13.1 East Yorkshire's 25 miles (40 km) of coastline extends from the spectacular hard chalk cliffs which form part of the Flamborough Headland Heritage Coast southwards through the resort of Bridlington and along the sott boulder clay cliffs of the Holderness Plain. Flamborough Head forms the boundary between two major coastal cells extending from St Abb's Head to The Wash. These coastal cells are divided into smaller sub-cells and the majority of the Borough's coastline lies within a sub-cell extending southwards to Sunk Island. The Coastal Zone contains part of the most northerly chalk outcrop in the country which is of international significance for its bird life and national significance for its flora and geology. Parts of the boulder clay cliffs to the south are nationally recognised for their geological research and education potential. Bridlington is the County's premier holiday resort serving a catchment covering West and South Yorkshire and North Nottinghamshire. Behind the coast, high quality agricultural land extends towards the A165 coastal road, a major tourist and commuter route linking Bridlington with Scarborough to the north and Hull to the south.
13.2 National planning guidance for the coastline is set out in PPG2O "Coastal Planning". This recognises the need to conserve and improve the coastal environment for its special landscape characteristics and states that coastlines should be safeguarded against development which does not need a coastal location. Coastlines generally include landscape features which are of particular national or international significance and Local Plans should consider defining Coastal Zones where specific measures can be implemented to guide future development.
13.3 The growth of Bridlington, and the use of the coast as a holiday destination, the increasing mobility of people and the growing interest in environmental matters has heightened the need to consider the Coastal Zone as a whole. Further weight is added to this argument by the location of the Borough's main population centre on the coast . In addition, three of the Borough's Selected Settlements are within the Coastal Zone, which are recognised within the Humberside Structure Plan as having the potential for further growth. A co-ordinated approach to coastal planning is already in place in the designated Flamborough Headland Heritage Coast wherein a Management Plan seeks to balance the conservation of the coastal landscape and wildlife with the pressures for public enjoyment.
13.4 The Borough Council is an active participant in local and regional working groups which are investigating appropriate coastal policies for the Holderness coastline - the country's fastest eroding coastline - part of which is within the Borough. These activities will continue. Pending their outcome, the Local Plan safeguards the coastline against unnecessary or harmful development to ensure that future comprehensive protection measures for the whole of the Coastal Cell are not precluded and that the landscape qualities of the East Yorkshire coastline are recognised.
13.5 The following objectives will guide the implementation of planning policy to ensure that the landscape qualities of the coastline are recognised and the integrity of the coastal environment is safeguarded.
OBJECTIVES
1. TO RECOGNISE THE LONG TERM NATURE AND IMPORTANCE OF PHYSICAL PROCESSES AFFECTING THE COASTLINE AND THEIR SIGNIFICANCE TO THE COASTAL CELL;
2. TO ENSURE THAT ESSENTIAL DEVELOPMENT IS ADEQUATELY SITED TO BE PROTECTED FROM ANTICIPATED RATES OF COASTAL EROSION;
3. TO SAFEGUARD THE CHARACTER OF THE LANDSCAPE AND PROTECT NATURE CONSERVATION INTERESTS;
4. TO PROMOTE PUBLIC ENJOYMENT AND APPRECIATION OF THE COASTAL ZONE.
13.6 To reflect the different characteristics and planning issues affecting particular parts of the Coastal Zone, the area is divided into 4 subzones. The Proposals Map defines these areas.
1.Flamborough Headland
2. Bridlington Sea Front
3. Wilsthorpe
4. Holderness Plain
Coastal Processes
13.7 The East Yorkshire Coast is part of a highly dynamic system of erosion and deposition subject to considerable fluctuations dependent upon climatic conditions. Sediment eroded from the Holderness coast is essential f or sustaining natural features and habitats such as the Spurn Peninsular. Such sediment is a finite resource which requires careful management to take account of natural and man-made assets along the coast.
13.8 North of Sewerby, the cliffs of the Flamborough Headland Coastal Zone are of unusually hard chalk. Wave action scours the cliff toe providing beach material for the small isolated bays. Erosion rates are generally low around the chalk cliffs, but localised slumping of the boulder clay cap can be significant. Erosion of the boulder clay cliffs between Sewerby and Bridlington has resulted in some retreat necessitating the realignment of the cliff top footpath, although no permanent development has been affected.
13.9 The hard sea wall protecting the Bridlington sea front Coastal Zone extends southwards as the 8elvedere Promenade, beyond the limit of existing residential properties and across the cliff top frontage of the golf course1
3.10 The Wilsthorpe Coastal Zone continues southwards from the Belvedere Promenade. In this area sand dune accretion has taken place on the site of the former cliff line, where the extensive beach provides a source of material and assists in dissipating wave energy. Marram grass is helping to retain the dunes which are an unusual feature for the Holderness Coast and provide a natural defence to coastal tourism. Land drainage is westward towards Bessingby Beck rather than being direct to the sea through the cliff line, and this provides further stability to this stretch of coastline.
13.11 South of Wilsthorpe the boulder clay cliffs of the Holderness Plain Coastal Zone are subject to weathering and rapid cliff toe erosion which is accelerated by groundwater seepage through the cliff line. Beaches are shallow and are comprised of a thin veneer of sand over mud. Continuous beach erosion ultimately provides a supply of material to Spurn Point, the Humber Flats and Marshes and the Lincolnshire Coast emphasising the need to consider the coastline as part of a larger Coastal Cell. This stretch of coastline is characteristic of the Holderness Coast where average rates of erosion can equate to a loss of 2 metres per annum. However these rates are subject to considerable annual fluctuations which conceal the very real risk of serious land loss due to individual storms which, in the past, have recorded losses of 10 metres in a single storm.
13.12 Privately erected sea defences have been implemented on the Holderness Plain in recent years which have had a significant impact on erosion rates and the visual appearance of the area. Whilst they have prolonged the life of individual properties they have resulted in serious downdrift erosion, creating artificial promontories which are themselves being undercut and resulting in dangerous structures which present a hazard to beach users. Their effectiveness in managing coastal erosion is therefore limited and the benefits of this limited protection are considerably outweighed by their negative environmental impact and the risk of injury to beach users.
13.13 The Flamborough Headland Coastal Area includes one of only two landscape features worthy of specific recognition in Policy EN5 of the Humberside Structure Plan.Because of its unspoilt, undeveloped character it has been nationally recognised in its designation as a Heritage Coast. The scenery is dominated by the chalk sea cliffs, the coastal plain consisting of gently rolling farmland mainly in arable use with few hedgerows and a general absence of tree cover. Uninterrupted long range views extend inland across the Wolds and south across Bridlington Bay. Woodland cover provides definition to the prehistoric earthwork of Danes Dyke and to the railway line. Elsewhere woodland is restricted to limited shelter belts except for landscape planting in association with the Danes Dyke Estate, and the Sewerby / Marton Hall Estates.
13.14 On the Headland the availability of local chalk as a building material adds a distinctive character to the area, particularly in its use for farm buildings and fishermen's cottages.
13.15 On Bridlington sea front the Coastal Zone boundary includes only the built up area which is protected by existing concrete sea defences with promenades and harbour pier.
13.16 The Wilsthorpe Coastal Zone is dominated by leisure and tourism development, partially screened by tree planting, extending southwards from Bridlington. The Belvedere Golf Club forms a major part of this area between the cliff top and the A165, including the Ancient Monument Site at Hilderthorpe. Chalet and caravan sites are situated between the golf course and small holdings on agricultural land to the south.
13.17 South of Wilsthorpe, the Holderness Plain Coastal Zone is characterised by flat agricultural land with few landscape features. Well maintained hedgerows enclose fields which appear deceptively small due to the absence of topographic features. Tree cover is sparse, particularly along the cliff top. Within the villages, the remaining cobbled walls and single storey low eaved cottages add much to the character of the area.
Nature Conservation and Archaeological Features
13.18 The East Yorkshire coastline contains a range of differing landscapes and natural habitats. Flamborough Headland represents a feature nationally recognised as being of special landscape/nature conservation interest. The Headland is a popular attraction both for its geology and ecological systems and for its recreational potential.
13.19 The chalk cliffs and softer sedimentary rocks, together with the narrow belt of chalk grassland at the top of the cliffs which extend from Reighton Sands to Sewerby, Bridlington, is designated as a Site, of Special Scientific Interest (SSSI) under the Wildlife and Countryside Act 1981. The SSSI recognises the importance of the area for its geological, geomorphological and biological interests. Policy EN9 provides protection for such sites. For a substantial length of the same cliff top area a Special Protection Area for Wild Birds under the EC Birds Directive (79/409/EC) has also been designated recently by the Government, acknowledging the international significance of the Headland as a habitat for breeding and migratory seabirds. Policy EN8 provides stringent control over development affecting this area. Within the Headland are situated a further two defined SSSI's - Flamborough Railway Cutting and Hoddy Cows, Buckton. English Nature has identified a Sensitive Marine Area around the Flamborough Headland. This is a non statutory designation but underpins work being undertaken to gain an understanding of the marine environments around the country. The Borough council, in association with the Heritage Coast Project, is supporting this initiative.
13.20 Archaeological remains on the Headland have had a marked impact on the landscape, particularly the Scheduled Ancient Monuments of Danes Dyke, Flamborough Castle, and the deserted village of Newsham adjoining Bempton.
13.21 Within the Wilsthorpe Coastal Zone the deserted village of Hilderthorpe is a Scheduled Ancient Monument. The deserted village of Wilsthorpe is of more local significance but remains are visible up to the cliff edge. Policy ENl3 will safeguard important remains. The Belvedere Golf Course includes trees and shrubs which provide feeding and nesting sites for birds and the site also includes a number of ponds.
13.22 Within the Holderness Plain the Coastal Zone has fewer features which are prominent in the landscape. Withow Gap at Skipsea is an exception. Notified as a SSSI for its significance as a unique geological feature invaluable for research and education, the site is extremely susceptible to the effects of coastal erosion.
13.23 Elsewhere within this area the land drainage channels of Auburn Beck, Barmston Main Drain and Earl's Dyke are important in balancing groundwater drainage and slowing down the rate ot seepage of groundwater through the boulder clay cliff line.
13.24 Scheduled Ancient Monuments are situated outside the villages of Barmston and Skipsea (2 sites) although, with the notable exception of the earth mounded Skipsea Castle, little is visible in the landscape. Land Uses
13.25 On the headland, outside the villages, caravan sites are prominent features in the landscape, many of which have little screening tree cover. The legacy of chalet accommodation at North Landing and the lighthouse retains an element of urbanisation in an otherwise open environment, but has an appeal to some as a surviving example of plotland development. Tourism and leisure uses extend from Danes Dyke to Bridlington along the cliff top but do not dominate the open character of the countryside.
13.26 Major urban development is concentrated within Bridlington, lining the harbour and the beaches. The landscaped esplanades and tourist based amusement areas form a strip between urban development and the coast itself.
13.27 Golf course development and tourist based uses extend southwards through the Wilsthorpe area into adjoining countryside and are prominent to views from the A165.
13.28 In the Holderness Plain, limited road access has restricted development. Again caravan accommodation adjoining the villages, and more particularly along the cliff top, is prominent in the landscape. At the cliff top, erosion has resulted in the physical removal of some past development activity although many chalets remain as untidy ribbon development.
13.29 The broad framework of policies established in Part I of the Plan is ot equal relevance within the Coastal Zone . Site specific constraints which might affect the implementation of these policies within individual settlements are described under each settlement heading.
13.30 Outside the limits of individual settlements the geographic and topographic characteristics of the Coastal Zone give rise to development pressures requiring additional policy guidance.
POLICY CZ1 -THE FLAMBOROUGH HEADLAND HERITAGE COAST
PROPOSALS WITHIN THE NATIONALLY IMPORTANT HERITAGE COAST WILL ONLY BE PERMITTED WHERE, IN TERMS OF THEIR SIZE, SITING, DESIGN, LANDSCAPING AND OPERATIONAL CHARACTERISTICS, THEY WILL BE COMPATIBLE WITH THE OBJECTIVE OF RETAINING AN UNSPOILT COASTLINE. PROPOSALS FOR CARAVAN SITES WILL BE SUBJECT TO POLICIES CZ4 AND CZ5.
Justification
13.31 The coastal boundaries of the Heritage Coast have been designated by the Countryside Commission. Inland boundaries have been defined in agreement with the Local Authorities and a Management Plan is in operation to balance the needs of conservation with maintaining and improving access to the coast. This Management Plan is currently being revised but the boundaries of the Heritage Coast remain unchanged and are shown on the Proposals Map. In determining proposals against Policy CZ1 reference will be made to the Management Plan.
13.32 The essential character of the Heritage Coast is that of an undeveloped, unspoilt coastline. This character must be maintained but adequate provision needs to be made for the development needs of the area, in particular the continued growth of Bempton and Flamborough, both of which are defined as selected settlements in the Humberside Structure Plan.
13.33 Much of the work of the Heritage Coast Project focuses on the restoration and management of existing ; features. The Project Team has a detailed understanding of the elements which are of particular importance to the Heritage Coast landscape, and their advice will be sought on development proposals within the defined area.
13.34 In general terms the character of the coastline itself is one of chalk cliffs topped with rough grasslands and scrub. Small ravines include reedbeds and associated vegetation which are threatened by drainage and lack ot maintenance. Geological features such as faults, folds and wave cut platforms are characteristic features of the beach and cliff face.
13.35 Inland the landscape has been shaped by human activity and management. Vestiges of hedgerows and plantations remain but are in a state of decline through removal and poor management. Danes Dyke, with its associated plantations and scrub, is a feature of great landscape importance visible in some form from almost every where on the Headland. Recreational development has taken place around the Sewerby and Danes Dyke estates.
13.36 Further holiday and recreational development is situated around Flamborough, particularly to the north east, including caravan parks and holiday camps. Proposals relating to these will be subject to detailed consideration under Policy CZ5.
13.37 It should be noted that Policy CZ1 applies to the defined Flamborough Headland Heritage Coast, and not the slightly larger area identified as the Flamborough Headland Coastal Zone. The Coastal Zone includes land between Bridlington and Sewerby, most of which is protected as an Area of Restraint under Policy BRIDl.
13.38 Planning permission is required for new coast protection works and in certain circumstances an additional licence is required from the Ministry of Agriculture, Fisheries and Food. Under the Coast Protection Act all capital works require ministerial approval. DoE Circular 30/92 - "Flood Risk" sets out the requirements for proposals to erect coastal defences. It notes that in certain circumstances an Environmental Assessment may be needed to enable the full implications of protection measures to be evaluated. Guidance on the form and content of such an assessment is set out in DoE Circular 1 5/88 - "Environmental Assessment".
13.39 Predicted climatic changes which could result in an increased frequency of storm surges and accelerated erosion are still largely a matter of speculation. Until research proves to be definitive there is a clear need to adopt a precautionary approach to future development likely to affect the cliff top. The following policy framework is intended as an interim position pending agreement from all parties responsible for the management of the Coastal Cell on appropriate comprehensive protection measures.
POLICY CZ2 - DEFENCES TO THE WILSTHORPE COASTAL AREA
PROPOSALS FOR SEA DEFENCE WORKS WITHIN THE DEFINED WILSTHORPE COASTAL AREA WILL ONLY BE PERMITTED WHERE:
1. THEY ARE ESSENTIAL TO THE ACHIEVEMENT OF COMPREHENSIVE DEVELOPMENT IN ACCORDANCE WITH POLICY BRIDl7; AND
2. THEY WILL NOT HARM THE APPEARANCE OF THE COASTAL LANDSCAPE; AND
3. THEY WILL NOT ADVERSELY AFFECT THE BEACHES WITHIN BRIDLINGTON BAY; AND
4. THEY WILL NOT PRECLUDE THE IMPLEMENTATION OF COMPREHENSIVE PROTECTION MEASURES FOR THE COASTAL CELL.
Justification
13.40 Policy BRIDl7 makes provision for major leisure / tourism development at Wilsthorpe which is considered essential to the future of the town as a holiday resort. In the longer term this area could well form part of a major planned southward expansion of the town.
13.41 It is likely that in this area the cliff top has now been stabilised by dune colonisation and is not threatened by groundwater seepage. The requirement for cliff top access as part of proposals for this area will ensure that development is set back from the cliff line. In these circumstances the existing natural sea defence may afford sufficient protection to development without necessitating engineering works. Careful management of this area, including perhaps restricted public access, will be necessary to protect the integrity of the dune system. Where further protection measures are required the Council's preference is for a soft engineering solution retaining existing natural features. Where development necessitates hard engineering works the Council will need to be satisfied that such proposals would not give rise to harm to the Coastal Cell generally or preclude the consideration of comprehensive protection measures. The necessary information to support development proposals may therefore include the preparation of an Environmental Assessment.
POLICY CZ3 - SEA DEFENCES ON THE HOLDERNESS PLAIN
WITHIN THE DEFINED HOLDERNESS PLAIN COASTAL AREA PROPOSALS WILL NOT BE PERMITTED FOR THE PROTECTION OF LAND OR TEMPORARILY OCCUPIED PROPERTY. WHERE PERMANENT, OCCUPIED PROPERTY IS AT SERIOUS RISK OF LOSS, DEFENCE MEASURES WILL ONLY BE PERMITTED WHERE IT IS DEMONSTRATED THAT THERE ARE NO SUITABLE OPPORTUNITIES AVAILABLE FOR RELOCATION AND THE SCHEME IS TECHNICALLY, ECONOMICALLY AND ENVIRONMENTALLY ACCEPTABLE.
Justification
13.42 The erection of private individual sea defences has largely proved ineffective in protecting property. Defence measures are themselves unsightly, lead to the unnatural changes in the character of the coastline and where they are undercut, create dangerous structures which threaten public safety.
13.43 Until appropriate comprehensive measures for the protection and management of the Coastal Cell are agreed, the Local Plan embodies a principal of "managed retreat", or setting back the line of defence, to allow the coastline to form its own natural defence to the sea. To assist implementation of this principal the Local Plan policies and allocations will enable the relocation of property and businesses at risk.
13.44 Static caravan sites are a dominant feature throughout the Coastal 2one and are an essential element in the tourist economy of Bridlington and the surrounding area. Many of these sites have been established for a considerable period of time and have expanded onto adjoining fields. To a large extent, landscape features or planting capable of screening caravan site development is absent. As a result, caravan sites have become an intrusive element on the landscape, particularly on the cliff tops where they have expanded laterally, presenting a ribbon of development to views from the beach.
13.45 This form of development conflicts with the Plan's objective of protecting and enhancing the Borough's landscape heritage and frustrates efforts to promote wider public access to and appreciation of the coastline. Government guidance in PPG21 – “Tourism” recognises that the provision of a choice of caravan sites needs to be reconciled with the need to protect the environment which attracts holidaymakers in the first instance. Other aspects of caravan site development are of concern, in particular the dominating effect which a concentration of large sites can have on small rural settlements. Where this occurs there is local concern that this significantly affects the quality of life of the Borough residents, conflicting with the Borough Council's own Mission Statement.
13.46 The following Policy framework will ensure that these issues are fully considered in evaluating development proposals.
POLICY CZ4 - NEW CARAVAN SITES IN THE COASTAL ZONE
PROPOSALS FOR NEW STATIC OR TOURING CARAVAN SITES WILL NOT BE PERMITTED WITHIN THE COASTAL ZONE EXCEPT WITHIN THE TERMS OF POLICIES CZ5, CZ6 AND CZ7.
Justification
13.47 Caravan accommodation is particularly concentrated within the Coastal Zone where the Borough Council considers that the landscape cannot accommodate additional new sites without harm to the appearance of the area. Within the Heritage Coast the effect of relief and the absence of tree cover or hedging makes such development difficult to screen and in some cases the sheer size of development is visually dominant in the landscape.
13.48 In the less spectacular landscape south of Bridlington, extensive caravan site development in the Wilsthorpe area is intrusive on the coastal frontage.
13.49 On the Holdemess Plain large scale caravan sites extend along the access roads to the coast and along the cliff top creating an urbanised impression rather than one of an open countryside setting. Additionally, the number and proximity of sites within this area creates a great deal of visitor pressure which can dominate the character and social life of the small communities.
13.50 On the Holderness Plain the problems of visual intrusion are compounded by the proximity of major caravan site development to the settlements of Barmston, Ulrome and Skipsea, where, particularly during the summer months, visitor pressure can affect the amenity of village residents. In this area the landscape does not offer opportunities to assimilate development without the need for substantial landscaping provision which itself is particularly difficult to get established. As a result, new caravan sites will need to be severely restricted throughout the Plan period. However, the need to upgrade and improve the existing sites on the Holderness P lain is recognised and the Borough Council will, in principle, support proposals to achieve this within existing site boundaries. Where the need for improvement is accepted but can only be achieved thorough the use of adjoining land, Policy CZ7 will apply.
POLICY CZ5 - CARAVAN SITE EXTENSIONS ON THE HERITAGE COAST
WITHIN THE DEFINED HERITAGE COAST SMALL SCALE EXTENSIONS TO EXISTING CARAVAN SITES MAY BE PERMITTED WHERE SUBSTANTIAL IMPROVEMENTS TO THE VISUAL APPEARANCE OF THE EXISTING SITE WILL RESULT, PROVIDING THAT CUMULATIVELY WITH EXISTING SITES:
1. THEY WOULD NOT GIVE RISE TO A LEVEL OF VISITOR PRESSURE OR DISTURBANCE WHICH COULD HARM IMPORTANT LANDSCAPE FEATURES OR THREATEN THE SIGNIFICANCE OF THE AREA FOR NATURE CONSERVATION; AND
2. THEY WOULD NOT GIVE RISE TO UNACCEPTABLE EFFECTS ON THE AMENITIES OF NEARBY OR THE OPERATIONAL EFFICIENCY OF AGRICULTURAL UNITS; AND
3. THEY ARE OF A SIZE, DESIGN AND CHARACTER WHICH WOULD NOT DOMINATE THE LOCALITY.
CONDITIONS WILL BE APPLIED TO ANY PLANNING PERMISSION TO LIMIT USE TO SEASONAL OR HOLIDAY OCCUPANCY IN ACCORDANCE WITH POLICY T4.
Justification
13.51 As a means of mitigating the visual prominence of the existing caravan sites on the Heritage Coast, limited extensions may be acceptable where they will give rise to substantial improvements to the existing site. Whilst landscape planting will form an important element of any proposal to improve existing sites, the climatic conditions affecting the Headland are harsh and any planting would be difficult to establish and slow to grow. In these circumstances, proposals for extensions will need to rely heavily upon land form as a means of screening development.
POLICY CZ6 - REPLACEMENT CARAVAN SITES ON THE HOLDERNESS PLAIN
PROPOSALS FOR NEW CARAVAN SITES WITHIN THE HOLDERNESS PLAIN COASTAL AREA WILL ONLY BE PERMITTED WHERE THEY WILL RELOCATE AN EXISTING SITE AT RISK OF LOSS THROUGH COASTAL EROSION. PLANNING PERMISSION WILL ONLY BE GRANTED WHERE INDIVIDUALLY OR CUMULATIVELY WITH OTHER SITES THEY SATISFY THE CRITERIA OF POLICY T3 AND WHERE LEGAL AGREEMENT WILL SECURE THE REMOVAL AND RESTORATION OF THE EXISTING SITE. NEW SITES WILL NOT BE PERMITTED WITHIN 400 METRES OF THE CLIFF TOP BUT REPLACEMENT PROVISION MAY BE MADE BY WAY OF LIMITED EXTENSION ON THE LANDWARD SIDE OF THE EXISTING SITE PROVIDED IT WOULD NOT UNACCEPTABLY AFFECT THE AMENITIES OF NEARBY RESIDENTIAL AREAS.
Justification
13.52 As an exception to the general restrictions imposed through Policy CZ4 and as consequence of likely continued land losses through implementation of Policy CZ3, this Policy provides the flexibility to replace pitches lost through coastal erosion. The Council's preference is that existing sites at risk should be relocated in their entirety to appropriate inland sites.
13.53 The general aim of the Coastal Zone policies is to reduce the dominance and visual intrusion of caravan sites. In considering proposals therefore account will be taken of the degree of improvement that would be achieved, through consideration against the criteria in Policy T3.
13.54 Where extensions to sites are proposed the Council will need to be satisfied that this will provide a reasonably long term response to the issue of land loss. A period of 75 years is an appropriate timescale for considering the extent of future erosion and this period should be used to examine the implications of land loss on land drainage and sewage disposal and on landscaping provision.
13.55 The coastal landscape in this area is exposed and generally devoid of relief or landscape features. As a result cliff top development is very obtrusive, particularly from boats, the beach and cliff top paths. It is therefore appropriate that where relocation sites are proposed, they are situated away from the most sensitive parts of the coastal landscape.
POLICY CZ7 - IMPROVEMENTS TO CARAVAN SITES ON THE HOLDERNESS PLAIN
WHERE IMPROVEMENTS ARE NECESSARY BUT CAN ONLY BE ACHIEVED THROUGH AN EXTENSION OF THE SITE ONTO ADJOINING LAND, THIS WILL ONLY BE PERMITTED WHERE:
1. ADVANCE LANDSCAPING PROVISION IS ALREADY IN PLACE AND IS CAPABLE OF BEING SUPPLEMENTED TO SCREEN THE PROPOSED DEVELOPMENT, OR AN AGREED LANDSCAPING SCHEME IS IMPLEMENTED IN ADVANCE OF THE DEVELOPMENT TAKING PLACE; AND
2. THERE IS NO OVERALL INCREASE IN CARAVAN NUMBERS ON THE SITE.
Justification
13.56 The Borough Council recognises the need to upgrade and improve existing caravan sites on the Holderness Plain in order to meet the increased expectations of the visitor, and be successful in a competitive market. The Borough Council will, in principle, support proposals to achieve this within existing site boundaries. However, improvements such as new or replacement facilities, more spacious and attractive layouts, and landscaping are likely to require additional land.
13.57 Policy CZ7 has been worded to permit consideration of proposals where the need for improvement is accepted, but can only be achieved through the use of adjoining land. Such extensions should not result in an overall increase in caravan numbers and must be well screened by existing landscaping. The Council will have to be satisfied that adequate landscaping is provided before granting planning permission, and this will normally require advanced landscaping provision with supplemental proposals to screen the development. Where there is no existing landscaping in place, but the Council is satisfied that a suitable scheme can be achieved, then planning permission may be granted subject to an agreed landscaping scheme being successfully implemented in advance of the development taking place.
13.58 The requirements of PPG22 - "Renewable Energy", are addressed in the Environment chapter. Following the advice that plans should make positive provision for renewable energy development, Policy EN2S recognises the potential suitability, in a technical sense, of the Coastal Zone, particularly for wind turbine generators. Evaluation of the landscape characteristics of the Coastal Zone, and measures being taken to manage development pressure, points to a need to provide additional guidance within the zone.
13.59 The defined Heritage Coast covers a substantial proportion of the Flamborough Headland Coastal Zone wherein a prime objective of the Heritage Coast Management Plan is:"to conserve and enhance the scenic quality, the geological features, the wildlife, the traditions and historical characteristics of this nationally recognised stretch of coastline."
13.60 Individual wind turbines designed to serve isolated farmsteads could be compatible with this objective where they are well related to existing farm buildings and particularly where they would enable the removal of overhead powerlines. The size of individual proposals and their cumulative effects with other proposals will be an important consideration in assessing compliance with Policy CZl. Commercial wind energy projects would create an impression of urbanisation which would be out of place in his nationally important area.
13.61 Elsewhere on the Headland the landscape forms part of a defined Area of Restraint, protected from development under Policy BRIDl. Development here would unacceptably conflict with this Policy.
13.62 Within the Bridlington sea front and Wilsthorpe Coastal Areas the Plan makes proposals for major comprehensive development where there is no scope for wind turbine development but potential may exist within the Holderness Plain Coastal Area.
POLICY CZ8 - WIND TURBINE DEVELOPMENT IN THE COASTAL ZONE
PROPOSALS FOR COMMERCIAL WIND ENERGY PROJECTS WILL ONLY BE PERMITTED WITHIN THE HOLDERNESS PLAIN COASTAL ZONE WHERE THEY ARE SUPPORTED BY INFORMATION SOUGHT UNDER POLICY EN2S AND ARE SITED SO AS NOT TO:
1. VISUALLY DOMINATE THE LANDSCAPE; OR
2. LEAD TO AN INCREASE IN VISITOR PRESSURE LIKELY TO DOMINATE EXISTING COMMUNITIES; OR
3. HARM AREAS OF NATURE CONSERVATION IMPORTANCE; OR
4. BE DETRIMENTAL TO HIGHWAY SAFETY; OR
5. RESTRICT PUBLIC ACCESS TO THE CLIFF TOPS AND BEACHES; OR
6. BE WITHIN 400 METRES OF THE CLIFF TOP.
ELSEWHERE WITHIN THE COASTAL 2ONE PROPOSALS FOR WIND TURBINE GENERATORS WILL NOT BE PERMITTED UNLESS INTENDED SOLELY TO SERVE AN INDIVIDUAL FARM HOLDING OR SMALL GROUP OF BUILDINGS, AND ARE WELL RELATED TO EXISTING BUILDINGS.
Justification
13.63 Although development within the Holderness Plain Coastal Area would be visible over some distance, the greater extent of field hedging and the availability of extensive tracts of undeveloped land between the A165 and the coast, particularly north of Barmston, could reduce its prominence.
13.64 Elsewhere proposals would unacceptably conflict with other Plan Policies and objectives and would only be appropriate where they are of a domestic size and scale.