habitats, and delivering the habitat and species targets of the Local Biodiversity Action Plans.
This should be done by protecting, expanding and linking areas for wildlife within and between the locations of highest biodiversity resources, and encouraging the protection, conservation and improvement of the ecological fabric elsewhere.
The Joint Lancashire Structure Plan 2001-2016
Policy 20
Lancashire’s landscapes
Lancashire landscape character Types are identified on map 13. Development must be appropriate to the landscape character type within which it is situated and contribute to its conservation, enhancement or restoration or the creation of appropriate new features.
In areas of outstanding natural beauty, priority will be given to conservation and enhancement of landscape character. Development must contribute to the conservation of the natural beauty of the area of outstanding natural beauty.
Proposals will be assessed in relation to:
(a) local distinctiveness;
(b) The condition of the landscape;
(c) Visual intrusion;
(d) The layout and scale of buildings and designed spaces;
(e) The quality and character of the built fabric;
(f) Public access and community value of the landscape;
(g) Historic patterns and attributes of the landscape;
(h) Landscape biodiversity and ecological networks;
(i) Semi-natural habitat characteristic of the landscape type;
(j) Remoteness and tranquility;
(k) Noise and light pollution.
TARGET 20.1:
Increase/protect selected key environmental
features by:
• Increasing the area of native woodland by
15% by 2016.
• No net loss of hedgerows through
development, 2001-2016.
Blackpool local plan 2001-2016
LQ6 Landscape Design and
Biodiversity
New development will be required to incorporate appropriate landscaping and benefits to biodiversity wherever possible, that: (a) enhances the spaces between and around buildings, including new streets (b) retains existing mature trees, shrubs, hedgerows and other landscape features and species, or habitats of ecological importance, within the site where possible and incorporates them into the overall design
4.27
As far as practicable existing mature landscape features and species or habitats of ecological importance should be retained and integrated within the design of the overall scheme. This will help to secure Blackpool’s contribution towards meeting Lancashire Structure Plan Target 20.1 of no net loss of hedgerows through development between 2001-2016.
Proposals that will lead to unacceptable tree, shrub or hedgerow loss will not be permitted. Where replacement planting is necessary it should aim to introduce species and create habitats which make a positive contribution to local biodiversity. The Council will also protect trees and groups of trees by making Tree Preservation Orders where appropriate. Removal of protected trees will only be allowed in exceptional circumstances, where trees endanger public safety or are diseased, and on condition that replacement planting takes place.
NE2 Countryside Areas
To retain their existing rural character and prevent peripheral urban expansion the following areas are designated as Countryside Area:
2.1 Land at Marton Moss
Within the Marton Moss Countryside Area, new development, including the conversion or change of use of existing buildings, will not be permitted except for: (a) agricultural or horticultural purposes (b) outdoor recreational uses appropriate to a rural area. New dwellings will not be permitted unless essential in relation to the agricultural or horticultural use of the land. Infill development and the change of use/conversion of buildings for other uses will not be permitted.
2.2 Land between Newton Hall and Preston New Road
Within the Newton Hall/Preston New Road Countryside Area new development will not be permitted except for agriculture, horticulture or other uses appropriate to a rural area. The re-use or conversion of existing buildings for other uses will be permitted provided that their scale, form and general design are consistent with the character of the area.
NE6 Protected Species
Development will not be permitted if it would have an adverse impact on animal or plant species protected under national or international legislation. Development proposals should ensure that species and habitats set out in the UK and Local Biodiversity Action Plans will be protected and where possible enhanced. Where development is permitted, adequate compensatory measures must be undertaken to sustain and enhance the species and its habitat.
NE7 Sites and Features of Landscape, Nature Conservation and Environmental Value
The Council will protect and retain sites and features of landscape, nature conservation and environmental value. Particular importance is attached to:
• Sites within the densely built-up inner areas
• Prominent road/railway frontage sites that provide attractive open breaks
• Groups of trees and hedgerows that contribute to public amenity and/or are of nature
conservation importance
• Watercourses
• Other habitats listed in the Lancashire Biodiversity Action Plan (BAP) or supporting species
listed in the BAP. Development proposals must ensure that these sites and features are
protected and where possible enhanced. The Council will identify suitable sites for landscape
enhancement and use its powers to promote and encourage their renewal, including
maximising benefits for nature conservation using available grant resources.”
