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3.0 DEVELOPMENT STANDARDS (D)
3.1 The Borough is continually being modified by new development but it is important that its attractive character and the quality of life for its residents are not affected or diluted. The Council will therefore exercise the following general principles in order to achieve appropriate standards in all forms of development.
Layout, Density and Design
3.2 The quality of layout, density and design in all types and scales of new development is a key factor and can make the difference between a scheme that contributes to an area and one that significantly detracts from it. Current national planning guidance stresses the importance of good design and layout. Therefore without wishing to stifle creativity in design or layout, new developments will be expected to contribute positively to the character of their surroundings, respecting and interpreting the existing harmonies of scale, style and materials. Even greater attention will be paid to design in particularly sensitive locations such as in Conservation Areas, near to listed buildings or on the edge of settlements or in prominent locations within settlements.
3.3 Individual buildings should be well designed of themselves and have adequate regard for their setting by:
the building being designed to form part of the larger composition of the area in which it is situated;
ii) the building using suitable external materials for the location in which it is situated;
iii) the volumes of the block form of the building being proportioned to form a satisfactory composition; iv) the external materials being used in a visually appropriate manner;
v) the fenestration being well proportioned and well related within the elevation; and
vi) architectural detailing being used to reinforce the character required by the design and the location.
3.4 In order to achieve satisfactory standards of development on environmentally sensitive or significant sites, the Council is committed to the preparation of development briefs. Such briefs will provide clear and firm guidance on the local planning authority's site-specific requirements, including relevant planning policies, opportunities and constraints and design principles.
The Council will expect the layout and design of all development proposals to respect and contribute positively to the character of its locality. On substantial and important sites the Council is committed to the preparation of development briefs to provide clear guidance.
3.5 In the interests of conserving the County's high proportion of good farmland and restricting the sprawl of built-up areas, the Humberside Structure Plan seeks to encourage medium-to high-density development particularly in the Urban Areas and Urban Centres. However, it is recognised that it is necessary to provide a choice of housing, including low density, larger family homes (Structure Plan Policy S2 refers). The Council is concerned to ensure the best use of land whilst achieving a good standard of design and layout. The Council would not therefore wish to apply a predetermined development density but will assess the capacity of each identified site to achieve an appropriate quality of layout, landscaping and design relative to its setting. This approach will aim to ensure that the overall number of dwellings to be provided can be met from the identified sites.
3.6 Residential development should offer a range of dwelling types to accommodate the changing needs of the Borough's population. The Council may be prepared to relax its standards to allow dwellings designed to smaller standards than is normal (where, for example, they are intended for occupation by first time buyers), though they will need to be designed to permit extension without prejudicing any of the other standards set out in this Local Plan.
3.7 In determining planning applications for residential development the Council will apply the following policies to enable it to assess the acceptability of the design and layout of proposals.
The Council will expect that:
a) new dwellings shall have an outdoor sitting area not directly overlooked by, nor overlooking, adjacent or opposing sitting areas or living rooms; this requirement is to be achieved by the design and layout of permanent structures and walls which are above eye level
b) the design and layout of dwellings shall ensure adequate day lighting levels within rooms and that an acceptable amount of sunlight can reach into each dwelling curtilage.
3.8 High standards of landscaping, both in design and implementation, will be expected in all forms of development. Such provisions will apply to all proposals from development on infill plots (where it may be necessary to help it blend in with or indeed improve the character or appearance of the surrounding area) to major developments on the edge of existing settlements where extensive structural landscaping may be necessary to minimise the effect on the open countryside. Wherever possible, development proposals will be expected to respect and make the best use of existing landscape features, particularly hedgerows, trees, ponds and shrubs which often form important components of the landscape and nature conservation fabric of the Borough. It is important that developers ensure that landscaping work required as a condition of a planning approval is carried out to a high standard. It is therefore essential that detailed landscaping proposals are considered as an integral part of the planning application and not as an afterthought. Outline and full applications for planning permission which involve proposals for landscaping and/or tree planting will be conditional upon the submission and approval of a satisfactory detailed scheme prior to the commencement of work. Such detailed schemes should include details such as:
areas to be grass seeded, turfed or landscaped
ii) the positions of ail proposed trees and shrubs together with existing items to be retained iii) the numbers, species and heights on planting of all proposed trees and shrubs
iv) the location and type of any screen fencing/walls to be provided in association with landscaping v) a programme of implementations for the scheme
vi) protection measures to safeguard existing trees, hedges, ponds and shrubs to be retained and new landscaping to be planted before completion of work on the site
3.9 Soft landscaping work should normally be in accordance with 854428 - Code of Practice for General Landscape Operations.
All development proposals will be required to include an integrated landscaping scheme designed and implemented to a high standard. The scale and character of the landscaping to be appropriate to the site and situation and respect existing landscape features. Outline and full applications involving landscaping and/or tree planting will be conditioned so that a detailed scheme has been approved prior to the commencement of work.
3.10 Consideration should be given in particular to how new development will fit in with those trees and hedges which it is desirable to preserve. Building locations or layouts may require careful adjustment to prevent trees and hedges which are to remain from causing unreasonable inconvenience to future pressure for their removal. Sufficient detail should be provided as part of planning applications to enable the Council to assess the effect of the development on such natural features. Measures to protect trees and hedges will normally be in accordance with BS 5837. (BS 5837 Trees in relation to Construction' : British Standards Institution ) Guidance relating to trees on development sites is also given in Section 10 of DOE Circular 36/78 Tree and Forestry. Furthermore. any remedial works to trees on development sites shall be carried out in accordance with BS 3998 (BS 3998 'Recommendations for Tree Work' : British Standards Institution).
3.11 Underground services shall be located in such a way as to avoid damage to the root systems of trees and hedges which are to be kept and the root systems of items to be planted.
3.12 Developers shall also be aware of the need for adequate foundations when siting buildings near existing and new trees. Guidance on this subject is given in NHBC Practice Note 3 'Building Near Trees'.(Practice Note 3'Building Near Trees' : National Housing Building Council)
Outline and full applications for planning permission on sites which have existing trees and hedges will be expected to be accompanied by the following details:
a) an accurate tree and hedge survey indicating the positions, species and spreads of all trees and hedges within and surrounding the site (normally at 1:200 scale)
b) an accurate survey of the topography indicating existing and proposed changes in ground level
c) the location of proposed and repositioned underground services in relation to existing trees and hedges
d) details of tree and hedge protection measures during construction.
Where the above details are not supplied with outline planning applications the Council will place a condition on any consent granted requiring their submission before full consent is determined.
3.13 Where the Council gives consent for work to trees covered by a Tree Preservation Order or within a Conservation Area then it is expected that such work will be carried out to a high standard. BS 3998 will normally be the guidelines for such work.
Work to trees covered by a Tree Preservation Order or within a Conservation Area will be expected to be carried out to a high standard.
3.14 The Council will require that development proposals include adequate off-street car-parking and servicing so that in the interests of amenity and road safety, on-street-parking/servicing is not encouraged. Garaging and off-street parking shall be located where it is both convenient and where it is not visually intrusive in the street scene. In determining the appropriate levels to be provided the Council will be guided by the Highway Authority's adopted standards at the time of application. The current standards are set out in Appendix 3.
3.15 In those special cases where on-site standards are relaxed in the Borough's town and village centres, the Council will consider each case on its merits and may require off-site public car-parking provision by means of agreements with developers.
Development proposals will be required to provide adequate off-street car-parking and servicing to meet the likely demand generated by the new development. Such provision should be made in a manner which is convenient and will not affect the appearance, character or amenities of the surrounding area. In special circumstances standards may be relaxed or developers maybe expected to enter into an agreement to secure additional parking in the vicinity.
3.16 Adequate provision should be made in the layout of all forms of new development for safe and pleasant pedestrian movement. New developments should always ensure that pedestrian routes are convenient, well lit and well related to existing facilities or likely destinations, thereby avoiding long unnecessary detours or routes which are likely to cause detriment to amenity. See paragraph 7.36 also regarding the provision of cycle routes within developments.
Development proposals will be expected to include provision for safe, convenient and pleasant pedestrian movement by the provision of carefully positioned and well designed routes.
Access for the Disabled, the Elderly and Pushchairs
3.17 The Council will expect in proposals for new buildings, or changes of use, alterations or extensions to existing buildings which are open to the public, that the needs for access by the disabled, the elderly and those with infants or toddlers in pushchairs have been taken into account. Access provision for the disabled is considered to be an essential consideration in proposals for community and entertainment uses and for public buildings, hotels, guest-houses and shops. Whilst the achievement of suitable access standards is principally a matter for the Building Regulations, it is a material planning consideration that development proposals should have regard to the inclusion of suitable provision in site layouts; design of spaces around buildings; car parking spaces; and sign posting to the disabled visitors entrance. Applicants should refer to 855810 ( British Standards Institute's Code of Practice for Access for the Disabled to Buildings: 855810, 1979) for guidance
3.18 The provision of a proportion of residential units built to mobility standards is desirable in large housing developments. This proportion will depend on the nature and location of the individual proposal. The Council will encourage developers to consider the access needs of disabled people in housing design and layouts.
3.19 Where the Council feels appropriate consideration has not been paid to such matters, it will seek to negotiate amendments to a submitted scheme or, where appropriate, impose conditions on any planning consent.
Development proposals for the erection of new buildings or the change of use, alteration or extension of existing buildings to which the public will be admitted on payment or otherwise will be required to include provision for access to that building by the disabled, elderly people and people with toddlers or infants in pushchairs.
3.20 When considering proposals to build on part of a larger site that is to be developed over a long period, the Council will be concerned that the individual proposals form part of a submitted overall scheme for the wider area. This is necessary to enable the Council to ensure that the individual development would fit satisfactorily into the kind of layout proposed for the overall site and that the work would not adversely affect the general character of the neighbourhood.
Proposals to erect individual or a small number of dwellings or other buildings on a larger site will be approved provided it is demonstrated they will fit into the overall development of the larger site satisfactorily and will not adversely affect the general character of the area.
3.21 Extensions to existing dwellings can often threaten residential amenity or the character of existing built-up areas. Planning applications for works which fall outside the permitted development limits of the General Development Order should ensure that the general appearance and character of the main building and street are not harmed and the residential amenity of adjacent properties is not adversely affected. Similar considerations apply to planning applications for garages, outbuildings, walls/fences and other miscellaneous structures where these need planning permission.
Proposals for extensions to existing residential properties and the erection of associated garages, outbuildings, walls and other structures will be approved provided that
a) the development is sympathetic to the character and appearance of the existing dwelling and surrounding properties (particularly in the streetscene) in terms of siting, scale, character, materials and design and
b) the development does not raise problems of overshadowing, loss of daylight, loss of privacy or creating an undue sense of enclosure, in order that The existing amenities of adjoining properties or surrounding area are safeguarded.
Conversions of Residential Properties
3.22 The conversion of large houses into smaller units and residential homes can make a valuable contribution to housing provision. It can help meet possible needs arising from predicted changes in the Borough's age structure and household composition and from the requirements of Government policies on the integration of the elderly and disabled into the community. Such conversions can also be important in preventing older houses that are now too large for normal family occupancy from falling into disuse and disrepair. However, such subdivisions can, through the different patterns of occupation which are involved, sometimes create problems of increased noise, disturbance and traffic generation.
3.23 In considering such proposals for conversion the Council will take into account whether the proposal would: provide a satisfactory standard of accommodation; include appropriate level and standard of off-street car parking; detract from the character or appearance of the building or surrounding area (in particular with listed buildings or in conservation areas) and include a cceptable outside amenity space.
3.24 In order to judge whether proposals will satisfy the above considerations all applications for conversion to flats, residential homes and hostels should be accompanied by floor plans of the property indicating the use to which each room is to be put. When granting planning permission for a residential home, a condition may be imposed to prevent the change from that applied for to any other use whether or not it is within Class C2 of the Town and Country Planning (Use Classes) Order 1987 (see Appendix S), if it is considered likely to detract from the character or amenities of the locality.
Changes of use from single family dwellings into flats, residential homes and hostels will be approved provided that all of the following criteria will be satisfied:
a) it would not be harmful to the existing character of the area
b) it would not result in unacceptable damage to the residential amenity of those occupying neighbouring properties
c) it would not give rise to road safety problems as a result of traffic generation or of the inadequacy of off-street parking.
Change of Use from Residential to Other Uses
3.25 The use of part of a house on a full or part-time basis for another purpose may require express planning consent as a change of use. Some non-residential uses need to be located within or near residential areas but some uses, including most industrial uses, are almost always inappropriate. The principal test will be whether the use itseH and the associated servicing and traffic generation will harm the character or detract from the residential amenities of an area and make it a less pleasant place to live. The Council will also consider the likely effect the change of use may have on the appearance and character of the area. Where a proposal would involve the loss of residential accommodation, the need for houses in the area and the desirability of keeping it in residential use will also be taken into account. Where the impact of the proposal on the surrounding area is certain, the Council will consider, as an alternative to refusal, the use of a consent granted for a limited period only in order to provide an opportunity to assess its impact.
Proposals for changes from residential to other uses will be approved provided that the development is acceptable in terms of:
a) its likely effect on the surrounding area in terms of noise, dust, smell, vibration, fumes, smoke, soot, ash or grit,
b) the impact of traffic generation on the amenities of nearby residential properties, c) its effect on the appearance and character of the area,
d) the loss of residential accommodation
3.26 Many modern shopfronts at existing premises are visually unrelated to the buiidings of which they form a part. Fascias are often too deep, stall risers too shallow, advertisements inappropriate and too little attention is paid to crucial detail. Existing shopping centres in the plan area have, in most cases. developed over many years and the Borough Council considers their appearance is an important element in ensuring their continued viability. Therefore, it will normally approve new shopfronts and fascias only where they are architecturally related to and in sympathy with the building and adjoining buildings. This will be particularly important on Listed Buildings or in Conservation Areas, where correct detailing and accurate workmanship will be necessary.
3.27 Government advice welcomes the refurbishment of town centres especially where it brings about environmental improvements including the careful treatment of historic buildings and townscape. It is acknowledged that this can arrest deterioration, restore confidence and improve the ability of centres to compete.
3.28 Although it is recognised that many retailers wish to trade on the basis of a house style, this must be reconciled with the need to enhance the unique quality of each shopping centre. A company's corporate image should be adapted to the local environment without compromising the principles of good shopfront and advertisement design. The image should not be imposed at the expense of the building or the street. Similarly the Council recognises the desire for retailers to install steel shutters to protect valuable merchandise. However, these shutters can have significant effect on the character and appearance of individual buildings and the street, particularly when the unit is closed. The Council will prefer alternative security measures, such as internal steel grilles which do not affect the shopfront 5o radically.
3.29 Advertisements form a crucial part of shopping centres and can make a positive contribution to their character. Conversely, poorly designed adverts can be incongruous or overbearing and can seriously detract from it. In general terms, in the same way that the shop front should relate to the building, advertisements should be designed to complement the shopfronts of which they form part. In particular, fascia and projecting or hanging signs (together with their illumination - if necessary) must be given very careful attention.
3.30 It is recommended that prospective developers consuit 'Shopfront Design Guide, Beverley' (Shopfront Design Guide Beverley', Beverley Borough Planning Department) and 'Shopfronts and Advertisements in Historic Towns·( Available from English Historic Towns Forum, The Huntingdon Centre, The Vineyards, The Paragon, Bath) which, despite its title, is applicable to any of the Borough's shopping areas.
3.31 Planning permission is required for any material change in the external appearance of a shop, which might include, for example. alterations to fascias, the glazing, the materials in which it is constructed or the installation of shutters or blinds. In Conservation Areas, special consent may also be needed for demolition: demolition includes the removal of any features which contribute to the character of a building. On a Listed Building, any alteration affecting the character of the building could also require specific consent. This applies to such matters as changing the colour of the shopfront, installing alarms or extractor fans, etc, depending on their effect on the Listed Building. Advertisements are also likely to need permission, but on this aspect (as on all others mentioned above), applicants are strongly advised to contact the Planning Department at the outset, long before work on a property is begun.
Where an existing shopfront is of special significance because of its historical association or contribution to the character of the building or steetscene it will be retained.
Development proposals for new shop fronts and fascias or alterations to them will be approved provided the proposal is architecturally sympathetically related to the building of which it will form part and to the adjoining buildings.
3.32The Council is concerned at the possible effect advertisements may have on the environment. It recognises that adverts can serve a purpose in providing goods and services being offered nearby but that these should be closely related to the premises to which they apply. Under advertisement regulations( Town and Country Planning (Control of Advertisements) Regulations 1989), certain types of advert may be displayed without the need for specific advertisement consent (known as `deemed consent'), whereas others require 'express consent' from the Planning Authority. All applications displayed with either deemed or express consent are to be displayed in a safe and tidy manner. Neither should advertisements endanger public safety, for example by their physical location or by badly placed lighting units causing glare or confusion to drivers.
3.33 Where consent is required, the Council is anxious to ensure that the impact of advertisements does not have a detrimental effect on the area's amenities or public safety. Particular control will be exercised over advertisements in Conservation Areas, where special attention will be necessary to ensure they do not affect the special qualities of those Areas. (See Policies E30, E31, E32, E33 and E34 of this Plan).
3.34 Where an advertisement is displayed with deemed consent but is considered to cause serious harm to the amenities of the area or to public safety, then the local planning authority will consider using its available powers to pursue discontinuance action in order to secure its removal.
3.35 The Council will not entertain applications for express consent which are not accompanied by drawings of sufficient detail to enable the above factors to be determined.
Applications for express consent for the display of advertisements outside Conservation Areas will be approved provided that:
a) the proposal does not detract from the amenities of the locality
b) the display is of appropriate size, positioning, materials, fixings, colours, height above ground and extent of projection
c) the display will not create conditions likely to be harmful to public safety.
The Council will take discontinuance action to secure the removal of advertisements displayed with the benefit of deemed consent which it considers cause a substantial injury to the amenity of the locality or a danger to members of the public.
Street Furniture and Statutory Undertakers Equipment
3.36 In order to achieve high standards of development, consideration should be given at an early stage to the various items of street furniture and statutory undertakers equipment that will be necessary. Such furniture and equipment includes, amongst other things, electricity and gas substations, water pumping stations, meter boxes, telephone and post boxes, bus stops, telephone and electricity cables. street lights. seats and street name signs. Where poorly located or designed they can have a significant adverse effect on the character or appearance of development or on the amenity of surrounding property. Whilst express planning permission is not always required for some of these works, they should always be considered as early as possible in order that they may be iocated and designed to respect and integrate into the development. Simple design solutions, such as situating meter boxes in places not prominent from the street, routing cables underground and sensitive siting and landscaping of substations, can be very effective.
Development proposals will be expected to include details on the location and design of all street furniture and statutory undertakers equipment relevant to the development. Such provision should be made in a manner which will not affect the appearance, character or amenities of the surrounding area. Where such details are not submitted at the appropriate stage then any planning consent will be conditioned accordingly.
3.37 It is important that necessary development should be able to proceed without prejudicing water resources and with adequate foul and surface water drainage arrangements.
3.38 The responsibilities of the former Yorkshire Water Authority were divided in 1989 into Yorkshire Water Services plc (YWS), who are responsible for water supply, sewerage and sewage treatment and the National Rivers Authority (NRA) a non-departmental body with statutory responsibilities for water resources, pollution control, flood defence, fisheries. recreation, conservation and navigation. The Borough Council acts as an agent for YWS in advising on the adequacy of existing sewerage infrastructure to cope with development proposals.
3.39 The NRA has a duty to protect and improve the water environment through the effective management of water resources and through reductions in pollution. The Authority also has a duty to exercise a general supervision over land drainage and flood defence matters and has permissive powers to carry out works for the purpose of protecting property and tow lying coastal estuarine land against fluvial and tidal flooding. These powers do not extend to coastal protection.
3.40 YWS under its statutory obligation to provide a water supply has not indicated that any parts of the plan area have a supply problem, but developers must seek the advice of YWS at an early stage on the availability of a water supply for any new development so that a supply scheme can be drawn up if necessary.
3.41 YWS is now able to make infrastructure charges for connection to new water and sewerage systems to most new properties and so should be able to provide the necessary infrastructure for development proposals within a reasonable time scale. Accordingly, YWS has given a commitment that where infrastructure capacity is inadequate it will, wherever practicable, provide the necessary new infrastructure within five years of an outline or full planning consent being granted`. Where existing sewage infrastructure is insufficient to accommodate the proposed development, then that development will only be permitted subject to submission of a scheme of works for disposing of foul and surface water discharges and implementation of such a scheme before the development is brought into use.
3.42 It is likely that future additional sewage treatment requirements in the plan area will be met through expanding existing facilities. However, the scale of development proposed at Elloughton/Welton is such that a new treatment plant will have to be provided before 2005 by YWS to meet the more stringent waste water standards which now prevail. In addition, the spare capacity in the drainage infrastructure in some parts of the Hull Urban Area within the Borough is limited.
Development proposals will only be approved if they include satisfactory arrangements for disposing of foul and surtace water discharges. Where satisfactory arrangements are not available then proposals may be approved subject to the submission of a satisfactory scheme and its implementation before the development is brought into use.
3.43 Groundwater resources are an invaluable source of water for public supply, industry and agriculture, as well as sustaining the base ftows of rivers. Some activities such as the disposal of effluent in soakaways, landfilling of unsealed sites over permeable bedrock, or inappropriate storage of oils and chemicals can result in the pollution of groundwater. Since the clean-up of contaminated groundwater is difficult and very expensive, the Council will, in association with the NRA, seek to prevent or reduce the risk of groundwater pollution by refusing planning consent for developments which it considers pose an unacceptable risk to groundwater.
3.44 Under the terms of the Water Resources Act, 1991 the prior formal consent of the NRA is required for any discharge of sewage or trade effluent (including vehicle wash waters) into controlled waters (e.g. watercourses and underground waters). Such consent may be required also for any discharge of surface water to such controlled waters or for any discharge of sewage or trade effluent from buildings or fixed plant into or onto ground or into waters which are not controlled waters. All proposals for development involving the use of septic tanks and package treatment plants discharging to soakaways/sub-surface irrigation systems should be forwarded to the NRA so that their likely effects on water resources can be assessed.
3.45 Within the plan area the areas of Swanland, Anlaby, Kirkella, Skidby, Cottingham and Dunswell are designated 'Zone 1' areas because the underlying chalk aquifer is sensitive to pollution and constitutes the recharge area for Yorkshire Water Services public supply boreholes. Strict conditions and possible additional protection measures will be requested by the NRA to safeguard these resources. In addition in areas of the Borough where the artesian chalk (Beswick to Beverley) is overlain by only a thin drift cover, care must betaken with any excavation that could puncture the overlying Boulder Clay layer. Advice must be sought from the NRA where any excavation will exceed 2 metres.
3.46 Guidance on considerations affecting the acceptability of development from a groundwater protection viewpoint has been prepared by the NRA. (Yorkshire Water Services:'Planning Liaison and Infrastructure Charges, March 1990' '"Policy and Practice for the Protection of Groundwater , National Rivers Authority.)
Development proposals which on the basis of published information available at the date of the application and on the advice of the NRA will pose an unacceptable risk to the quality of groundwater will only be approved where there is an over-riding need for the development and the proposal contains measures designed to minimise the risk to the quality of groundwater.
3.47 The supply of water to new developments is becoming increasingly difficult. In some areas public supplies are also heavily committed. The NRA is concerned that additional water abstraction could have a detrimental impact on existing abstraction, river flows, nature conservation, fisheries, amenity or recreation, particularly in areas where watercourses already experience low flow rates. New developments should, therefore, be limited to locations where adequate water resources already exist, or where new provision of water resources can be made without adversely affecting existing abstraction, river flows, water quality, amenity or nature conservation, and where it coincides with the timing of the new development. An abstraction licence under the Water Resources Act, 1991 may be required from the NRA for the abstraction of water from any inland waters or underground strata.
3.48 There are a number of sites where development may affect licensed abstractors on or in the vicinity of the site. The rights of these abstractors must be protected and early consultation with the NRA is advised, especially with regard to industrial development, certain types of which would not be permitted near to a licensed abstraction.
Development proposals which increase the requirement for water in areas where water resources are inadequate will only be approved where there is an over-riding need for the development or where water resources will be provided in time to serve the development and without significant detriment to existing abstractions, to water quality, fisheries, amenity or to nature conservation.
Tidal and Fluvial Defences
3.49 A breach in tidal and fluvial defences could lead to serious flooding, not only in the vicinity of the breach, but also in areas of low lying land often at some considerable distance. Such flooding places both people and property at risk. A large proportion of the Borough lies in areas liable to flood either from the Rivers Hull or Humber. However, the River Hull defences have been improved under a comprehensive scheme and defences along the Humber are being reviewed as part of a sea and tidal defence strategy. Nevertheless, development which poses a threat to the stability and continuity of tidal and fluvial defences will not be granted planning consent unless the Council, in consultation with the NRA, is satisfied that adequate tidal and fluvial defence measures will be included as part of the new development. The successful operation of tidal and fluvial defences requires monitoring and management, implying access for maintenance and emergency purposes. The Council will protect such access and improve it wherever possible.
Development proposals which would adversely affect the stability and continuity of tidal and fluvial defences or where the existing defences, properly maintained, would not provide an acceptable standard of safety over the lifetime of the development will not be approved. Where development relating to tidal and fluvial defences is permitted, appropriate measures will be required to be incorporated in order to protect the integrity of the defences. Developers will be expected to cover the costs of any appropriate enhancement and mitigation works, including their long-term monitoring and management. Access to tidal defences for maintenance and emergency purposes will be protected, and where appropriate, improved. Development near the Humber Coast will need to be in accord with Policy E11 of this Plan.
3.50 The principle of reducing the opportunities for crime by means of careful design of buildings and the spaces around them is widely acknowledged and is a material planning consideration. The Police Authority has architect liaison and crime prevention officers to advise on crime prevention matters in development and has published its advice in a guide 'Design Out Crime'. Developers should always have regard to creating an environment which minimises the opportunity for crime by incorporating features such as natural visual surveillance, good lighting and good building design.
Development proposals will be expected to minimise the opportunities for crime. The Police Authority will be consulted on the crime prevention aspects of substantial developments.
3.51 Those who wish to demolish a building in use or last in use as a dwelling house or a building adjoining a dwelling house will have to give the Council 28 days notice of their intended method of demolition and of any proposed site restoration. They will also need to place a notice on or near the building for 21 days in that 28 day period. The Council will determine whether they will require the applicant to seek prior approval' for the demolition method or site restoration. The Council will be principally concerned that the demolition and site restoration will be carried out in a manner which will not cause any significant adverse effect on the character, appearance or amenity of any neighbouring property or the surrounding area.
3.52 Such requirements do not apply to listed buildings or buildings within a conservation area for which separate provisions exist or to buildings of less than 50 cubic metres when measured externally. Any requirement to seek approval under the Building Acts is similarly unaffected.
In considering whether an application for prior approval is required or in determining an application for prior approval it will be expected that the method of demolition and site restoration will not adversely affect the character, appearance or amenity of any neighbouring property or the surrounding area. Prior approval will not be granted where any adverse effect arising from the method of demolition or site restoration will be significant.
3.53 Department of the Environment Planning Policy Guidance Note 24: 'Planning and Noise' establishes that impact of noise can be a material consideration in the determination of planning applications and introduces the concept of Noise Exposure Categories. In the interests of amenity, care should be taken not to introduce development which is likely to generate noise into an area which is sensitive to noise, for example where existing background noise levels are low. Similar care should also be exercised not to introduce noise-sensitive developments (such as housing, education buildings, health buildings) into areas where there are existing or expected sources of noise such as roads, rail or industry. Where the noise impact of a development or the assessed effect of an existing noise source upon the development proposed is an issue in determining e development proposal, then the Council will expect the applicant to provide reliable evidence of the noise impact.
3.54 Where noise is an issue one or more of the following approaches may be appropriate for controlling the source of, or exposure to, the noise:
(a) engineering: reduction of noise at source; improving sound insulation of sensitive buildings; screening by purpose-built barriers;
(b) lay-out: adequate distance between source and noise-sensitive building or area; screening by natural barriers, other buildings, or non-critical rooms in a building;
(c) administrative: limiting operating time of source; restricting activities allowed on the site; specifying an acceptable noise limit.
3.55 Several of these measures may be incorporated into the design of the development proposal before it is submitted. Where they are not then the Council may attach planning condition5 to any planning approval or expect the applicant to enter into a planning obligation to ensure that any noise impact is acceptable.
Development proposals will be approved provided that the effect of any noise generated by that development or the effect of any existing or expected noise source on that development is acceptable. Where necessary approval will be granted subject to conditions or the applicant will be expected to enter into a planning obligation.
3.56 Department of the Environment Planning Policy Guidance Note 23: 'Planning and Pollution Control’ expects local planning authorities have regard of the need to maintain, or attain, air quality standards when preparing local plans and in determining planning applications. The Borough Council monitors air quality standards within the plan area, but no problems have been identified.
3.57 The Borough Council does not, therefore, intend to take any special measures but will continue to monitor the situation and will assess any proposal which may cause atmospheric pollution on an individual basis.
3.58 PPGl4 (Department of Environment Planning Policy Guidance Note 14:'Development on Unstable Land) places a responsibility on local authorities in preparing development plans to take account of the possibility of unstable ground. Particular problems of ground instability are unlikely in this area, and the Borough Council does not propose to adopt any particular policies in this regard.
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