95. An important aspect of sustainable development is
maintaining a healthy environment through the control of pollution.
Developments which either pollute already, or have the potential to
do so, can be identified at the planning stage and decisions made
in order to prevent conflict with other land users and damage to
the environment.
PPS23, Planning and Pollution
Control, refers to the need for local authorities to take account
of polluting uses without duplicating the controls which are the
statutory responsibility of other bodies, including the local
authority in its non-planning functions. In most cases liaison with
the Environment Agency (who publish their own Pollution Prevention
Guidelines) as well as other Sections within the Council, will be
required in order to assess the likely level of impact of a
proposal and whether there are any measures which could be
implemented in order to make it acceptable.
PPG 24, Planning and Noise,
provides further advice aimed at ensuring, wherever practicable,
noise-sensitive developments are separated from major sources of
noise and that new development involving noisy activities should,
if possible, be sited away from noise-sensitive land uses. It goes
on to give advice on noise levels and mitigating measures.
PC1 CONTROL OF POTENTIALLY POLLUTING
USES
Development that may cause
pollution of water, air or soil or pollution through noise, smell,
smoke, fumes, gases, steam, dust, vibration, light, heat,
electromagnetic radiation or other polluting emissions will only be
permitted if:
(i) the health, safety and
amenity of users of the site, or nearby occupiers and residents are
not put at significant risk;
(ii) the quality and enjoyment
of the environment would not be damaged or put at risk;
and
(iii) national air quality
objectives would not be breached.
96. Some developments which it could be
important for the Borough to accommodate for reasons of economic
and wider social need, have the potential for causing some form of
pollution. This would include all industrial uses which, although
necessary, may be detrimental to amenity, including potentially
hazardous installations and waste facilities.
97. Depending on the form of pollution
likely and the location of the development, it may be possible that
the level of pollution is considered acceptable or that measures
can be proposed to make it so. However, such uses generically carry
risks of pollution or other hazard. Only in wholly exceptional
cases where this practical risk is nil will expansion or new
development of such uses be permitted near to sensitive uses such
as housing. In all other cases, the problem of incompatible uses
can often be resolved by the introduction of buffer zones. These
have the advantage of reducing the need for other more stringent
mitigation measures, which can be very expensive. They may also
reduce the potential for complaints from adjoining occupiers. The
need for, and extent of buffer zones, will be determined upon the
merits of the case.
PC2 CONTROL OF DEVELOPMENT IN THE
VICINITY OF POLLUTING OR POTENTIALLY POLLUTING
DEVELOPMENT
Planning permission will not be
granted for residential or other sensitive development in close
proximity to sites which are potentially considered to be
unneighbourly, in terms of the levels of pollution emitted, unless
it can be demonstrated that mitigating measures can be put in place
which overcome the problems caused by unneighbourly uses, either on
the site to be developed or on the site where the unneighbourly use
exists.
98. In order to protect new occupants
and to prevent unreasonable constraints being imposed on the
operators of existing unneighbourly uses, careful consideration
needs to be given to the spatial separation requirements and other
measures needed to overcome the problems associated with mutually
incompatible uses. The types of pollution associated with
unneighbourly uses are set out in Policy PC1.
PC3 PROTECTION OF WATER QUALITY
Development affecting the water
environment and associated lands will only be permitted
where:
(i) the provision of water is
not detrimental to existing abstractions, river flows, fisheries,
amenity or nature conservation; and
(ii) it would not lead to an
unacceptable deterioration in the quality or potential yield of
coastal, surface and ground water resources.
99. There are no known major constraints
on new development imposed by inadequate water supply, sewage
disposal or drainage facilities. However, development still has the
potential to affect the water environment locally and this will
need to be assessed in order to prevent irreparable damage to this
resource. This is particularly relevant in the Havant/Bedhampton
Springs area. The intention is to promote development in locations
where the risk to surface and ground water would be minimal. Where
development has the potential to affect a watercourse the
Environment Agency will be consulted.
PC4 LIGHT POLLUTION
Development, including
environmental improvements, where external lighting is required
will be permitted where:
(i) the lighting is of the
minimum level of illumination and duration required for security
and operational purposes;
(ii) the increased activity
facilitated by the illumination will not be detrimental to
residential amenity; and
(iii) the lighting would not
interfere with safe navigation in either Chichester or Langstone
Harbours.
Where potential spillage
(including upwards) and glare is significant, particularly to
residential areas, roads, areas of nature conservation importance
and areas whose open and remote landscape qualities would be
affected, provision for full horizontal cut-off and other forms of
containment of the illumination will be required.
100. Light pollution can affect rural,
coastal and urban areas, affecting ecology and wildlife, obscuring
vision of the stars, introducing a suburban feel into rural areas
thus affecting local character and cause stress and anxiety for
those adversely affected. The pollution can take several
forms:
Sky glow - the glow seen above urban
areas caused by stray artificial light being scattered by dust
particles and water droplets in the sky.
Glare - the uncomfortable brightness of
a light source when viewed against a darker background.
Light trespass - light spilling beyond
an area intended to be lit.
101. There is therefore a need to
minimise the adverse impacts of illumination by avoiding
unnecessary lighting, ensuring the level of lighting in new
developments (including roads) is the minimum for public safety
(including coastal navigation), and respects local character. In
some cases, full horizontal cut-off (the prevention of light
spillage into adjoining areas) and other forms of containment of
the light source may be required to prevent spillage and
glare.