2.1 The protection and enhancement of the Borough's environment has been made a principal aim of the plan's strategy (see paragraph 1.15). The consideration of this topic first and the various policies and proposals in this Chapter reflect the importance of such environmental concerns. The principles established here have guided the contents of all other Chapters in this Plan and will be crucial in considering individual applications for planning permission.
2.2 The Borough's particular attractiveness often creates development and environmental conflicts. There is considerable development pressure, especially from housing, on its many environmental assets which range from individual listed buildings to the natural landscape of the southern Yorkshire Wolds. The Borough Council recognises that the quality of its environment directly contributes to the quality of life and level of prosperity of the District, and with the increasing environmental awareness of the last 25 years, the built and natural environments are also major public concerns. The town and country planning system thus has a key role in environmental management by catering for housing development whilst: ensuring that development is sustainable; conserving environmentally sensitive areas, helping to preserve historically and architecturally important buildings; and regulating the loss of farmland. It is essential that this system is used effectively. It is also a tool for seeking improvement to areas suffering damage or neglect.
2.3 Government advice states that the local plan will be the document which will bring this about and it specifically requires local planning authorities to have regard to environmental constraints and the impact that policies and proposals will have on the environment.
2.4 The Government's interests in the natural environment and heritage are represented at the local level by two bodies. The Nature Conservancy Council for England (English Nature) provides advice and assistance on nature conservation matters and the designation and monitoring of Sites of Special Scientific Interest. The Historic Buildings and Ancient Monuments Commission for England (English Heritage) provides advice and assistance on ancient monuments, historic buildings and conservation areas. Government advice on policy and procedures for many environmental topics is set out in Department of the Environment Planning Policy Guidance and Circulars, principally PPG7 ‘The Countryside and the Rural Economy’, PPG9 ‘Nature Conservation’, PPG15 ‘Planning and the Historic Environment’, PPG16 ‘Archaeology and Planning’, PPG20 ‘Coastal Planning’, and Circular 26/78 on ‘Trees and Forestry’.
2.5 The Humberside County Structure Plan contains several policies that deal with the environment and a number of these are particular relevant to the Borough, namely, En2, En3, En4, En5, En6, En7, En8, En16 and En17. (See Appendix 1).
KEYNOTE ENVIRONMENTAL CONSIDERATIONS
2.6 The Borough’s environment s essentially the result of the interaction between preservation and change. It is generally recognised that its most interesting and valuable buildings and places are those which we call ‘historic’; that is, those where the forces of preservation have been active and where change has added to, and not wiped away, the past.
2.7 If this heritage is to be handed on to future generations there has to be this mix of preservation and change. Conservation is concerned with the continuance of this process.
2.8 The two extremes of preservation and change can be easily identified: rigid preservation with no change on the one hand, or complete destruction and total change on the other. But there will be occasions when neither of those extremes will be the ‘correct’ solution. For the majority of cases, the ‘correct’ solution with be a balance between the two. Finding the ‘correct’ balance is the aim of conservation. It can have a positive effect in providing good accommodation in buildings of character, in contributing to the economic well-being of an area as a whole and in being cost-effective in the use of materials and other resources.
2.9 From the point of preservation, wanton and needless loss is clearly undesirable, whereas change which creates history for future generations without destroying or spoiling what is already of value is desirable.
As a general principle. Development which preserves or enhances the Borough’s natural and cultural heritage and character will be approved.
Development Limits and Open Countryside
2.10 As set out in the Plan’s Strategy (see paragraph 1.15), there is a conflict between the development pressures in the Plan area and other considerations such as the Borough’s environment, settlement identity and urban regeneration initiatives in the City of Hull. It is important therefore that development proposals on non-allocated sites to not, amongst other things, adversely affect the open countryside or the open areas between settlements which prevent coalescence nor lead to peripheral development which would adversely affect the character or appearance of settlements. The Council has therefore considered the Hull Urban Area, the Urban Centres, the Selected Settlements and the Non-selected Settlements within the Plan area and has set out their development limits on the Proposals Map to clarify where development would be acceptable in principle.
2.11 Generally, these development limits have been drawn tightly around existing built developments. The need to accommodate limited development on the edges of some settlements to make proper provision for development over the plan period has been taken into account in their definition. Land outside the development limits will be treated as Open Countryside.
The development limits of the settlements in the Hull Urban Area and the Borough’s Urban Centres, Selected Settlements and Non-Selected Settlements are those set out on the Proposals Map. Land lying outside the development limits will be treated as Open Countryside.
2.12 In the interests of sustainability and to protect the natural beauty of the countryside; to maintain the open character of the Borough; to prevent sporadic unplanned development; to minimise unnecessary demands on public services; to steer development to sites allocated in this Plan; and to help prevent the coalescence of settlements, all proposals for development outside the development limits will be subjected to particular scrutiny. In order to be acceptable, new housing development must be affordable housing or not detrimental in any significant way to any existing settlement or the open countryside, well related in scale and location to existing development, avoid creating a ribbon or fragmented pattern of development and not isolated in the countryside. Uses for the purposes of forestry, agriculture, outdoor sport, cemeteries, rural diversification (see Policy In5), uses ancillary to existing residential curtilages where the development limit divides a curtilage and places some of it in the open countryside, or other uses appropriate to a rural area (such as larger telecommunications developments) will be approved and then only if the proposal is appropriate to a rural area and is located, designed and landscaped to minimise its visual impact. Other policies in this Plan also allow for the reuse and adaptation of rural buildings in the open countryside for residential (Policy H15), employment (Policy In6), and holiday accommodation (Policy L21).
To protect the open countryside, planning permission will not be granted for development outside the development limits identified on the Proposals Map other than for the purposes of agriculture, forestry, outdoor sport, cemeteries, rural diversification, essential utility development, uses ancillary to existing residential curtilages, or other uses appropriate to a rural area and then only if the proposal is appropriate to a rural area and any built development is located, designed and landscaped to minimise the visual impact.
Open Areas Around and Within Settlements
2.13 An extremely important element of the Borough's character, especially as perceived by its residents, is the separate identity and individuality of its settlements. Where these considerations are important the development limits have been drawn to prevent inappropriate peripheral development. While areas around settlements may not always be accessible to the public (normally being agricultural land) they do provide a valuable local amenity.
2.14 Various open areas around the Cottingham, Willerby/Kirk Ella/Anlaby and Hessle settlements are particularly valuable. In order to preserve the function, character and appearance of these four areas, they will be protected from development which is not of an open nature. Uses of an open nature are, for the purposes of this Plan, defined as those which require extensive areas of land around them to accommodate the activity or use and which retain the open character of the land. They should not be significantly different in appearance from farm or park land, with very few buildings ancillary to the main development.
2.15 The larger open areas help to maintain settlement identity and help prevent the settlement's coalescence with each other and, in places, with Hull. They also provide relief from the more densely built-up areas of the Borough as views of open countryside from within are limited due to the relatively flat topography.
2.16 The open area between Hessle and Anlaby/Willerby/Kirk Ella/City of Hull and the open area between Cottingham and Anlaby/Willerby/Kirk Ella and City of Hull are recognised in the Structure Plan as substantial open areas worthy of strategic protection. The precise boundaries of these two areas are identified on the Proposals Map.
2.17 The open area of land to the north east of Cottingham has an open character and appearance and whilst not of a size to be considered as serving a strategic purpose it is nevertheless important locally in maintaining the separation of the built up areas of Cottingham and Hull and it makes a significant contribution to the setting of Cottingham. The precise boundary of this are is identified on the Proposals Map as an open area of local importance.
2.18 There is an open area around the Springhead Pumping Station in Willerby whose open character and appearance whilst not functioning as a separator of communities does nevertheless perform a very valuable local role as a gap within the built up area. The precise boundary of this area is also identified on the Proposals Map as an open are of local importance to be protected under Policy E5
2.19 Similarly, the A164 Humber Bridge Northern Approach Road skirts the settlements of Hessle, Anlaby/Willerby/Kirk Ella and Cottingham. Nevertheless, apart from the area at its junction with Great Gutter Lane, Willerby, it maintains a feeling of passing though open countryside. It is important to the environment of the Borough that this open character and appearance is protected.
To protect the special function and character of the open areas of strategic importance between the built up areas of Hessle and Anlaby/Willerby/Kirk Ella/City of Hull and between the built up areas of Cottingham and Anlaby/Willerby/Kirk Ella/City of Hull, the precise boundaries of which are shown on the Proposals Map, no development will be permitted unless it is of an open nature.
To protect the special function and character of the open areas of local importance between the built up areas of Cottingham and the City of Hull and around the Springhead Pumping Station in Willerby, the précised boundaries of which are shown on the Proposals Map, no development will be permitted unless it is of an open nature.
2.20 There is a variety of open spaces within built-up areas which have amenity value or which contribute to the character of ‘loose-knit’ settlements. These spaces are additional to those generally larger spaces of primarily recreational use identified in Chapter 6 (see para 6.39) and include, for example, incidental open space, paddocks, farm yards, private gardens and other ‘enclosed’ spaces. The Government in PPG17* (Department of Environment Planning Policy Guidance Note 17: ‘Sport and Recreation’) attaches great importance to their contribution to the quality of life whether or not there is public access. There has been considerable and increasing pressure on these spaces, particularly from built development, and it is important to protect them in order to avoid ‘town cramming’. Thus, when considering applications for development within areas subject to Policy E8 the effect of that development on the wider area within which the protected area is located will be taken into account.
2.21 It is essential that an adequate standard and variety of open space is preserved for the future to meet possible demands over the plan period and beyond as, once built on, open space is likely to be lost to the community forever. Hence, the Council will (in accord with PPG17) resist the loss of valuable open spaces within settlement boundaries unless it is satisfied that the amenity or character of the area will not be adversely affected by its loss.
2.22 Those major open spaces which perform a special amenity function in built-up areas have been specifically identified on the Proposals Map. Within any settlement there may be other spaces which have not been specifically identified under this policy. However, any development proposals on these spaces may be subject to other policies of the plan that seek to safeguard the amenity and/or character of the settlement.
Development proposals within those areas of amenity or character importance identified on the Proposals Map will not be approved if the proposal will adversely affect that importance.
2.23 Some of the Borough’s residential areas have a common character which could easily be affected by development. These ‘areas of common character’ are those involving:
i) large, well spaced houses in substantial, landscaped grounds (for example at Kemp Road, Swanland). Though not always within Conservation Areas (where they would be protected by Policy E22 of this Plan), they have their own special character which should be conserved and proposals to subdivide these large gardens to form new building plots or to carry out development not in keeping with the common character will be resisted where they would have an adverse impact on that character.
i) zones within some of the Borough’s selected and Non-Selected Settlements where the arrangement of buildings is loose, giving the settlements part of the settlement an open, or indeed semi-rural appearance and atmosphere. In places where that ‘loose’ arrangement is important to the area’s character, proposals for new buildings would only be acceptable if they would not adversely affect that character.
ii) other areas of common character (for example Parkfield Drive/The Triangle, North Ferriby) where they were developed at one time with a common style. Development, such as the subdivision of occasional large plots and unsympathetic infill, could adversely affect that character and will be resisted.
2.24 The areas of the Borough where these concerns are important are identified on the Proposals Map.
Development proposals within the areas of common character identified on the Proposals Map, will only be approved if the area’s special common character will not be adversely affected.
2.25 Inward views are particularly important to the character of Beverley town. This is especially so from the higher ground of Westwood where the town appears as a collection of roofs set amongst trees, the whole scene dominated by the Minster and, to a lesser extent, St Mary’s Church. Accordingly, no building or extension should be allowed which might compromise this balance by virtue of its height, materials or massing. It is important for Beverley that in this respect the status quo is maintained, or even improved as the occasion arises, by the removal of alien elements, such as modern high chimneys or other structures. The extreme dominance of the Minster when viewed from the southern road and rail approaches should be similarly maintained.
Development will be permitted provided that it does not detract from views into the Urban Centre of Beverly by reason of its height, bulk or the use of inappropriate materials. Where such alien buildings or structures already exist the Council will support, where possible, measures leading to their removal.
2.26 The Borough derives great value from the extent, variety and quality of its countryside and contains a high concentration of best and most versatile farmland. It is recognised nationally and in the Structure Plan that wherever possible, development should protect the countryside for its beauty and wealth of natural resources as well as for its ecological, agricultural and recreational value.
2.27 PPG7* (Department of Environment Planning Policy Guidance Note 7: ‘The Countryside and the Rural Economy) recognises that agricultural land of Grades 1,2 and 3a is the best and most versatile and is a national resource for the future. Once agricultural land is developed, even for ‘soft’ uses such as golf courses, return to best quality agricultural use is seldom practicable and the restoration of semi-natural and natural habitats and landscape features is seldom possible. Structure Plan policy En also seeks to preserve the best agricultural land wherever practical though it recognises that in an area where there is such a low proportion of Grades 4 and 5 agricultural land some loss of best and most versatile agricultural land is inevitable. Indeed only a very small proportion of the Borough’s agricultural land is of Grades 4 and 5 and frequently does not occur where development pressure arises. Nevertheless any loss should be minimised.
2.28 The Council will consult the Ministry of Agriculture, Fisheries and Food about any development not allocated in this Plan which involves, or is likely to lead to, the loss of more than 20 hectares (50 Acres) of agricultural land of Grades 1, 2 or 3a.
In order to protect agricultural land and in particular that which is the best and most versatile, land allocated in this Plan or with planning permission for development will be used, wherever practicable, before non-agricultural development is allowed on agricultural land. Development should, as tar as is reasonable, be sited on land of the lowest quality with grades 1, 2 and 3a land being used only when there is no reasonable alternative location on land of a lower grade.
2.29 The Borough does not contain any Areas of Outstanding Natural Beauty or National Parks but government advice in PPG7 encourages, where appropriate, locally devised designations such as 'areas of great landscape value' which should be included in local plans. These serve to highlight particularly important local countryside features that should be taken into account in planning decisions. Policy En5 of the Structure Plan supports this by seeking to conserve areas of local landscape importance by defining them, promoting landscape improvements and preventing development which would have an adverse effect.
2.30 Along with the Humber Estuary, the chalk escarpment and hills of the Yorkshire Wolds are perhaps the most impressive landscape feature of the Borough, though the plain of Holderness in the east also has a special quality of openness with, very often, an impressive `skyscape'. The Wolds display several features which combine to create a distinctive environment of acknowledged landscape quality, notably large, open, undulating fields given over to arable crops or grazing with hedgerows. occasional tree shelter belts. steeply-sided dry valleys and springs and wetlands all vital to wildlife as highways/ habitats/refuges. The area is sparsely populated with isolated farms and small, attractive villages along the 'spring line'. They also contain several unimproved grassland sites which are of nature conservation value, as well as other areas of biological and geological value with their associated wildlife interest.
2.31 The Council considers the Wolds to be of considerable natural beauty and worthy of special measures to protect it. The Proposal Map identifies the area within the Borough which is considered worthy of additional protection and which will be safeguarded from development that would adversely affect its character or appearance. Attention will be given in particular to sites which are prominent in the landscape, notably views along, from and of the face and top of the escarpment.
2.32 It is not the purpose of this additional protection to prevent necessary development but principally to ensure that the manner of any development does not adversely affect the character or appearance of the landscape. For this reason the designation has not been restricted strictly to the landscape itself but includes, in some places, areas over which open views of the landscape are gained. It will be expected that development in the Area of High Landscape Value should be of a high standard of design and be well related to the landscape.
The Area Of High Landscape Value shown on the Proposals Map will be conserved. Development proposals within this area will only be approved if they are of an appropriately high standard and will not adversely affect to any material extent the special character, appearance or nature conservation value of the landscape.
2.33 The length of frontage to the Humber Estuary in the plan area is 15.6 km, involving 4.3 km of developed land and 11.3 km of undeveloped frontage. The undeveloped lengths of coast involve: the large low-lying area west of Brough Haven; Welton Waters - a recreational area of nature conservation importance; the area between Gibson Lane, Merton and North Ferriby; the area between North Ferriby and the Humber Bridge - an area of nature conservation value and High Landscape Value where the Wolds shelve down to meet the River; part of the Humber Bridge Country Park; the Humber Bridge viewing areas; and the open and recreational areas between Cliff Road, Hessle and Hessle Haven.
2.34 The importance of preserving the natural character and landscape of the undeveloped coast is recognised in PPG20. (' Department of Environment Planning Policy Guidance Note 20: 'Coastal Planning') The views gained along the Estuary and of the Estuary over these undeveloped areas are also important to amenity. PPG20 also states that where the coastal zone is only a small part of a local authority's territory, the undeveloped part will seldom be the most appropriate for development which does not require a coastal location. In the interests of character and amenity, the Council will protect the undeveloped parts of the Humber coast or areas over which views of the Estuary are gained from development which will prejudice either its natural character and landscape.
2.35 Most of the Estuary in the plan area, including the Humber Flats, Marshes and Coast, is a Site of Special Scientific Interest and has been recommended by English Nature as a wetland of international importance (see paragraph 2.46). Policies E16 and E17 of this Plan seeks to protect such sites from developments which would adversely affect them. In order to safeguard the nature conservation interests of the Estuary it will also be important that any development on the coast should be in accord with Policies E76 and E17. An Environmental Assessment will be required for developments in the coastal zone where the development is likely to give rise to significant environmental effects.
2.36 Protection against erosion and defence against flooding can have a considerable effect on the coastal environment. Whilst improvements to existing sea defence works are not usually subject to control, planning permission is required for new works. Their impact on the environment and on the natural movement of material along the coast should be taken into account in reaching planning decisions. The effects on economic activity should also be considered.
2.37 In low-lying, undeveloped coastal areas, options for coastal defence may include a policy of managed retreat. In such areas, it should not be presumed that it will be economically justified to maintain the existing coastal defence. Planning policies should take this into account. It may be appropriate to restrict development in such areas pending decisions on coastal defence, so that options remain open.
2.38 A public footpath follows the Humber coastline for all of its length in the Borough except for a short section east of Hessle Haven. Access to this footpath can be gained at a number of places. There are also major places of public access to the coast at Hessle centred on the recreation grounds and the Humber Bridge Viewing Area and Country Park. New development near the coast should not adversely affect public access to the coast, indeed such development should seek to include enhanced public access as a positive feature.
Development proposals on sites not allocated in this Plan near the Humber coast will only be approved if all of the following criteria are met:
a) the proposal requires a coastal location,
b) there is no alternative location on land already allocated in a development plan,
c) the proposal will not significantly adversely affect the natural character or appearance of the landscape,
d) the proposal will not significantly adversely affect views along, or of, the Humber Estuary,
e) the proposal wilt not increase the risk of flooding or coastal erosion through its impact on natural coastal processes,
f) the proposal will not preclude options for coastal defence by managed retreat, g) the proposal will not adversely affect public access to the coast,
h) the proposal will be in accord with Policies E15 and D21 of this Plan.
i) any enhanced public access to the coast will not conflict significantly with any aspect of SSSI's.
2.39 Two areas in the plan area have been included by English Heritage on a Register of Gardens and Other Land of historic interest. These are at Datton Park, South Dalton and Thwaite Hall, Cottingham, as identified on the Proposals Map. Whilst there is no legislation consequent upon the Register, English Heritage wish to be informed of development proposals within or adjoining Registered Parks and Gardens. Other sites may be added to the Register or the local list as a result of further research.
2.40 The Borough also contains a number of landscape areas, principally old parklands, which are valuable for historical reasons and it is important that these are not unnecessarily lost or spoilt. The Council will encourage replacement or additional tree planting which will preserve or enhance their special character.
Development proposals affecting the historic parks or gardens, as identified on the Proposals Map, or their settings will only be approved where the development preserves or enhances their historic, landscape, archaeological or natural qualities.
2.41 The loss of natural features such as trees and hedges threatens the rural landscape. Structure Plan Policy En5 seeks to encourage the conservation of trees, hedgerows and existing woodlands as well as new planting and other landscape improvements. Central Government has also signalled its intention to introduce a national system of hedgerow protection at the earliest opportunity. The Countryside Commission has developed a Countryside Stewardship initiative to conserve, manage and recreate valued landscapes, such as chalk grasslands, coastal areas and historic landscapes, and demonstrate that conservation and public enjoyment of the countryside can be combined with commercial land management. Capital payments are available for landscape improvements and other works which offer landscape improvements and public benefit.
2.42 The Borough Council has played a major role in landscape improvement schemes at Beverley Westwood, Ferriby Foreshore and Hessle Foreshore and will seek to identify further priorities for action. The Council will, within the resources available, continue to participate in such schemes of environmental enhancement in cooperation with other bodies and will keep under review opportunities for future treatment.
2.43 Initiatives for large-scale tree planting on urban fringes have also been promoted by the Countryside Commission on the basis that they will provide environmental improvements, recreation opportunities and economic benefits. The Council would welcome the concept of woodland tree planting for amenity purposes, especially on the urban fringes where it could help screen new development. protect open areas or encourage complementary leisure and amenity uses. However, 'rt is concerned that planting on too large a scale or with non-indigenous species could dramatically change the traditional character of the Borough. Such planting should be adequately funded so as not to lead to pressure to allow inappropriate commercial development in the countryside and should include satisfactory arrangements for their tuture maintenance.
Locally native woodland tree planting for amenity or recreation purposes will be encouraged, especially when near to built-up areas provided the planting will not detract from the character or appearance of the area, adversely affect any existing sites of nature conservation or archaeological importance, nor involve, or lead to pressure for, inappropriate development outside development limits.
Sites of Nature Conservation Importance
2.44 The desirability of conserving the natural beauty and amenity of the Borough embraces conservation of flora, fauna, geological, geomorphological and physiographical features in both urban and rural areas. Nationally, this natural heritage is safeguarded by a variety of statutory designations including National Nature Reserves, Sites of Special Scientific Interest, Local Nature Reserves and Marine Nature Reserves. These sites are particularly important as many are rare and irreplaceable, which means that they should be protected from damage and destruction and their important scientific features conserved by appropriate management.
2.45 Within the general framework for habitat conservation there are sites of national and international importance for rare or endangered species or for migratory species: Special Protection Areas (SPA) for birds, 'Ramsar' sites*, and Special Areas of Conservation (SACs) under the EC Habitat and Species Directive which is aimed at ensuring the maintenance of both threatened species and threatened habitats throughout the Community. Further information about these sites and the relative considerations which will need to be taken into account in considering development proposals can be found in the Department of Environment Policy Guidance Note 9 on 'Nature Conservation'.
2.46 Although there are no National Nature Reserves or Marine Nature Reserves and, as yet, no Local Nature Reserves in the Borough there are Sites of Special Scientific Interest and these are identified on the Proposals Map. In addition there are two SSSI's adjacent to the Plan area in East Yorkshire Borough Council's area at Tophill Low and Enthorpe Railway Cutting and four others within two kilometres of the Council's area at Kiplingcoates Chalk Pit, Hotham Meadow, Everthorpe Quarry and Humber Flats and Marshes, Upper Humber. English Nature will be consulted on any development proposals within the Plan area which is likely to affect a SSSI, including those outside the Borough. English Nature has recommended to the Secretary of State for the Environment that the Humber Flats, Marshes and Coast be designated as a wetland of international importance under the Ramsar Convention and a Special Protection Area (SPA) under Article 4.3 of the European Community Directive 79/409 on the Conservation of Wild Birds.
('Ramsar' sites are areas of special value internationally to (migrating) birds and are designed in accord with international conventions.)
2.47 The Borough's natural wildlife heritage is not confined to statutory designated sites. There are many other sites which while not formally protected nevertheless make a vital contribution to sustaining the abundance and diversity of our wildlife. The Department of the Environment has urged local authorities to promote the concept of wildlife corridors' to prevent the more important sites becoming merely oases. It also urges the identification of locally important nature conservation areas and the establishment of local nature reserves and an understanding of the value and importance of such local provision. Particular account will be taken of the protection afforded to certain individual species. The Council will not permit development whenever there might be an adverse effect upon any site supporting species protected by law, such as badgers and the species scheduled in the Wildlife and Countryside Act 1981.
2.48 Bats and Barn owls are protected under Schedule 5 and Schedule 1 respectively of the Wildlife and Countryside Act 1981. Anyone who intends to undertake development which may disturb a bat roost, a barn owl nest or other protected species must consult English Nature before they begin work. English Nature can also advise on the positive measures that can be incorporated into building design to provide habitat for bats and barn owls. This will also apply to prior notifications for demolition (See Policy D23).
2.49 A number of non-statutory sites of regional and local wildlife and nature conservation value have been identified on the Proposals Map. English Nature is also seeking the protection of non-statutory sites of regional geological or geomorphological importance that are worthy of protection as sites of nature conservation importance for their educational, research, historical or aesthetic value. A number of sites have been identified in the Borough and these are shown on the Proposals Map. These include neutral grasslands, chalk grasslands, wetlands and quarries. The Council will seek, with the recommendation from advisors such as English Nature, to update and increase its information on sites of nature conservation importance and will also consider the protection of suitable non-statutory sites of nature conservation importance through designation as Local Nature Reserves.
2.50 In considering planning applications for sites of biological and geological value, the Council will be guided by the national agency, English Nature, in assessing their importance.
2.51 The Council will support proposals which would increase the number, size and diversity of sites of nature conservation importance and support appropriate proposals to enhance public awareness and enjoyment of nature conservation sites and features, where existing features of biological or geological importance will not be adversely affected.
All development proposals will be expected to ensure that their effects upon wildlife, natural history, geomorphological and geological features and resources are taken fully into account. Where development is to be approved, any decrease in nature conservation shall be kept to a minimum and compensated for by equivalent habitat creation or other nature conservation measures within the site or local area. The Local Planning Authority will seek to use conditions on planning permissions and its relevant powers to enter into planning obligations to achieve this where appropriate
Development proposals which would be likely to have a significant adverse effect on the nature conservation value of a Local Nature Reserve or a Site of Nature Conservation Importance as identified on the Proposals Map will not be approved uniess it is demonstrated that compensatory nature conservation benefits provided as part of the proposed development will outweigh the harm to the nature conservation value of the site.
(Geomorphology involves the study of land forms.)
Development proposals which are likely to adversely affect, directly or indirectly, the nature conservation interest of a Site of Special Scientific Interest will be subject to special examination and will only be permitted if harm to the interest can be overcome by conditions or planning obligations or if there are special reasons for granting the permission which outweigh the national importance of the site.
Development proposals not directly connected with or necessary to the management of designated or proposed Ramsar or European sites and which would be likely to have a significant adverse effect on the nature conservation interest of such sites will be approved only if:
a) that for reasons of overriding public interest it is imperative that the proposal is developed and there is no alternative site of lesser nature conservation interest available, and
b) the development proposal can be conditioned or made the subject of a planning obligation ensuring that the harm to nature conservation interest is minimised and that all necessary compensatory measures are undertaken.
Development and other land use changes which may have an adverse effect on Badgers, and other species protected by Schedules 1, 5 and 8 of the Wildlife and Countryside Act 1981, as amended, will only be permitted where harm to the species can be avoided. To avoid harm to the species the Local Planning Authority may consider the use of conditions and planning obligations which seek to:
a) facilitate the survival of individual members of the species; b) reduce disturbance to a minimum;
c) provide adequate alternative habitats to sustain at least the current levels of populations.
2.52 The National Rivers Authority has a duty to protect and improve the water environment for reasons ranging from the protection of property from flooding to the encouragement of natural habitats in rivers, watercourses, ponds and wetlands and the promotion of facilities for sport, recreation and public access.
2.53 The potential effects of development on the water environment will need to be carefully assessed and the Council will take into account the views of the National Rivers Authority on such effects. Any development which will have an adverse impact on the water environment, particularly in relation to rivers, ponds, wetlands, public access in river corridors, and water-related recreation will not be approved. River corridors are offen valuable for landscape, nature conservation, wildlife and recreational reasons. Particular care should therefore be given to proposed development adjacent or near to them to develop their value. The culverting of existing watercourses and other similar works have long term effects and will normally only be approved where there are overriding reasons in favour of such radical solutions. Also, a development's potential to be affected by flooding or create flooding, erosion or pollution problems either on site or elsewhere will be carefully considered.
Development proposals which will have a significant adverse effect on, or will be significantly adversely affected by, the water environment, streams and associated hedgerows will not be approved.
Development proposals which seek to restore or enhance the natural (or valuable man-made) elements of the river corridor, or which encourage appropriate waterside recreation will be approved.
2.54 Trees enhance the quality of the countryside and urban areas and provide important wildlife habitats. Where trees may be threatened the Council would in the interest of amenity and nature conservation wish to protect prominent or valuable woodlands, individual trees and groups of trees by making Tree Preservation Orders.
2.55 The Council will use its powers to make Tree Preservation Orders to protect woodlands, individual trees and groups ot trees which the Council considers are worthy of protection where they may be threatened.
2.56 Where there is an unavoidable loss of a tree covered by a Tree Preservation Order the Council will insist upon a suitable replacement tree-planting programme of locally native species to be undertaken. The extent and standard of replacement trees involved should be commensurate with the value of those lost.
2.57 Trees are also protected in Conservation Areas and owners are required to give the Council six weeks notice in writing of their intention to carry out works to trees over three inches (75 mm) in trunk diameter. If the work proposed would be detrimental to a tree which is of significant value to the Conservation Area then a Tree Preservation Order would be made.
2.58 Whilst the Council wishes to ensure the protection of woodlands, the control administered by the Forestry Commission through' Felling Licences' should be sufficient to protect woodlands against indiscriminate felling. It is only in special circumstances that the Council would consider making Tree Preservation Orders on woodlands.
2.59 Conservation Areas are, areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance". This is achieved through sensitive control over development, special controls over demolition and tree works and positive improvement action. The character of such areas is seldom derived from individual buildings but from a combination of factors which contribute to a special character such as groups of buildings, open and enclosed spaces, trees, historic and architectural features.
2.60 At present, there are 14 Conservation Areas in the Borough. These are at Beverley, Bishop Burton, Cottingham, Elloughton, Hessle Southfield, Hessle Town Centre, Kirk Ella, Lockington, North Ferriby, North Newbald, South Cave, Walkington, Welton and West Ella. The boundaries of the existing Conservation Areas are shown on the Proposals Map.
2.61 Government advice in PPG15 (Department of Environment Planning Policy Guidance Note 15:'Planning and the Historic Environment') urges local planning authorities to assess their districts for potential Conservation Areas from time to time. In preparing this Plan a comprehensive review of the boundaries of the 14 existing Conservation Areas has been undertaken and the potentiat for new Conservation Areas investigated in: Beswick; Brantingham; Cave Road, Brough; Station Road, Brough; Main Street, Cherry Burton; Highgate, Cherry Burton; Ellerker; Dale Road, Elloughton; Etton; Leconfield; Leven; Old Village Road, Little Weighton; former Station and New Village Road, Little Weighton; Lund; Humber Road, North Ferriby; Station Road, North Ferriby; Rowley; Skidby; South Newbald; Swanland: Tickton and Willerby. The decision on whether to designate any of these areas as Conservation Areas has been referred to the East Riding of Yorkshire Council.
2.62 In reviewing the existing and possible new conservation areas, an appraisal of the history, architecture and character of each is being undertaken. This appraisal identifies the key features of each area and hence those elements that should be preserved or enhanced. Government advice also places a duty on local planning authorities to prepare and publicise proposals for the preservation and enhancement of their conservation areas. It is intended that these will be published as resources permit.
2.63 Conservation Areas do not mean that change should be prevented within them but it is important that change should not be allowed to damage or destroy their essential character. The Borough Council will use various methods, including negotiation over submitted schemes, preservation orders and grants to secure change that is in sympathy with their special architectural, historic and visual qualities.
2.64 Small-scale structures and other minor forms of development such as porches, window replacements and extensions can sometimes be carried out without the need for planning permission but can cumulatively lead to the decline of a Conservation Area's character. Where this may occur, the Council may grant planning permission for certain works subject to the removal of other permitted development rights. Alternatively, permitted development rights may be withdrawn by the local planning authority if it makes an Article 4 Direction under the Town and Country Planning General Development Order with the agreement of the Secretary of State but it would have to demonstrate good reasons tor considering that harm may be done to the area without the Direction. The Council will keep the need for Article 4 Directions under review and take action if necessary. In these cases planning permission would be required for a range of external works where the public scene is not affected.
2.65 In determining design issues in Conservation Areas the Council recognises that good design can be achieved by contrast as well as harmony. It is not only the development's own architectural merits which must be considered but also how it will appear in the context of its surroundings. Designers should consider siting, space and landscaping as well as scale, proportion, overall form, elements, details and materials. Variety, colour and individuality are characteristics of the Borough's architectural tradition and appropriate where conformity is not a necessary pre-requisite. The use of traditional concepts, forms, materials and details is a valid design practice, and to be encouraged where coherence and sympathy with the existing situation is the desired objective. Important considerations in many instances are the retention of historic platform (ranging from a settlement's location in the landscape, overall layout and street pattern to the interrelationship of buildings and their individual outlines), open and enclosed spaces, trees, views, street furniture and surfacing. Thus not all design issues are to be thought of as only the achievement of satisfactory visual design.
Wlthin Conservation Areas development proposals will only be approved where they:
a) protect and promote those aspects of the environment which characterise an area (such as platforms, buildings, open and enclosed spaces, trees, views, street furniture and surfacing),
b) include, where appropriate, the planting of native trees and the removal of overhead wires, unsightly signs and other eyesores in order to preserve or enhance the area and conserve its character,
c) ensure that the character of the area is not harmed by unsympathetic development.
Where appropriate, permitted development rights will be withdrawn where subsequent development by virtue of such rights would create a known or potential threat to the character or appearance of the building or area.
Development proposals which would involve the large grounds of houses within Conservation Areas being developed by their subdivision into smaller plots will not be approved where such subdivision will adversely alter the character of the area (historic as well as visual).
2.66 Because of the need to ensure that the special character of the Conservation Area is maintained the Council will exercise particular care in considering planning applications within Conservation Areas or applications adjacent to Conservation Areas which may affect their character. Article 7 of Town and Country Planning General Development Order 1988 empowers a local planning authority to require an applicant for outline planning permission to submit details at that stage of all, or any, of the reserved matters, i.e. siting, design, external appearance, means of access or landscaping. It will probably not be necessary to insist on detailed applications throughout the area. However, in dealing with outline applications in Conservation Areas, or where the development would affect the character or appearance of the Conservation Area, the Council will give careful consideration to the desirability of requiring details of the proposed building and/or its relationship to adjacent buildings to be submitted. In some cases it will be sufficient to submit illustrative sketches of the proposed development.
Applications for outline planning permission for development which is within a Conservation Area or for development outside Conservation Areas which would affect the character or appearance of a Conservation Area will be required to include all or any ot the reserved matters (i.e. siting, design, external appearance, means of access or landscaping) in instances when it would not be reasonable to determine those applications without such details.
2.67 Because the relationship of a building or development to its surroundings is particularly important in Conservation Areas, the Council will need to be able to properly determine the impact of the proposed development on its surroundings.
Within Conservation Areas development proposals will need to be accompanied by drawings to illustrate the relationship of a building or development to its surroundings in plan and elevation (and in section where this may be relevant).
2.68 In order to ensure that development in, or adjacent to, Conservation Areas is not only well designed but also blends in well with its surroundings, the Council has established the following policy for the design of development within or adjacent to Conservation Areas.
Development proposals which are within a Conservation Area or are outside Conservation Areas but would affect the character or appearance of a Conservation Area will be approved if they are in accord with the following criteria for design:
a) the position of the building on its site will be determined by its relationship with its surroundings, including any adjoining buildings and/or open space;
b) the materials to be used will be in character with the area;
c) the building should be in scale and harmony with the adjoining buildings and the area as a whole;
d) the design of the building shall be such that the proportions ot the parts relate to each other, are in sympathy with the established character of the area and are complementary to any adjoining buildings;
e) whenever new buildings and alterations are permitted, a high standard of design will be required. In exceptional cases, general technical criteria, e.g. car parking standards, may be relaxed in order to achieve the best visual results.
2.69 In order to ensure that the special character of a Conservation Area is not adversely affected, special controls apply to the demolition of buildings in Conservation Areas whether they are 'listed' or not. The Council will try to ensure that proposals for demolition within Conservation Areas are only permitted where they will result in a redevelopment which will preserve or enhance the locality.
Applications for consent to demolish a building or structure within a Conservation Area will only be approved if:
a) it is demonstrated by supporting evidence including a structural report that the building is incapable of practical economic repair, or
b) redevelopment would preserve or enhance the Conservation Area.
In either case, the Borough Council will impose conditions to ensure that before the building is demolished, detailed plans for the redevelopment of the site have been approved and a contract for the work is let.
2.70 Usually, historic buildings are best preserved where the original use is continued. However, it is recognised that there may no longer be a need for the original use, that the building is no longer suitable for it or that it is no longer appropriate in this location. Thus old buildings have to be given new uses if they are to survive. This may entail physical changes to the building which can affect its character. This will involve a judgement of balancing gain and loss, and each case will have to be considered on its own merits. Even though a proposed change of use is acceptable, if any proposal to alter a building fails to preserve and enhance its character or adversely affects the surrounding area by virtue of, for example, unsatisfactory additional building works, traffic generation, inadequate car parking, noise, smell or other adverse environment effect they are unlikely to receive a favourable response.
2.71 One of the difficulties in adapting old buildings to new uses is that of complying with the Building Regulations, especially where fire prevention measures are concerned. The Council will continue to consider cases to relax standards sympathetically where successful conservation may be at stake, although each case would still have to be thoroughly investigated to ensure that the health and safety of the occupants is not impaired.
Within Conservation Areas, planning applications for new uses for those old buildings which it is desirable to conserve will be approved provided the uses have no significant adverse effect on the building itself, the character of the area, its neighbours or the surrounding area.
2.72 Mention has been made of the national importance of Beverley as an historic town (para. 1.46 refers). The town's historic street pattern is an essential part of the town's character and where possible this should be retained intact. Accordingly, new development should take it into account by adhering to back-of-pavement building lines wherever it may be appropriate in historic or townscape terms with sight lines being kept to the minimum.
2.73 Care should be taken in the choice of paving materials used in the construction or repair of roads and other ground surfaces which may be used or seen by the general public. For the types of material which are likely to be acceptable reference should be made to the types of materials traditionally used in the area. In Beverley town centre, for example, these are likely to be natural materials such as York Stone pavers and stone setts. Modem equivalents of brick or concrete may be acceptable depending on their location.
2.74 As further streets in Conservation Areas are constructed, are pedestrianised or are covered by traffic management measures (see Policy T10) the Council will seek to ensure that alterations to carriageway surfaces use appropriate materials with, for example, tarmacadam pavement surfaces being removed wherever possible. In this context in Beverley town the following streets will be considered for this sort of treatment: Saturday Market, Ladygate, Dyer Lane, Dog and Duck Lane, Tiger Lane, Wood Lane, Well Lane, Vicar Lane, Register Square, Lairgate, Walkergate, Old Waste, Station Square, Minster Yard (North and South), St. John Street, Friars Lane, Trinity Lane, Toll Gavel, Butcher Row, Wednesday Market.
The historic street pattern of Beverley within the Conservation Area should be maintained as far as possible by all forms of new development.
New development which adversely affects the ancient street pattern within the Beverley Conservation Area will not be permitted.
In Conservation Areas, only traditional or other appropriate materials should be used in the construction or repair of highways or other floor surfaces. In this respect, as traffic management schemes allow, streets should be paved in materials appropriate to their setting and function.
2.75 In view of the special character of the Conservation Areas, which is created by the appearance of the buildings, the street pattern and the scale of the spaces contained by the frontage buildings, applications for the display of advertisements will be judged on the basis of whether they will unduly clutter a building's facade or the streetscene, or detract from their appearance or character. Possible exceptions to this are traditionally designed hanging signs, which for reasons of public safety need to be higher. These should be positioned as low as is practicable and in a position where they relate well architecturally to the facade.
In Conservation Areas, applications for the display of advertisements should not unduly clutter the building's facades or streetscene or detract from their appearance or character. Permission will not be granted for the display of advertisements above fascia level, unless there are extenuating circumstances which make this acceptable or desirable.
2.76 It is important in protecting the special character and appearance of Conservation Areas to ensure that any advertisement is subservient to the appearance of the building.
Within Conservation Areas, where a traditional shopfront is inappropriate, advertisements using appropriate individually applied letters rather than composite fascia signs will be approved.
2.77 To reduce the dominance of advertisements and because of the historic association of many buildings in Conservation Areas, illumination should be considered carefully.
Within Conservation Areas, internally illuminated signs will be discouraged, though externally illuminated signs may be considered appropriate if illumination can be achieved without detracting from the character of the building or the street scene.
2.78 Modem projecting box or standard corporate design advertisements are alien to the special character of Conservation Areas and normally will not be approved. Preference will be given to hanging board signs more in keeping w'rth the character of the area.
Withln Conservation Areas, projecting box or standard corporate design signs will be approved if they make use of good quality art work, sympathetic materials and good presentation.
2.79 To ensure a display of the highest standards which will benefit the occupiers ot the premises as well as the appearance of the street scene as a whole advertisements in Conservation Areas should make use of good quality art work, sympathetic materials and good presentation at all times.
Within Conservation Areas, consent for advertisements will be approved if they make use of good quality art work, sympathetic materials and good presentation.
2.80 Archaeological remains form an irreplaceable part of our heritage, valuable for their own sake and for their role in education, leisure and tourism. Government advice in PPGl6 (Department of Environment Planning Policy Guidance Note 76: 'Archaeology and Planning) recognises that it is not always feasible to save archaeological remains but states that where nationally important archaeological remains, whether scheduled or not, and their settings are affected by development, there should be a presumption in favour of their physical preservation. Local plans should include policies for the protection, enhancement and preservation of sites of archaeological interest and their settings and to identify the areas to which these policies should apply.
2.81 Humberside Structure Plan Policy En6 states that "sites of archaeological importance will be safeguarded as far as possible from proposals for development which would harm them°. In pursuance of this policy the County Council maintains a record of all archaeologically important sites and monuments in the County. It uses management agreements and other suitable measures to protect sites of exceptional value and is able to carry out survey and/or rescue work where destruction of sites is unavoidable under certain circumstances. It is also the Forestry Authority's policy that tree planting should not damage any sites of archaeological importance.
2.82 The Borough contains an important and rich archaeological heritage. In all there are 3,500 sites in the Borough registered in the County Council's Sites and Monuments Record including 42 sites which have been statutorily scheduled as Ancient Monuments (in mid 1992) by Central Government. These Scheduled Ancient Monuments are identified on the Proposals Map, though it is impracticable to identify all the other sites of archaeological importance. In view of their irreplaceable nature nationally important archaeological remains and their settings should normally be preserved.
2.83 The Borough Council works with the County Council to determine when significant remains could be at risk through development and has agreed a procedure to protect archaeological sites, particularly those which are of special (i.e. district, regional or national) importance.
2.84 In accordance with PPG 16, the responsibility for producing a proper archaeological record of any threatened archaeological deposits lies with the developer. Developers and applicants are therefore encouraged to establish early contact with the County Archaeologist to determine whether their applications are likely to have archaeological implications. The Council will expect sufficient information to be provided with any planning application to enable the impact of any development to be assessed and to ensure that due provision is made for their physical preservation and/or excavation and recording. In some instances, further investigation is necessary before the importance of a particular site can be ascertained.
Development proposals which would result in damage to, would lead to the destruction of or would adversely affect the settings of scheduled and non-scheduled sites of archaeological importance will not be permitted where the site is considered to be of national importance.
On other sites, sufficient information should be provided to enable the archaeological impact of any development to be assessed. Permission will be granted if the applicant can demonstrate that full provision has been made, preferably for the protection of the monument in situ, or as a last resort, if appropriate, the proper investigation and recording of the site. Where development is considered permissible, conditions or planning obligations may be required to ensure proper recording and investigation.
2.85 In the case of buildings of special architectural or historic interest any demolitions or any alterations or extensions which affect their character require Listed Building Consent. In considering such applications the Council is required to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest.
2.86 Demolition (including partial demolition) clearly involves a greater degree of loss than alteration or extension work and therefore is more damaging. The Council will not grant Listed Building Consent for the demolition of all or part of a Listed Building unless it can be demonstrated that every possible effort has been made to continue the present use or find a suitable alternative use for the building, including evidence that the freehold has been offered for sale without unreasonable restriction.
2.87 Listed Building Consent for demolition will only be granted in exceptional circumstances. Consideration of any such application will be guided by the criteria set out in PPG15 (Department of Environment Planning Policy Guidance Note 15: 'Planning and the Historic Environment). In summary, they are:
i) the building's importance, its architectural merit and historical interest and rarity ii) any particular physical features of interest or value
iii) the building's setting both in its own right and in relation to others, including any contribution to the local scene
iv) the building's condition, the cost of repair and maintenance and grant availability v) the efforts made to retain the building in use
vi) the importance of any alternative use for the site and whether substantial community benefit would arise vii) whether the proposed works would inject new life, make other listed buildings more economically viable or enhance the environment.
2.88 In instances where justification for demolition of a Listed Building is made wholly or partly on the basis oi its condition, supporting evidence will be required including a structural report to prove rehabilitation is impracticable.
Applications for the demolition of Listed Buildings will only be approved in exceptional circumstances. Where the case for demolition is made wholly or partly on its condition supporting evidence will be required including a structural report to prove the Building is incapable of practical economic repair.
2.89 In dealing with applications for Listed Building Consent, the Borough Council will consider the following aspects of a building as falling within the scope of its character:
i) its external appearance
ii) its form and structure (in plan, section and elevation) iii) its interior as well as its exterior
iv) the elements of which it is composed (windows, doors, etc) v) its details, particularly those of its joinery
vi) its materials, and building construction
vii) whether it is representative of an era, area or type
viii) whether it has important social or historic associations ix) its own history and the historic evidence it provides
2.90 In determining all applications for Listed Building Consent, including those for alterations and extensions, and applications for planning permission for proposals in the vicinity of Listed Buildings, the Borough Council will have regard to the desirability of preserving the building, its setting or its features of special architectural or historic interest. The Council will consider whether or not the alterations or extensions (i) have an adverse effect (i) preserve or maintain, or have a neutral effect (iii) enhance or contribute to, or have a beneficial effect, upon the character of the building.
Applications for Listed Building Consent or for planning permission for development which will affect the setting of a Listed Building will be approved provided the character of the Listed Building or its setting or any features of special architectural or historic interest will be preserved.
2.91 Repairs may not need Listed Building Consent where they constitute like-for-like replacement or reinstatement. However, where the replacement or reinstatement is not like-for-like, it is alteration work, and if it affects the character of a building Listed Building consent is required. The Council is very concerned at the extent and frequency that alteration work affecting the special architectural or historic character of listed buildings is being carried out in the name of repair and rehabilitation and at the erosion of the architectural and historic character of individual buildings and the townscape which flows from this.
2.92 Prosecution and Enforcement powers are granted to Local Planning Authorities where unauthorised works have been carried out to a Listed Building. Already, unauthorised works have been referred to in the form of alterations carried out in the course of, and name of, repair, and works which have been carried out without the fulfilment of the conditions of Listed Building Consent.
2.93 The Council is most concerned at the high incidence of unauthorised works because of the particular damage that results in each instance. The Council will take appropriate action including enforcement procedures in respect of unauthorised works adversely affecting the special architectural or historic character of the Listed Building.
2.94 The quality of workmanship in building works and its supervision is not a normal concern of a Local Planning Authority. However, it is clear that in some instances workmanship in itself can have a degrading effect upon the character of a Listed Building and thus become an issue within the compass of Planning Law. The Council recognises this and will seek to encourage a quality of workmanship that is commensurate with the architectural and historical character of buildings. It will seek to take what legal action is open to it if poor quality workmanship detracts from the character of the Listed Building and thus brings the work within the sphere of Planning Control.
2.95 Modern/contemporary/current building materials, products, standards and practices can have a marked effect upon the appearance and character of historic buildings. Plastic and double glazed windows, modem doors and joinery, substitutes for traditional brick and tile, painting and inappropriate pointing are examples. It is frequently the use of these materials and methods in the course of repair that leads to unauthorised alterations being carried out in the name of repair, as already referred to. On the other hand, the use of materials and methods that are inherent to each particular period and style of historic building will usually enable that building to retain its character during the course of repair. Other materials and techniques will frequently (and unacceptably) fail to do this.
The use of traditional materials, products, standards and practices for work to historic buildings will be encouraged. Applications for Listed Building Consent will be approved provided the use of modern materials, products, standards and practices used do not adversely affect the character of a Listed Building.
2.96 Listed Buildings are buildings of special architectural or historic interest. However, the high incidence of work which fails to be sympathetic to their character shows the extent to which there is insufficient understanding of what is involved in working sympathetically with a Listed Building. It is a question of raising awareness of the meaning of the term 'special architectural or historic interest'. Each building is, in effect, a story about itself and provides authentic evidence which should not be lightly destroyed. It is a limitation to regard only the appearance of a building (and often only the front elevation) as important and it is this failure to recognise an old building as a source of historical evidence that leads to most of the unwitting, unauthorised work.
In considering proposals for the alteration or conversion ot Listed Buildings, account will be taken of the importance of the retention of original fabric. Where alteration is inevitable it will take account of authentic historic design, building materials and construction, as well as the final architectural appearance of the building.
2.97 The land around the northern bridgehead of the Humber Bridge is an area of acknowledged environmental importance. The Bridge itself is a national tourist attraction and its setting needs to be carefully dealt with.
2.98 The Humberside Structure Plan sets out the overall objectives for the Bridge area in Policy E11, which seeks to realise its potential whilst retaining the generally open nature of the surrounding areas. It is worth repeating the policy here, for information. It states that:
"On open land near the Humber Bridge, proposals for recreation or tourist facilities of a generally open nature will normally be regarded favourably. Other developments will only be permitted if the local planning authorities are satisfied that the proposal:
(a) will not detract from the appearance of the Humber Bridge and the surrounding area; and
(b) needs to be located here to benefit from the Bridge's special locational potential, there being no practicable alternative elsewhere.
All developments will 6e required to have a high standard of design and external appearance".
2.99 The land around the northern Bridgehead fulfils a number of functions in addition to providing the setting for the Bridge. The majority of the land within the triangle between Boothferry Road, Clive Sullivan Way and the Bridge Toll Area is in generally open tourist or recreation related uses, namely the Humber Bridge Country Park, the Humber Bridge Car Parks and its ancillary facilities and the Home Farm Inn.
2.100 The area also provides the first impression of the Borough for people travelling across the Bridge and permits open views across and along the Humber Estuary. It also forms part of the Borough's limited length of undeveloped coastline and acts as part of the break between Hessle and North Ferriby thereby preventing the coalescence of the two settlements. The open land to the south of Clive Sullivan Way, south and east of the Ferriby Motel and to the south of the Humberfield Quarry are especially prominent and perform important environmental roles in contributing to the open space functions of the land around the Bridge.
2.101 Hence, while the Council recognises there is a wish to exploit the area's economic potential it believes that environmental considerations are paramount.
2.102 In recognition of the special potential the northern bridgehead holds to contribute to the economic well-being of the Beverley/Hull area, two sites are allocated for recreation, tourism or B1 development subject to certain stringent criteria. It should be emphasised that both these sites are special sites and that there is no need for them to be developed within the plan period. If no development emerges which meets these stringent criteria then the sites should not be sacrificed to pressure of time. The two sites in question are: the site bounded by Ferriby Road, the A15 Humber Bridge Approach Road and the A15 trunk road; and the site north of the A75 trunk road, west of the A164 Humber Bridge Approach Road and bounded by tree belts to the north and west.
2.103 To be acceptable, any proposal on either site must demonstrate that there is a special need for it to be located near to the Humber Bridge. This would involve it being clearly shown as part of any proposal that there was no practical alternative site elsewhere in the Beverley/Hull area and that if it was not for these sites then the development would not come to this area at all.
2.104 Accordingly any development will not be approved unless it clearly will bring prestige to the area. For example in the case of an office development, a comprehensive proposal for a major company's national or international headquarters would be favoured, whereas proposals which involved a large speculative element or required a high level of public access would not be. Retailing other than for small-scale, tourism-related shops which are ancillary to major recreation or tourism facilities would not be acceptable on either of the sites. Similarly, any housing development would not be acceptable on either of the sites.
2.105 Any development will also have to be of a particularly high standard of architectural and landscape design of 'international' standard - to match the sites' prestigious and prominent location adjacent to, and viewed against, one of the world's greatest engineering achievements. It has been suggested that the sites could be an admirable subject for an international architectural competition. Landscaping would have to be an integral part of any scheme and of equal quality.
2.106 The present condition of the former tip site to the west of Home Farm means that it does not contribute as positively to the environment of the area as do some of the other sites. This site is in the same ownership as the allocated land north of Boothferry Road, but is incapable of development commensurate with its location due to its former use and the uncertain nature of the fill. Because it presently detracts from the appearance of the bridghead area and would be contrary to the image that the Council wishes the Humber Area wishes to project, the site must be reclaimed and landscaped to a high standard. This should be carried out at the same time as, or before, development of the land to the north of the A15 trunk road (Boothferry Road) and should be linked to the development of that land.
Land within the area bounded by Ferriby Road, the Humber Bridge Approach and the tree belt to the north and west of the 'Borrow Pit' site is not covered by Policy E3 of this Plan.
Land bounded by Ferriby Road, the Humber Bridge Approach Road and Boothferry Road (10.32 hectares) as shown on the Proposals Map is allocated for recreation, tourism or B1 uses of a generally open nature provided that all of the following criteria will be met:
a) it is clearly demonstrated that the proposal involves only prestigious development which needs to be located there to take advantage of the Bridge's special locational potential, there being no practical alternative elsewhere in the area;
b) the proposal will not detract from the appearance of the Humber Bridge or surrounding area;
c) the development will involve a high standard of design, external appearance and landscaping.
Land bounded by Boothferry Road, the Humber Bridge Approach Road and the tree belt to the north and west (9.05 hectares) as shown on the Proposals Map is allocated for recreation, tourism or B1 uses of a generally open nature provided that all of the following criteria will be met:
a) it is clearly demonstrated that the proposal involves only prestigious development which needs to be located there to take advantage of the Bridge's special locational potential, there being no practical alternative elsewhere in the area;
b) the proposal will not detract from the appearance of the Humber Bridge or surrounding area;
c) the development will involve a high standard of design, external appearance and landscaping.
d) the former tip site to the west of Home Farm (5.14 hectares) is landscaped to a high standard within the first planting season ot any development commencing on this site.
Retail proposals on the sites defined in Policy E41 or E42 will not be approved, except for small-scale, tourism-related shops which are ancillary to major tourism or recreation facilities.