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Adopted Plan

Deposit Draft

Policy:

CL9 Recognised wildlife areas.

(CL9)

CL10 Wildlife value of rivers and other water areas.

(CL10)

CL11 Retaining high quality agricultural land.

(CL11)

CL12 The effects of severance upon existing farms.

(CL12)

CL13 Siting and design of agricultural buildings.

(CL13)

CL14 Use of materials for agricultural buildings and structures.

(CL14)

CL15 Livestock buildings and related development.

(CL15)

CL16 Central grain stores, feed mills and other bulk storage buildings.

(CL16)

Proposal:

2.4.1 The Mid Suffolk countryside has undergone rapid change in recent decades. In parts of the District, the landscape has been dramatically altered by modern farming techniques. Whilst traditional forms of rural employment have declined, the population of market towns and villages has tended to rise with many people preferring to live away from main towns and cities. The issue facing the District Planning Authority is to protect the character of the countryside whilst allowing diversification in the rural economy. The countryside is valued by all who live and work there and by visitors. It is the Government's policy that the countryside should be safeguarded for its own sake and that non-renewable and natural resources should be given protection.

Protecting the countryside from unsuitable development.

2.4.2 The Countryside and Rural Economy objectives of the Local Plan are:-

- to encourage the rural economy through diversification and the sensible re-use or conversion of rural buildings

- to conserve and improve the landscape taking account of its natural beauty and features of archaeological or historic interest

- to conserve the diversity of wildlife particularly by protecting and enhancing habitats

- to make the countryside more accessible to the public for informal recreation

- to protect the countryside from inappropriate forms of development

- to safeguard the use of the countryside's natural resources, including its farmland, mineral reserves and groundwater supply.

Sustaining the Character and Appearance of the Countryside

2.4.3 The guiding principle in the countryside is that development should benefit the rural economy and maintain or enhance the environment. New development in rural areas should be sensitively related to existing settlement patterns and respect the historic, wildlife and landscape character of its surroundings. Building in the open countryside, away from existing settlements or from areas allocated for development will be strictly controlled.

Development should benefit the rural economy.

2.4.4 Conserving the Landscape - In parts of the District, the landscape is particularly attractive but changes in farming practice and other forms of development in the countryside have often had a detrimental impact upon landscape quality. Examples of this change include loss of hedgerows, trees and ditches which, apart from contributing to a reduction in wildlife habitats, create a comparatively featureless landscape.

2.4.5 In certain cases, it may be possible for the District Planning Authority to enter into countryside management agreements with landowners under the Wildlife and Countryside Act 1981 in order to protect special features in the landscape. The planning system helps to integrate development necessary to sustain the rural economy with protection of the countryside for the sake of its beauty, its diversity of landscape, its wealth of natural resources and its ecological, agricultural and recreational value.

GUIDING PRINCIPLE TO DEVELOPMENT IN THE COUNTRYSIDE

POLICY CL1

THE LANDSCAPE QUALITY AND CHARACTER OF THE COUNTRYSIDE WILL BE PROTECTED FOR ITS OWN SAKE. PROPOSALS FOR DEVELOPMENT IN THE COUNTRYSIDE SHOULD BE SITED AND DESIGNED TO HAVE MINIMUM ADVERSE EFFECT ON THE APPEARANCE OF THE LANDSCAPE AND SHOULD SEEK TO POSITIVELY CONTRIBUTE TO ITS DIVERSE CHARACTER THROUGH TREE PLANTING AND THE CREATION OF HEDGEROWS, DECIDUOUS WOODLANDS AND OTHER WILDLIFE HABITATS.

IN THE COUNTRYSIDE, FAVOURABLE CONSIDERATION WILL NORMALLY BE GIVEN TO DEVELOPMENT WHICH IS REQUIRED TO MEET THE NEEDS OF AGRICULTURE, FORESTRY AND MINERAL EXTRACTION. PROPOSALS FOR OUTDOOR RECREATION OR TOURISM, WHICH CAN DEMONSTRATE A NEED TO BE LOCATED IN THE COUNTRYSIDE AND WHICH SUPPORT THE RURAL ECONOMY, WILL BE CONSIDERED ON THEIR MERITS. DEVELOPMENT SHOULD BE WELL RELATED TO THE EXISTING PATTERN OF TOWNS AND VILLAGES.

2.4.6 Special Landscape Areas - The County Structure Plan recognises that although in certain areas the landscape of Mid Suffolk has a special quality, it does not attract national recognition in terms of National Park or Area of Outstanding Natural Beauty (AONB) status. These undesignated areas are particularly vulnerable to change. The Structure Plan therefore seeks to protect additional areas of landscape by designating Special Landscape Areas (SLAs). This applies particularly to river valleys where there is pressure for increased recreational use, land drainage and mineral extraction. The Structure Plan defines Special Landscape Areas as being:-

a) River valleys which still possess traditional grazing meadows with their hedgerows, dykes, and associated flora and fauna;

b) Areas of breckland including remaining heathland, and the characteristic lines and belts of Scots Pine;

c) Historic parklands and gardens;

d) Other areas of countryside where undulating topography and natural vegetation, particularly broadleaved woodland, combine to produce an area of special landscape quality and character.

Special Landscape Areas

2.4.7 The criteria for Special Landscape Area selection need to be kept under regular review. Traditional features, such as a pattern of small fields formed by hedges, ditches and ponds and interspersed with ancient woodland, give many parts of the District's landscape an interest and variety that is worthy of conserving in its own right. It gives a diversity of habitat that is essential for wildlife. Where these features combine with an interesting topography or as part of a river valley, they create a special quality of landscape in direct contrast to the more intensively farmed areas where trees and hedgerows have been removed and the countryside has become featureless. Attention needs to be given to these areas through the control of development and countryside management.

The case for new Special Landscape Areas.

2.4.8 They are worthy of special designation and using the Countryside Commission's recommended approach to landscape assessment, it is proposed that they should become Special Landscape Areas (Landscape Assessment - A Countryside Commission Approach, 1987).

DEVELOPMENT WITHIN SPECIAL LANDSCAPE AREAS

WITHIN SPECIAL LANDSCAPE AREAS, PARTICULAR CARE WILL BE TAKEN TO SAFEGUARD LANDSCAPE QUALITY, AND WHERE DEVELOPMENT DOES OCCUR IT SHOULD BE SENSITIVELY DESIGNED, WITH HIGH STANDARDS OF LAYOUT, MATERIALS AND LANDSCAPING.

2.4.9 Wherever possible the District Planning Authority expects major utility installations, particularly power lines, to be located away from Special Landscape Areas because of their visual intrusion. Any proposals put forward by the utility companies eg. gas, water and electricity suppliers, will need to demonstrate that more environmentally acceptable sites, routes or systems are not available. The feasibility of undergrounding power lines should be assessed taking a balanced view of the archaeological and ecological impact of undergrounding.

Avoiding development that unnecessarily impacts on Special Landscape Areas.

MAJOR UTILITY INSTALLATIONS AND POWER LINES IN THE COUNTRYSIDE

NEW MAJOR INSTALLATIONS FOR UTILITIES AND POWER LINES EXCEEDING 33KV SHOULD BE CAREFULLY SITED TO ENSURE MINIMAL INTRUSION IN THE LANDSCAPE. THE FEASIBILITY OF UNDERGROUNDING ELECTRICITY LINES WILL BE REGARDED AS A MATERIAL CONSIDERATION.

PROTECTING THE RIVER VALLEYS AND FLOOD PLAINS

POLICY CL4

THE DISTRICT PLANNING AUTHORITY WILL ENCOURAGE THE CONSERVATION OF THE LANDSCAPE AND ECOLOGICAL QUALITIES OF MID SUFFOLK'S RIVER VALLEYS.

2.4.10 Environmentally Sensitive Areas - These are areas designated by MAFF under the Agriculture Act 1986. ESAs are areas of special landscape, wildlife or historic interest which can be protected or enhanced by supporting specific agricultural practices. Designation as an ESA does not affect the status of the area in terms of national planning policies or development control regulations. However, the features which contributed to the designation of the area as an ESA may sometimes be important factors in local planning policies and development control decisions. ESAs have been designated, as shown in Diagram 2, for the Broads, which includes part of the Waveney and Dove Valleys, and The Suffolk River Valleys including the River Deben.

The relationship of planning policy to ESA designation.

Trees, Woodlands and Hedgerows

2.4.11 Major woodlands, whether ancient or otherwise, are relatively few in the Plan area. The most significant ancient woodlands are identified in Table 3. These woodlands make a significant contribution to the appearance and character of the landscape and will be safeguarded. Their contribution as wildlife habitats is also recognised in paragraph 2.4.14 below.

TABLE 3 - ANCIENT WOODLANDS IN MID SUFFOLK DISTRICT

[Click to see larger image in a pop-up window]

Diagram 2 - Environmentally Sensitive Areas within the Plan Area

2.4.12 In addition to woodlands, areas of scrubland and scattered trees make an important contribution to the landscape. The decline in the number of trees and woodlands is a major factor in changes to the character of the landscape. Modern agricultural techniques have been the dominant influence in this change.

The loss of trees and hedgerows has dramatically reduced the chances of natural regeneration.

2.4.13 Other factors include the effects of tree diseases, particularly Dutch Elm disease, the lowering of the water table brought about by development, agricultural land drainage schemes and the gales of 1987 and 1990. Many trees in the landscape are past maturity and, although likely to survive for many years, replacement is necessary to ensure continuity. Current hedgerow management tends to prevent such replacement via natural regeneration. It should also be recognised that some activities, such as the safe operation of the railway network, will require the selective management of vegetation from time to time.

2.4.14 The retention of green lanes with their accompanying hedgerows is seen as important because of their historic landscape and ecological significance. A green lane is a term with no legal meaning. It is a description of an unsurfaced track, normally hedged, and often of some antiquity. It can be a footpath, bridleway or carriageway or may carry no public rights of way at all. New legislation to protect hedgerows has been proposed by the Department of the Environment and Hedgerow Management Orders could become available as a way of protecting prominent hedgerows and, where appropriate, green lanes. The District Planning Authority will invite the participation of interested groups in gathering the necessary information to establish a record of existing green lanes in the Plan area.

Retaining Green Lanes as a landscape feature.

PROTECTING EXISTING WOODLAND

POLICY CL5

DEVELOPMENT WHICH WOULD RESULT IN THE LOSS OF OR DAMAGE TO WOODLAND, PARTICULARLY ANCIENT WOODLAND, OR DISRUPTION TO COMMERCIAL FORESTRY WILL BE REFUSED. THE FELLING OF COMMERCIAL CONIFER WOODLAND WILL BE SUPPORTED WHERE IT DOES NOT ADVERSELY AFFECT THE CHARACTER AND APPEARANCE OF THE LANDSCAPE.

TREE PRESERVATION ORDERS

POLICY CL6

TREE PRESERVATION ORDERS WILL BE USED WHERE THE REMOVAL OF TREES AND WOODLANDS WOULD BE DETRIMENTAL TO THE VISUAL AMENITY OF THE SURROUNDING AREA.

GREEN LANES

POLICY CL7

THE DISTRICT PLANNING AUTHORITY WILL, THROUGH ITS RESPONSIBILITY FOR CONTROLLING DEVELOPMENT AND USE OF LAND, PROTECT GREEN LANES, TREE PRESERVATION ORDERS WILL BE USED IN SUPPORT OF THIS OBJECTIVE.

Wildlife

2.4.15 In the past flora and fauna have been able to adapt to gradual change, but the rapid development of recent years has caused a serious decline in the extent and quality of habitats. The successful conservation of wildlife depends on the retention of key sites linked to a much wider network of habitats of varying types. The creation of new water areas as a result of mineral extraction has produced valuable new habitats. Nevertheless many existing habitats have been harmed by agricultural practices, the release of waste products into the environment and, less obviously, by sport and leisure in the countryside.

Maintaining a range of wildlife habitats.

2.4.16 Mid Suffolk has a variety of wildlife habitats from the valley fens of the Upper Waveney to the ancient woodlands of the Barking and Willisham area. There are nationally designated Sites of Special Scientific Interest (SSSI's), the internationally recognised Ramsar wetland at Redgrave and Lopham Fens, which was declared a National Nature Reserve in June 1993 and locally important wildlife sites around many villages. During 1992, the Suffolk Wildlife Trust and Suffolk County Council, assisted by the District Council, prepared a County Wildlife Sites Register for Mid Suffolk which includes ancient woodlands and the District Planning Authority will refer to this Register in its decision-making. The County Wildlife Sites are shown on the Proposals Map and set out in Appendix 5.

Planning decisions will take account of the Suffolk Wildlife Sites Register.

2.4.17 Sites of Special Scientific Interest - Sites of Special Scientific Interest are notified under the Wildlife and Countryside Act 1981 (as amended) by English Nature. These sites are of special nature conservation interest for their plant or animal communities, geological features or landform interest. The key importance of SSSIs means that development in or near them must be very strictly controlled. They can be seriously damaged by development outside their boundaries.

2.4.18 The Wildlife and Countryside Act 1981 also provides protection for various wildlife species. Sites of Special Scientific Interest are often designated because of the presence of these species, but rare species protected under the 1981 Act may be found in many places not notified as SSSI's. The nation's wildlife cannot be sustained solely by site protection. There needs to be wise management of the countryside.

2.4.19 The maintenance of traditional agricultural practices is essential to nature conservation objectives. Once lost, important habitats can rarely be recreated. The presence of a protected species will be a material consideration when the District Planning Authority is considering a development proposal which if carried out would be likely to result in harm to a protected species or its habitat. The permission granted by the General Development Order 1988 for the temporary use of land for war games, motorsports and clay pigeon shooting does not apply in SSSIs.

Protection afforded to wildlife by the planning system.

2.4.20 Local Nature Reserves - Under Section 21 of The National Parks and Access to the Countryside Act 1949 the District Planning Authority will seek to designate Local Nature Reserves, following consultation with English Nature. These sites must be in District Council ownership, or be managed in conjunction with land owners, for their wildlife conservation and educational value and to allow people access to the countryside. There are two sites located within the Plan area at:

Church Meadow, Combs

Fen Alder Carr, Creeting St. Mary.

Designating Local Nature Reserves.

2.4.21 These sites and others which may be subsequently designated will be safeguarded against any development which might have an adverse effect, whether direct or indirect, on their ecological value.

PROTECTING WILDLIFE HABITATS

POLICY CL8

THE DISTRICT PLANNING AUTHORITY WILL REFUSE DEVELOPMENT LIKELY TO BRING ABOUT:-

- THE LOSS OR SIGNIFICANT ALTERATION OF IMPORTANT HABITATS INCLUDING HEATHLAND, WOODLAND, WATER MEADOWS, OTHER PERMANENT PASTURE, PARKLAND, MARCHES, STREAMS, PONDS, GREEN LANES, ALDER CARR AND OSIER BEDS;

- THE THREAT TO RARE OR VULNERABLE SPECIES, ESPECIALLY THOSE PROTECTED BY LAW.

WHERE DEVELOPMENT IS PERMITTED, THE RETENTION OF IMPORTANT WILDLIFE HABITATS WILL BE SOUGHT THROUGH PLANNING CONDITIONS OR LEGAL AGREEMENT.

THE DISTRICT PLANNING AUTHORITY WILL CONSIDER ENTERING INTO MANAGEMENT AGREEMENTS UNDER THE WILDLIFE AND COUNTRYSIDE ACT 1981. WHICH WOULD SECURE A MORE COMPREHENSIVE PROTECTION FOR, AND MANAGEMENT OF, WILDLIFE AND ECOLOGICAL SITES.

RECOGNISED WILDLIFE AREAS

DEVELOPMENT PROPOSALS WHICH WOULD HARM THE NATURE CONSERVATION INTEREST OF RAMSAR SITES, SITES OF SPECIAL SCIENTIFIC INTEREST AND OTHER NATIONALLY DESIGNATED WILDLIFE AREAS, WILL NOT BE PERMITTED EXCEPT WHERE A CASE OF OVERWHELMING NATIONAL NEED HAS BEEN CLEARLY DEMONSTRATED, AND THERE IS A LACK OF ACCEPTABLE ALTERNATIVE SITES.

SUFFOLK COUNTY WILDLIFE SITES AND LOCAL NATURE RESERVES WILL ALSO BE PROTECTED FROM HARM TO THEIR NATURE CONSERVATION INTEREST ARISING FROM DEVELOPMENT PROPOSALS, AND THE WEIGHT ATTACHED TO SUCH HARM WILL REFLECT THE RELATIVE SIGNIFICANCE OF THESE DESIGNATIONS.

THE PRESENCE OF A PROTECTED SPECIES UNDER THE WILDLIFE AND COUNTRYSIDE ACT 1981 WILL BE A MATERIAL CONSIDERATION IN DETERMINING ANY PLANNING APPLICATION.

Development near to Rivers, Lakes and Ponds

2.4.22 The District Planning Authority also recognises the importance of rivers, lakes and other areas of water in providing a contribution to the appearance of the landscape and as a provider of an enriched habitat for flora and fauna. The Environment Agency has the statutory duty to conserve and enhance the natural environment associated with waterways, lakes, ponds, etc. and would resist any proposal which is considered to be detrimental. This role should be complemented by the District Planning Authority through the control of development on land adjoining rivers and other water areas.

Safeguarding water related habitats.

WILDLIFE VALUE OF RIVERS AND OTHER WATER AREAS

POLICY CL10

DEVELOPMENT ADJACENT TO RIVERS OR ASSOCIATED WITH OTHER NATURAL AREAS OF WATER, INCLUDING LAKES AND PONDS, WILL BE EXPECTED TO CONSERVE AND ENHANCE EXISTING WILDLIFE, LANDSCAPE AND ARCHAEOLOGICAL FEATURES.

Agricultural Land and Buildings

2.4.23 Agriculture in all its forms will continue to influence the physical appearance and character of the countryside, even though significant areas of land are being taken out of agricultural use. To assist in assessing land quality, the Ministry of Agriculture, Fisheries and Food (MAFF) has classified agricultural land by grade according to its use for food production. The best and most versatile agricultural land falls into grades 1 and 2 and sub-grade 3a. This land is the more flexible, productive and efficient in response to inputs. It is best suited to the changing needs of agriculture and maintaining the competitiveness of the agricultural industry. Farms vary considerably in size, type of farm business and layout. The loss of part of a holding can have important implications for the remainder.

Retaining the most productive agricultural land.

RETAINING HIGH QUALITY AGRICULTURAL LAND

POLICY CL11

THE DISTRICT PLANNING AUTHORITY WILL ENCOURAGE THE CONSERVATION OF AGRICULTURAL LAND. PARTICULAR PROTECTION WILL BE AFFORDED TO THE BEST AND MOST VERSATILE AGRICULTURAL LAND (NAMELY GRADES 1, 2 AND 3a OF MAFF'S AGRICULTURAL LAND CLASSIFICATION).

THE EFFECTS OF SEVERANCE UPON EXISTING FARMS

IN DETERMINING PLANNING APPLICATIONS INVOLVING THE DEVELOPMENT OF EXISTING AGRICULTURAL LAND, THE DISTRICT PLANNING AUTHORITY WILL HAVE REGARD TO THE EFFECT OF SEVERANCE AND FRAGMENTATION UPON THE FARM AND ITS OPERATIONAL STRUCTURE.

2.4.24 When the town and country planning system was introduced in 1947, boosting food production was a national priority. Farming was therefore given wide exemption from planning control in the form of permitted development rights. This principle has changed and, whilst the Government has no plans to extend planning control to all farming activities, it has introduced closely targeted controls to deal with specific problems such as livestock units.

Permitted development rights held by the agricultural industry.

2.4.25 A distinction has also been made in planning control between farms covering relatively extensive areas of land (at least 5 hectares) and small holdings where food production is modest and small scale. The Town and Country Planning General Development Order 1988 (as amended) grants permitted development rights for a range of agricultural buildings and operations. These rights differ according to the size of the agricultural holding and are subject to numerous limitations and conditions which are set out in Planning Policy Guidance Note 7 - The Countryside - Environmental Quality and Economic and Social Development.

2.4.26 In a number of cases, permitted development rights for agricultural and forestry buildings cannot be exercised unless the farmer or developer has applied to the District Planning Authority for a determination as to whether the Authority's prior approval will be required. This applies to development involving new agricultural and forestry buildings, significant extensions and alterations, agricultural and forestry roads and certain excavations or waste deposits. The District Planning Authority will need to consider the effect of the development on the landscape in terms of visual amenity and the desirability of preserving ancient monuments and their settings, known archaeological sites, listed buildings, and sites of nature conservation value.

Agricultural development where the District Planning Authority may wish to intervene.

SITING AND DESIGN OF AGRICULTURAL BUILDINGS

POLICY CL13

AGRICULTURAL DEVELOPMENT SHOULD HAVE REGARD TO ITS EFFECT ON THE VISUAL AMENITY OF THE LANDSCAPE AND THE DESIRABILITY OF PRESERVING KNOWN ARCHAEOLOGICAL SITES AND SITES OF RECOGNISED NATURE CONSERVATION VALUE.

USE OF MATERIALS FOR AGRICULTURAL BUILDINGS AND STRUCTURES

POLICY CL14

IN ALL CASES WHERE NEW AGRICULTURAL BUILDINGS OR STRUCTURES ARE PROPOSED, THE COLOUR, TEXTURE AND USE OF MATERIALS SHOULD BE CAREFULLY SELECTED TO BE SYMPATHETIC TO THEIR SETTING. LIGHT COLOURED, HIGHLY REFLECTIVE SURFACES, PARTICULARLY ON ROOFS, SHOULD BE AVOIDED.

Livestock Buildings and Related Development

2.4.27 The Town and Country Planning (General Permitted Development) Order 1995 excludes the erection of buildings for the accommodation of livestock and related development, including the storage of slurry or sewage sludge from agricultural permitted development where they would be within 400 m of a protected building. The term protected building includes residential and most other permanent buildings such as schools, hospitals and commercial premises that are normally occupied by people. Where permission is required applications will be considered on their merits, with particular regard to any effect on residential amenity. Similar care will be taken when considering planning applications for houses or other protected buildings within 400 m of livestock units.

Control over agricultural development affecting neighbouring amenity.

2.4.28 New and existing livestock units can often be self-contained and are not necessarily related to the farming of the land on which they are situated. Such units have a considerable impact on the landscape and can produce large quantities of effluent which in turn can pollute watercourses and sources of ground water supply. The siting and design of livestock units and associated slurry tanks and lagoons should seek to minimise any adverse effects on the surrounding environment.

Careful attention to the siting of new livestock units.

LIVESTOCK BUILDINGS AND RELATED DEVELOPMENT

POLICY CL15

PROPOSALS FOR LIVESTOCK BUILDINGS AND ASSOCIATED STRUCTURES, SUCH AS SLURRY TANKS AND LAGOONS WILL NOT BE PERMITTED WHERE THEY SIGNIFICANTLY INTRUDE INTO THE LANDSCAPE, MATERIALLY INJURE RESIDENTIAL AMENITY, WHERE THE LOCAL ROAD SYSTEM CANNOT ACCOMMODATE THE FLOW OF TRAFFIC GENERATED BY THE PROPOSAL, OR WHERE APPROPRIATE MEASURES ARE NOT INCLUDED FOR THE CONTAINMENT AND DISPOSAL OF EFFLUENT.

CENTRAL GRAIN STORES, FEED MILLS AND OTHER BULK STORAGE BUILDINGS

POLICY CL16

PROPOSALS FOR CENTRAL GRAIN STORES, FEED MILLS, AND OTHER BUILDINGS FOR BULK STORAGE WILL BE REFUSED IF:

- THE BUILDING OR STRUCTURE WOULD BE SIGNIFICANTLY INTRUSIVE IN ITS LANDSCAPE SETTING;

- THERE IS POOR ACCESS OR THE EXISTING ROAD SYSTEM IS INADEQUATE TO ENSURE THE SAFE AND FREE FLOW OF TRAFFIC;

- LORRY MOVEMENTS WOULD BE HARMFUL TO NEARBY RESIDENTIAL AMENITY.

Diversification in the Rural Economy

2.4.30 The increased efficiency of farming and changes in the European Community?s agricultural policy mean that retaining as much land as possible in agricultural use no longer has the same priority. The District Planning Authority is faced with responding in a positive manner to diversification in the rural economy to provide employment opportunities for rural people, including those formerly employed in agriculture and related sectors.

Conversion and reuse of redundant buildings as a way of supporting diversification.

2.4.31 The re-use and adaptation of agricultural buildings has an important role to play in assisting diversification. Many businesses can be carried on in rural areas without causing unacceptable disturbance through increased traffic, noise, pollution or other adverse effects, but much will depend on such factors as the scale of the development, the nature of the intended use of the site and its location. Where changes of use to agricultural buildings are proposed, they should bring benefits to the local economy.

2.4.32 The Government?s planning guidance recognises the pressure to convert existing buildings to dwellings and makes the point that this may not always be beneficial. The need to provide for local commerce and industry may well be a material consideration when deciding such applications. The terms ?industry?, ?commerce? and ?business? are described in paragraph 2.5.17 in the following section of the Plan, where policies for industry and commerce are set out, including Policy E11, Re-use and adaptation of agricultural and other rural buildings for industrial or commercial use. However, the planning system should not be abused by constructing a new farm building under the benefit of permitted development rights with the intention of early conversion to another use.

2.4.33 Alternative Uses for Agricultural Land - The Government advises that economic well-being and a high quality environment have to be pursued together. Diversification of the rural economy should not be at the expense of the countryside which continues to need protecting for its own sake. The principle option is for farms to enter into the Ministry of Agriculture?s Set-Aside Scheme where payments are received for taking land out of agricultural production.

2.4.34 If positive steps are taken by the farmer to manage land for conservation or recreational purposes then payments may be received under the Countryside Stewardship Scheme. In considering proposals for diversification, the District Planning Authority has to consider the long-term sustainability of the development as once agricultural land is developed, even for uses such as golf courses, return to best quality agricultural use is seldom practicable. Once any land is built on, the restoration of semi-natural and natural habitats and landscape features is rarely possible and usually expensive.

Options for taking land out of agricultural production.

2.4.35 There is little justification for new industrial development to intrude into the countryside away from towns and villages. Industry and commerce have always sought locational advantage, including access to materials, support services, markets, clients and labour force. Many of these advantages are not available in rural locations without adding substantially to traffic flows on rural lanes. Options for changing the use of agricultural land, as distinct from redundant buildings, may therefore best come from recreational, leisure or tourism based activities. The Government is keen to see wider public access to the countryside. Development of this kind is discussed in Section 2.8: Recreation and Tourism.

Taking account of the adequacy of the local road system.

2.4.36 Retail Sales in the Countryside - The re-use and adaptation of farm buildings to provide employment opportunities is considered in the following section of the Plan, where Policy E11 provides for ?the industrial or business use? of such buildings. Paragraph 2.5.17 makes clear that the terms ?industry? and ?business? do not include retail use. The only opportunities for retail uses in the countryside will be either ?Farm Shops?, which are dealt with in paragraph 2.4.38 and Policy CL17 below; or where a retail outlet is related directly to a craft or manufacturing use which utilises a redundant building.

Retail sales from converted agricultural buildings.

2.4.37 Such ancillary retail uses are considered in Section 2.6 of the Plan, (see paragraph 2.6.24-25 and Policy S13). There are other retail uses unrelated to the needs of the countryside, such as petrol filling stations or open sales areas for motor cars or building supplies, that would not be appropriate in the countryside because of their visual and amenity impact.

2.4.38 Farm Shops - there has been an increasing trend towards the direct sale of farm produce to the public, often on a seasonal basis to coincide with harvesting fruit or vegetables on the farm. In many cases, the retail sale of produce directly from the farm is perfectly acceptable and will not require planning permission if it is limited to produce grown on the farm. Where other goods, not produced on the farm, are offered for sale, the District Planning Authority will need to consider proposals for farm shops in relation to policies for retailing in the countryside and to look at matters such as traffic generation and safety and the effect on the local environment.

Selling farm produce directly to the public.

2.4.39 Garden Centres - are a form of retail development usually involving display areas which are largely out of doors. They usually occupy large areas of land and can generate considerable volumes of traffic, particularly at weekends. For these reasons garden centres may not always be accommodated within settlement boundaries. An edge of settlement site may be acceptable, but sites in the open countryside will not be appropriate.

Garden centres in the countryside.

PRINCIPLES FOR FARM DIVERSIFICATION

POLICY CL17

NOTWITHSTANDING THE STRICT CONTROLS OVER DEVELOPMENT IN THE COUNTRYSIDE, CHANGES OF USE ARISING FROM THE DIVERSIFICATION OF FARM ENTERPRISES WILL BE PERMITTED SUBJECT TO THE FOLLOWING CRITERIA:-

- THERE IS NO MATERIALLY DETRIMENTAL EFFECT ON NEARBY RESIDENTIAL AMENITY;

- PROPOSALS SHOULD BENEFIT THE RURAL ECONOMY BY PROVIDING ALTERNATIVE OR ADDITIONAL EMPLOYMENT;

- PROPOSALS ARE COMPATIBLE WITH THE PROTECTION OF THE COUNTRYSIDE IN TERMS OF ITS LANDSCAPE, WILDLIFE, NATURAL RESOURCES AND INTRINSIC RECREATIONAL VALUE;

- PROPOSALS DO NOT INVOLVE THE PERMANENT LOSS OF AGRICULTURAL LAND OF GRADES 1, 2 AND 3a OF MAFF'S AGRICULTURAL LAND CLASSIFICATION;

- THERE IS NO EXCESSIVE TRAFFIC GENERATION OR ADVERSE EFFECT ON THE FREE FLOW AND SAFETY OF TRAFFIC;

- THE DISTRICT PLANNING AUTHORITY WILL EXPECT THE PROPER USE TO BE MADE OF APPROPRIATE EXISTING BUILDINGS, WHERE PROPOSALS REQUIRE THE PROVISION OF NEW WORKSPACE;

- ANY NEW BUILDING(S) SHALL BE ANCILLARY TO AND USED SOLELY IN CONNECTION WITH THE USE APPLIED FOR. SUCH BUILDINGS SHOULD BE KEPT TO THE MINIMUM SIZE REQUIRED TO MEET THE OPERATIONAL NEEDS OF THE NEW USE AND BE WELL RELATED TO THE EXISTING BUILDINGS WHICH ARE THE SUBJECT OF THE PROPOSAL. IN CONSIDERING THE NEED FOR NEW BUILDING(S) THE AVAILABILITY OF EXISTING FARM BUILDINGS WILL BE A MATERIAL CONSIDERATION.

CHANGES OF USE FOR AGRICULTURAL AND OTHER RURAL BUILDINGS TO NON-RESIDENTIAL USES

POLICY CL18

- THE PROPOSED CONVERSION MUST RESPECT THE DESIGN AND STRUCTURE OF THE ORIGINAL BUILDING AND RETAIN ANY IMPORTANT ARCHITECTURAL AND HISTORIC FEATURES;

- THE PROPOSAL SHOULD NOT INVOLVE THE CONVERSION OF RECENTLY CONSTRUCTED AGRICULTURAL BUILDINGS;

- ANY SUBSEQUENT INTENSIFICATION OF THE USE, FOR WHICH PLANNING PERMISSION FOR CONVERSION OF THE BUILDING HAS BEEN GIVEN, WILL NORMALLY BE REFUSED IF IT BECOMES UNACCEPTABLY INTRUSIVE AND THEREFORE DAMAGING TO THE CHARACTER OF ITS COUNTRYSIDE SETTING OR NEARBY RESIDENTIAL AMENITY TO THIS END THE DISTRICT PLANNING AUTHORITY MAY USE PLANNING CONDITIONS OR PLANNING OBLIGATIONS TO SAFEGUARD LOCAL AMENITY;

- THE PROPOSED USE OF THE BUILDING SHOULD NOT AFFECT RESIDENTIAL AMENITY, HIGHWAY SAFETY, WILDLIFE FEATURES OR THE ENVIRONMENT TO A SIGNIFICANTLY ADVERSE DEGREE.

FARM SHOPS

POLICY CL19

FARM SHOPS IN BUILDINGS ERECTED ESPECIALLY FOR THIS PURPOSE OR THOSE SELLING GOODS OTHER THAN THOSE PRODUCED ON THE FARM REQUIRE PLANNING PERMISSION. PROPOSALS SHOULD NOT HAVE A SERIOUSLY DETRIMENTAL EFFECT ON THE LANDSCAPE SETTING OF THE SITE, WILDLIFE HABITAT, HIGHWAY SAFETY OR RESIDENTIAL AMENITY. THE ERECTION OF NEW BUILDINGS IN THE COUNTRYSIDE FOR USE AS A FARM SHOP WILL ONLY BE PERMITTED WHERE:-

- NO OTHER BUILDINGS EXIST WHICH ARE APPROPRIATE FOR CONVERSION;

- THE NEW BUILDING IS WELL RELATED TO THE EXISTING FARM BUILDINGS;

- THE SCALE OF THE BUILDING IS APPROPRIATE TO THE NEEDS OF THE SHOP PROPOSED;

- IN CASES WHERE THE SALE OF GOODS NOT PRODUCED ON THE FARM IS INVOLVED EITHER IN A NEW BUILDING OR IN AN EXISTING BUILDING THE DISTRICT PLANNING AUTHORITY MAY IMPOSE CONDITIONS TO LIMIT THE RANGE OF GOODS NOT PRODUCED ON THE FARM THAT MAY BE SOLD.

GARDEN CENTRES

POLICY CL20

GARDEN CENTRES WILL NOT BE PERMITTED IN OR ADJOINING A CONSERVATION AREA.

Horses in the Countryside

2.4.40 As the volume and speed of traffic increases it is becoming more and more difficult to exercise horses on roads. Another form of farm diversification is the provision of livery and exercise routes on farms. The keeping and riding of horses are stabled at a commercially-run equestrian centre. Buildings for keeping horses used in farming qualify as agricultural development and so benefit from permitted development rights. Stables or loose boxes erected within the curtilage of a dwelling for horses that are used for the personal enjoyment of the occupant of the dwelling may also have permitted rights. In most other cases planning permission will be required.

Making equestrian facilities complement their landscape setting.

2.4.41 The quality of pasture, shelters and style of fencing is sometimes low and can have a detrimental impact on the landscape. Standards of design and materials will be controlled whilst careful maintenance of buildings and land is recommended in order that equestrian activities do not have an adverse effect on the countryside and that horses are cared for and well housed. The erection of new dwellings in the countryside in connection with equestrian centres or commercial stables will rarely be justified.

FACILITIES FOR HORSE RIDING

POLICY CL21

WHERE NEW STABLES OR AN EQUESTRIAN CENTRE ARE PROPOSED APPLICANTS WILL NEED TO DEMONSTRATE THAT RIDING OR OTHER ACTIVITIES CAN TAKE PLACE:-

- ON THEIR OWN LAND; AND/OR

- ON OTHER LAND BY LEGAL AGREEMENT ON A LONG TERM BASIS; AND/OR

- ALONG NEARBY DEFINED BRIDLEWAYS OR BYWAYS.

NEW DWELLINGS CONNECTED WITH EQUESTRIAN ACTIVITIES WILL NOT BE PERMITTED IN THE COUNTRYSIDE.

Note: A code of practice for horse owners and riders, is given in a booklet published by the Countryside Commission titled Horses in the Countryside.

Advertising in the Countryside

2.4.41 Outdoor advertising is essential to commercial activity and this applies to the rural economy. The District Planning Authority can control the display of advertisements when it is justified in the interests of amenity and public safety. All outdoor advertisements are intended to catch the eye of passers-by, if only fleetingly. This must be balanced against the visual effect of the advertisement on its surroundings.

Advertising in the countryside that is appropriate to its setting.

2.4.42 In the open countryside, the land form and quality of the immediate surroundings and whether the advertisement respects natural contours, landscape character and background features against which it will be seen, will be factors to be taken into account. Whilst businesses located in the countryside will expect to be able to advertise their whereabouts, especially to visitors, care should be taken to ensure that signs are designed and sited to harmonise with their setting; and that a proliferation of individually acceptable advertisements does not spoil the appearance of the open countryside.

ADVERTISEMENTS IN A COUNTRYSIDE SETTING

POLICY CL22

- THE ADVERTISEMENT MUST NOT BY VIRTUE OF ITS SIZE, SCALE, FORM, SITING OR APPEARANCE ADVERSELY AFFECT HIGHWAY SAFETY OR THE AMENITY OF ITS SURROUNDINGS, INCLUDING THE BACKGROUND LANDSCAPE AGAINST WHICH IT WILL BE SEEN;

- THE CUMULATIVE EFFECT OF ADVERTISEMENTS IN ANY LOCALITY DOES NOT DETRACT FROM THE CHARACTER AND APPEARANCE OF THE SURROUNDING COUNTRYSIDE.

WHETHER THE ADVERTISEMENT ITSELF OR ITS PROPOSED LOCATION IS LIKELY TO BE DISTRACTING, OR CONFUSING, TO THE EXTENT THAT IT COULD CREATE A HAZARD TO OR ENDANGER PEOPLE IN THE VICINITY WILL BE A MATERIAL CONSIDERATION.

Natural Resources in the Countryside

2.4.43 Mid Suffolk holds many natural resources that are used in the economic and domestic life of the community, for example minerals, water and farmland. How these resources are used will impact on future generations.

Sustaining the natural resources of the countryside.

2.4.44 Water - the Environment Agency has a duty to protect the quality of water supplies. Rivers in Mid Suffolk contribute to this supply, supporting livestock, agriculture and amenity uses.

2.4.45 Groundwater reserves are equally important and need safeguarding from contamination. The protection of natural water supplies is covered in Section 2.9 below.

2.4.46 Minerals - Suffolk County Council is the Minerals Planning Authority within the Plan area and has responsibility for determining applications for mineral extraction in consultation with the District Planning Authority. The Local Plan is mindful of the commercial needs for sand, gravel and chalk extraction and the District Planning Authority will take account of the impact on - the landscape (especially Special Landscape Areas); sites of wildlife interest (including Local Nature Reserves and Suffolk County Wildlife Sites); the need to avoid the permanent loss of the best and most versatile agricultural land; the impact on groundwater reserves and drainage; traffic generation; the effect on residential amenity and the impact on archaeological sites of any proposed extraction. The District Planning Authority will support proposals for the after use of mineral extraction sites which result in the improvement of the landscape.

2.4.47 Wind Power - research into alternative energy sources has brought forward planning applications for wind turbines, which when grouped together are sometimes referred to as wind farms. Wind turbines can stand on towers up to 40 metres high with rotor blades up to 40 metres in diameter. They can be prominent features in the landscape particularly in hill or ridge top locations. The District Planning Authority must balance the prospective development of wind farms with other environmental and amenity considerations, including minimising any adverse effects on nearby residents and users of rights of way.

AFTER USE OF SITES FOLLOWING MINERAL EXTRACTION

POLICY CL23

THE DISTRICT PLANNING AUTHORITY WILL GIVE FAVOURABLE CONSIDERATION TO PROPOSALS WHICH SEEK TO CREATE NEW LANDSCAPES, WILDLIFE HABITATS, RECREATIONAL FACILITIES OR FOR LAND TO RETURN TO AGRICULTURAL USE, FOLLOWING MINERAL EXTRACTION.

WIND TURBINES IN THE COUNTRYSIDE

PROPOSALS FOR WIND TURBINES SHOULD BE SITED TO MINIMISE THEIR VISUAL IMPACT ON THE LANDSCAPE.

PARTICULAR CARE WILL NEED TO BE GIVEN TO THE DESIGN, SITING AND COLOUR OF ANCILLARY FACILITIES, INCLUDING TRANSFORMERS AND TRANSMISSION APPARATUS.

WIND TURBINES WILL NOT BE PERMITTED WHERE THEIR OPERATION WOULD RESULT IN A LOSS OF AMENITY FOR NEARBY RESIDENTIAL PROPERTY AND USERS OF RIGHTS OF WAY.

Targets to be monitored as part of the performance of the Local Plan

Countryside and Rural Economy

- to identify the number of farm and other rural buildings converted to uses which support the local economy

- to protect registered Sites of Special Scientific Interest and County Wildlife Sites from the adverse effects of development

- to assess the landscape impact of non-agricultural development within Special Landscape Areas, where development takes place away from existing built-up areas.