69. The areas of countryside within the Borough include land
on Hayling Island, and the land within the Strategic Gaps of
Havant, Emsworth, and Rowlands Castle. The aim of this chapter is
to provide policies which protect the countryside and coast in the
Borough from damaging development, by ensuring that any development
in the countryside is appropriate and sensitive to its
surroundings.
C1 PROTECTION OF THE
COUNTRYSIDE
Outside the main urban areas
only the following development types will be permitted where they
are located and designed so as not to adversely affect the
countryside:
(i) Essential rural activities,
including agriculture, forestry and minerals
extraction.
(ii) Outdoor sport, outdoor
recreational and tourist uses.
(iii) Other employment uses
appropriate to the location.
(iv) Cemeteries.
(v) Utility or renewable energy
installations requiring a rural location.
Development associated with the
above activities includes:
(vi) New buildings which are
essential for activities considered acceptable in the countryside
and the need for the proposed location has been
established.
(vii) Replacement, alteration or
extension of existing buildings.
(viii) Conversion of existing
buildings where the building is of permanent and substantial
construction and is capable of conversion without major or complete
reconstruction.
(ix) Change of use of existing
buildings particularly for commercial, industrial, tourist or
recreational purposes.
(x) Improved vehicular and
pedestrian accesses.
Such development will be
permitted provided:
(xi) its form, bulk and general
design is in keeping with existing buildings, where retained, and
its surroundings;
(xii) it would not reduce the
stock of smaller dwellings in the countryside;
(xiii) provision of a curtilage
would not adversely affect the character of the area;
and
(xiv) it would not generate a
level of traffic inappropriate to its rural setting or interfere
with the safety function and standard of service on the adjacent
highway network.
70. The prevention of development which
is not essential in the countryside will provide protection from
scattered or sporadic development and other damaging urban
influences which would harm the landscape and character of the
countryside as a whole.
71. In determining planning applications
for dwellings for workers essential to the rural economy the Local
Planning Authority will consider the need to impose or secure
occupancy controls as outlined in Annex A of
PPS
7 Sustainable Development in
Rural Areas and will require adequate information to justify the
provision of a dwelling from the applicant and seek independent
advice on the viability of the rural enterprise before giving
planning permission for new dwellings in the countryside.
72. Replacement dwellings and extensions
to existing dwellings should be sensitively designed. They should
minimise their impact and protect the character of the rural
environment.
73. In considering proposals concerning
the beneficial use of buildings which are worthy of retention the
Council will take into account the relevant guidance as contained
in
PPS7 and,
in particular, paragraph 17 of the
PPS.
74. There is a general policy constraint
on housing development in the countryside. Wherever possible,
buildings suitable for change of use should be put to small scale
employment uses to help to sustain the rural economy.
C2 THE PROTECTION OF AGRICULTURAL
LAND
Development of the best and most
versatile agricultural land, Grades 1, 2 or 3a, will only be
permitted where:
(i) opportunities have been
assessed for accommodating development on previously developed
sites and on land within the boundaries of the existing urban
areas; and
(ii) in cases where agricultural
land needs to be developed, the development is proposed on land of
the lowest practicable grade unless sustainability considerations
suggest otherwise.
75. The best and most versatile
agricultural land should be protected as a national resource for
future generations. Agricultural land quality is only one factor
though in determining which areas should be protected from
development. Decisions should take into account sustainability
considerations, such as the site's environmental and landscape
importance, accessibility to infrastructure, workforce and markets,
and its amenity value or heritage interest.
C3 DEVELOPMENT IN THE COASTAL ZONE
Planning permission will be
granted for appropriate development in the Coastal Zone
providing:
i) infrastructure used for
water-based recreation is retained;
ii) boatyards and marinas are
retained;
iii) it contributes positively
to the landscape and has regard to best practice on the design of
new buildings in coastal locations; and
iv) public access is retained
and/or provided to connect existing paths along the waterfront
where appropriate.
76. The Coastal Zone extends seaward and
landward off the coast-line. Its seaward limits are set by the mean
low water mark. The landward limit relates to maritime influences
and coast-related activities and includes areas of potential tidal
flooding and erosion. The coastal zone which encompasses an area
that is both urban and rural is shown on the Proposals Map.
77. The Borough's water frontage is an
important environmental recreation and tourism resource.
Development proposals should be confined to the urban areas to
ensure effective regeneration and to maintain a sustainable pattern
of development. The urban areas are closely related to areas of
international nature conservation significance, and overlap the
boundary of the Chichester Harbour Area of Outstanding Natural
Beauty (
AONB) and include
conservation areas at Emsworth, Langstone and West Hayling.
78. It is essential to restrict
development along the open coast in order to conserve the
appearance of the open coast, some of which is included within the
Chichester Harbour
AONB
. However, there
are a few sites, such as the Mill Rythe industrial area, which have
access to the water. Since the Council seeks to restrict
development along the open coast, such sites are relatively scarce.
It is therefore essential to make the best use of land by not
permitting development for which access to the water is not
required. Proposals should not close off the possibility of access
to the water unless this can be justified for nature conservation
and/or landscape reasons.
79. Slipways, boatyards, marinas,
mooring and boat-parks enable the enjoyment of the Harbours for
sailing as well as contributing to the waterfront character. This
infrastructure is a key part of the national and international
boating on The Solent and comprises a resource which should not be
lost to housing or other development which does not require access
to the water.
80. The Solent Way and Wayfarers Walk
pass through the urban areas and a circular path is proposed around
Hayling (see Policy R19 Leisure Routes in Recreation Chapter). It
is important that new development does not close off access to, or
views of, the water unnecessarily and connects with existing paths
where possible but without impinging on the privacy of local
residents.
81. The advice of the Environment Agency
will be sought with regard to storm drainage, flooding, erosion and
water quality. Water quality will need to comply with the European
Community Directive on waste water treatment and shellfish.