now - Hartlepool Borough Council

Transcription

HARTLEPOOL
LOCAL PLAN
Including Mineral and Waste Policies
Director of Regeneration & Planning Services
Hartlepool Borough Council
Bryan Hanson House
Hanson Square
Hartlepool
TS24 7BT
APPENDICES AND
SUPPLEMENTARY NOTES
Appendix 1
THE TOWN AND COUNTRY PLANNING (USE CLASSES) (AMENDMENT) (ENGLAND)
ORDER 2006 (AS AMENDED) (EXTRACT)
Class A1. Shops
Use for any of the following purposes(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
(j)
(k)
(l)
for the retail sale of goods other than hot food,
as a post office,
for the sale of tickets or as a travel agency,
for the sale of sandwiches or other cold food for consumption off the premises,
for hairdressing,
for the direction of funerals,
for the display of goods for sale,
for the hiring out of domestic or personal goods or articles,
for the washing or cleaning of clothes or fabrics on the premises,
for the reception of goods to be washed, cleaned or repaired,
as an Internet Café
for the sale of sandwiches or other cold foods to be consumed off the premises.
where the sale, display or services is to visiting members of the public.
Class A2. Financial and Professional Services.
Use for the provision of(a)
(b)
(c)
financial services, or
professional services (other than health or medical services), or
any other services (including use as a betting office) which is appropriate to provide in a
shopping area,
where the services are provided principally to visiting members of the public.
Class A3. Restaurant and Cafes
Use primarily for the sale and consumption of food and light refreshment on the premises
Class A4. Drinking Establishments
Use as a public house, wine bar or other drinking establishment
Class A5. Hot Food Take-away
Take-aways where the primary purpose is the sale of hot food for consumption off the
premises.
Class B1. Business
Use for all or any of the following purposes(a)
(b)
(c)
as an office other than a use within class A2 (financial and professional services),
for research and development of products or processes, or
for any industrial process,
being a use which can be carried out in any residential area without detriment to the amenity
of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.
Class B2. General Industrial.
Use for the carrying on of an industrial process other than one falling within class B1.
HARTLEPOOL LOCAL PLAN – Adopted Version – April 2006
273
Appendix 1
Class B8. Storage or Distribution.
Use for storage or as a distribution centre.
Class C1. Hotels.
Use as a hotel or as a boarding or guest house where, in each case, no significant element of
care is provided.
Class C2. Residential Institutions.
Use for the provision of residential accommodation and care to people in need of care (other
than a use within class C3 (dwelling houses)).
Use as a hospital or nursing home.
Use as a residential school, college or training centre.
Class C3. Dwellinghouses
Use as a dwellinghouse (whether or not as a sole or main residence)(a) by a single person or by people living together as a family, or
(b) by not more than six residents living together as a single household (including a
household where care is provided for residents).
Class D1. Non-residential Institutions.
Any use not including a residential use(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
for the provision of any medical or health services except the use of premises attached
to the residence of the consultant or practitioner,
as a crèche, day nursery or day centre,
for the provision of education,
for the display of works of art (otherwise than for sale or hire),
as a museum,
as a public library or public reading room,
as a public hall or exhibition hall,
for, or in connection with, public worship or religious instruction.
Class D2. Assembly and Leisure.
Use as(a)
(b)
(c)
(d)
(e)
a cinema,
a concert hall,
a bingo hall or casino,
a dance hall,
a swimming bath, skating rink, gymnasium or area for other indoor or outdoor sports or
recreations, not involving motorised vehicles or firearms.
Sui Generis
A use on its own, for which any change of use will require planning permission. Includes
theatres, night clubs, retail warehouse clubs, amusement arcades, launderettes, petrol filling
stations, motor showrooms and casinos.
274
HARTLEPOOL LOCAL PLAN – Adopted Version 2006
Appendix 2
TEES FOREST STRATEGY:
The Forest strategy provides guidelines for the development and design of the Tees Forest
FOREST WIDE PROPOSALS:
Woodland Character:
1.
2.
3.
4.
5.
6.
Secure diversity and variety of woodland planting.
Utilise Forestry Commission guidelines in the creation of new woodlands to foster a high
quality woodland environment in all cases.
Maximise the scale of new woodlands, where possible to augment potential for leisure,
recreation and the encouragement of biodiversity.
Employ care in the creation and merger of woodlands, particularly at the landscape scale.
Maximise planting opportunities on golf courses, selected open spaces, urban and industrial
sites and along major transport corridors.
View water courses as foci for woodland creation and extension, habitat development and,
where appropriate, recreational opportunities.
Existing Woodlands:
7.
Encourage existing woodlands to be managed on multi-purpose principles in accordance
with Forestry Commission guidelines.
Woodland Extension Areas:
8.
Strive to achieve a high level of tree cover in zones designated as ‘Woodland Extension
Areas’ in The Forest Plan.
Woodland Restoration Areas:
9.
Except where local circumstances dictate, woodland planting in zones designated
‘Woodland Restoration Areas’ will complement good farming practice and the development
of recreational corridors.
Agri-Environmental Considerations:
10. Protect and enhance habitat and landscape features, including the historical and
archaeological value of the landscape, by encouraging good environmental management
and improving access within the farmscape.
11. Recognise the changes in agriculture and the rural landscape and to broadly support rural
diversification.
12. Work with farmers and landowners through agri-environmental schemes to reduce the
impact of intensive farming and to increase new habitat formation.
Biodiversity Action Plan:
13. Achieve implementation of The Tees Forest in a manner consistent with biodiversity action
plans.
14. Protect natural resources and enhance the environmental capital of The Tees Forest.
Urban Forestry
15. Promote and support urban forestry strategies commensurate with the policies of Local
Authority Partners.
HARTLEPOOL LOCAL PLAN – Adoted Version 2006
275
Appendix 2
Areas Inappropriate for Woodland Establishment:
16. Discourage planting on unsuitable sites.
Gateways:
17. Secure a hierarchy of primary, secondary and tertiary Gateway sites, develop them as
locations for landscape improvements and encourage their potential.
Greenways:
18. Foster the development of a network of Greenways in order to encourage the use of nonmotorised transport, promote public access to the countryside and foster more healthy
lifestyles.
19. Encourage planting alongside and in the vicinity of these routes.
20. Ensure Greenways are satisfactorily linked with Public Rights of Way, permissive routes and
open access areas.
21. Find new answers to management and maintenance of these routes and deal with problems
of trespass from unauthorised users.
Connected Countryside:
22. Develop the concept of connected countryside to facilitate access between Gateways and
Greenways and from urban areas to the countryside.
23. Maintain public rights of way to a high standard and create new permissive links.
24. Support the National Cycleway and regional routes.
Sport, Recreation and Healthy Living:
25. Support other agencies in the promotion of sport and healthy living by achieving greater
participation in sport and recreational pursuits.
26. Develop good quality informal and active sport and recreational facilities that are accessible
to all members of the local community.
Community Development and Social Inclusion:
27. Target socially disadvantaged localities, communities and individuals within The Tees Forest
so as to enable participation in the Forest.
28. The Tees Forest will pursue a strategy on Community Development consistent with the
proposals outlined in the Forest Vision.
Sustainable Development Objectives:
29. Deliver an attractive environment to encourage tourism, inward investment and to safeguard
existing industry and employment opportunities.
30. Favour an approach, which gives maximum opportunity to secure afforestation on
appropriate ‘recycled’ or ‘brownfield’ land.
31. The Tees Forest will pursue a strategy of sustainable development consistent with the
proposals outlined in the Forest Vision.
276
Appendix 2
Economic Development and Community Business:
32. Produce an Economic Development Strategy and associated Action Plan for the Tees
Forest.
33. Support the production of woodland creation as a renewable fuel resource.
The Planning System:
34. Comply with Regional Planning Guidance and future revisions.
35. Secure planting and associated environmental gains through the planning process, including
appropriate planning conditions and planning agreements.
Complementary Strategies:
36. Co-operate closely with neighbouring Local Authorities and organisations outside the Forest
Partnership in the achievement of complementary strategies.
277
Appendix 2
DIAGRAM A1
Local Management Zones
Copyright Reserved Licence No. LA078174
278
Appendix 2
PROPOSALS FOR LOCAL MANAGEMENT ZONES (LMZ) – See Diagram A1
LMZ1: HARTLEPOOL RURAL FRINGE
1.1.
1.2.
1.3.
1.4.
Woodland creation will be focussed on larger areas in excess of 20 hectares with a mixed
character. At least three areas greater than 50 hectares and one area in excess of 100
hectares will be required as landscape and recreational foci.
Maximise the use of Summerhill, the primary Gateway site which links the town and
countryside and seek an extension of its planted area.
Woodland management will be focussed on habitat corridors and areas of older woodland.
North of the A179 it will be important to develop habitats suitable for red squirrel by
planting selected species, to encourage their survival locally.
LMZ2: GREATHAM CORRIDOR
2.1.
2.2.
2.3.
2.4.
2.5.
2.6.
2.7.
Extend the influence of Cowpen Bewley Woodland Park into neighbouring areas, including
the proposed International Nature Reserve.
Plant alongside the A689 road corridor, whilst retaining views of the Cleveland Hills.
Improve the green character of the eastern part of the zone, particularly the Greatham to
Seaton Carew corridor and nearby brownfield land.
Encapsulate the villages of Wolviston and Newton Bewley within a woodland setting to
retain or enhance their village characteristics.
Create linear woodland features to maximise their impact on the landscape and reduce the
overtly open aspect of the zone, especially north of the A689.
Work with farmers and landowners to diversify land-use, enhance biodiversity and provide
new and improved access routes.
Establish a Greenway route between Summerhill and Cowpen Bewley, and provide links
to the International Nature Reserve.
LMZ3: WYNYARD
3.1.
3.2.
3.3.
Woodland management will be encouraged, with the aim of maintaining the mixed
woodland character of the zone and local biodiversity and to safeguard the woodlands
from deterioration.
New planting should connect with existing woodland areas and seek to ameliorate the
visual impact of new development. In the long-term new planting will also provide for a
more balanced age structure to mature woodland and allow for follow through woodlands
when existing blocks are over-mature.
In addition to existing permissive route, creation of a boundaried Greenway route through
Wynyard will allow managed recreational access.
279
Appendix 2
280
Appendix 3
INDICATORS AND TARGETS
OBJECTIVES
INDICATORS
A1, A2, A3, Proportion of jobs in high tech and service
C1
sectors
A1, A4, C8,
Number / accessibility of tourism attractions
D3
A6, A7, C1
A7, C10
A7, A8, C10,
B1
A9, C1
A9, B1, C1
A6, B1, C1
TARGETS
Increase towards national average
Increase number in main tourist
destinations
Increase satisfaction in priority
Satisfaction with living / working environment improvement areas towards
Hartlepool average
Amount of previously developed land not in
Progressive decrease
beneficial use
Percentage of housing development on
45% over plan period
previously developed land
Percentage of low density ‘executive’ housing Maintain at 5% of housing
completed
completions
Housing stock to better reflect
Housing choice
regional pattern
Reduce long term vacancy rate to
Number of long-term vacant dwellings
average regional levels
B2, D3
Range of facilities in town centre
Increase annually
B2, D2
Proportion of vacant shops in primary
shopping area
Decrease to 6%
B3, C1, C5 Accessibility of recreational facilities
B4
C2, C9
C3
C3, C7
Provision of local shopping and other
facilities
Amount of housing developed outside limits
Increase provision annually
Reduce number of vacant units in
local centres
Less than 1% (excluding allocated
site at Wynyard)
Number of new Conservation Areas declared 2 by 2006
Locally important buildings
Prepare list by 2005
Length of landscaping along major transport
corridors
Increase annually
C5, C6
Amount of open space in inner area
Increase annually
C6, C8
Tree cover
Increase annually
C8
Accessibility to the countryside
Two additional gateway sites to be
developed by 2010
C9
Significant loss or damage to international
and national wildlife sites through approved
development
None
Extent of designated wildlife habitats
Declare 3 new Local Nature
Reserves by 2010
C4
C5, C9
281
Appendix 3
OBJECTIVES
C9
Amount of waste re-cycled
D1, D4
Accessibility to public transport
D1, D4
Accessibility to cycleways
D1, D4
Safe routes to schools
D4
282
INDICATORS
Reduction in use of private cars
TARGETS
5 further ‘bring’ schemes to be
provided by 2008
Provide new rail halt by 2005 and
public transport interchange facility
by 2010
Increase annually length of
cycleways provided
Increase annually to relate to all
schools by 2006
All new major developments to
implement green transport plans
HARTLEPOOL LOCAL PLAN – Adopted Version – Aprit 2006
Appendix 4
SCHEDULE 1 OF TOWN & COUNTRY PLANNING (ENVIRONMENTAL IMPACT
ASSESSMENT) (ENGLAND & WALES) REGULATIONS 1999
Regulation 2(1)
Descriptions of Development for the purposes of the definition of “Schedule 1 Development”.
The carrying out of development to provide any of the following:
1.
Crude-oil refineries (excluding undertakings manufacturing only lubricants from crude oil) and
installations for the gasification and liquefaction of 500 tonnes of more of coal or bituminous
shale per day.
2.
(a) Thermal power stations and other combustion installations with a heat output of 300
megawatts or more; and
(b) Nuclear power stations and other nuclear reactors (except research installations for the
production and conversion of fissionable and fertile materials, whose maximum power
does not exceed 1 kilowatt continuous thermal load).
3.
(a) Installations for the reprocessing or irradiated nuclear fuel.
(b) Installations designs:
(i)
(ii)
(iii)
(iv)
(v)
for the production of enrichment of nuclear fuel,
for the processing or irradiated nuclear fuel or high-level radioactive waste,
for the final disposal of irradiated nuclear fuel,
solely for the final disposal of radioactive waste,
solely for the storage (planned for more than 10 years) of irradiated nuclear fuels or
radioactive waste in a different site than the production site.
4.
(a) Integrated works for the initial smelting of cast-iron and steel;
(b) Installations for the production of non-ferrous crude metals from ore, concentrates or
secondary raw materials by metallurgical, chemical or electrolytic processes.
5.
Installations for the extraction of asbestos and for the processing and transformation of
asbestos and products containing asbestos.
(a) for asbestos-cement products, with an annual production of more than 20,000 tonnes of
finished products;
(b) for friction material, with an annual production of more than 50 tonnes of finished
products; and
(c) for other uses of asbestos, utilisation of more than 200 tones per year.
6.
Integrated chemical installations, that is to say, installations for the manufacture of an
industrial scale of substances using chemical conversion processes, in which several units
are juxtaposed and are functionally linked to one another and which are:
(a) for the production of basic organic chemicals;
(b) for the production of basic inorganic chemicals;
(c) for the production of phosphorous-, nitrogen- or potassium-based fertilisers (simple or
compound fertilisers);
(d) for the production of basic plant health products and biocides;
(e) for the production of basic pharmaceutical products using a chemical or biological
process;
(f) for the production of explosives.
7.
(a) Construction of lines for long-distance railway traffic and of airports with a basic run-way
length of 2,100 metres or more;
(b) Construction of motorways and express roads;
283
Appendix 4
(c) Construction of a new road of four or more lanes, or realignment and/or widening of an
existing road of two lanes or less so as to provide four or more lanes, where such new
road, or realigned and/or widened section of road would be 10 kilometres or more in a
continuous length.
8.
(a) Inland waterways and ports for inland-waterway traffic which permit the passage of
vessels of over 1,350 tonnes;
(b) Trading ports, piers for loading and unloading connected to land and outside ports
(excluding ferry piers) which can take vessels of over 1,350 tonnes.
9.
Waste disposal installations for the incineration, chemical treatment (as defined in Annex IIA
to Council Directive 75/442/EEC under heading D9), or landfill of hazardous waste (that is to
say, waste to which Council Directive 91/689/EEC applies).
10.
Waste disposal installations for the incineration or chemical treatment (as defined in Annex
IIA to Council Directive 75/442/EEC under heading D9) of non-hazardous waste with a
capacity exceeding 100 tonnes per day.
11.
Groundwater abstraction or artificial groundwater recharge schemes where the annual
volume of water abstracted or recharged is equivalent to or exceeds 10 million cubic metres.
12.
(a)
(b)
Works for the transfer of water resources, other than piped drinking water, between river
basins where the transfer aims at preventing possible shortages of water and where the
amount of water transferred exceeds 100 million cubic metres per year;
In all other cases, works for the transfer of water resources, other than piped drinking
water, between river basins where the multi-annual average flow of the basin of
abstraction exceeds 2,000 million cubic metres per year and where the amount of water
transferred exceeds 5 per cent of this flow.
13.
Waste water treatment plants with a capacity exceeding 150,000 population equivalent as
defined in Article 2 point (6) of Council Directive 91/271/EEC.
14.
Extraction of petroleum and natural gas for commercial purposes where the amount extracted
exceeds 500 tonnes per day in the case of petroleum and 500,000 cubic metres per day in
the case of gas.
15.
Dams and other installations designed for the holding back or permanent storage of water,
where a new or additional amount of water held back or stored exceeds 10 million cubic
metres.
16.
Pipelines for the transport of gas, oil or chemicals with a diameter of more than 800
millimetres and a length of more than 40 kilometres.
17.
Installations for the intensive rearing of poultry or pigs with more than:
(a) 85,000 places for broilers or 60,000 places for hens;
(b) 3,000 places for production pigs (over 30kg); or
(c) 900 places for sows.
18.
Industrial plants for:
(a) the production of pulp from timber or similar fibrous materials;
(b) the production of paper and board with a production capacity exceeding 200 tonnes per
day.
19.
Quarries and open-cast mining where the surface of the site exceeds 25 hectares, or peat
extraction where the surface of the site exceeds 150 hectares.
20.
Installations for storage of petroleum, petrochemical or chemical products with a capacity of
200,000 tonnes or more.
284
Appendix 4
SCHEDULE 2 OF THE TOWN & COUNTRY PLANNING (ENVIRONMENTAL IMPACT
ASSESSMENT
Description of Development and applicable thresholds and criteria for the purposes of
identification of Schedule 2 Development requiring Environmental Impact Assessment.
The carrying out of developments to provide any of the following:
Column 1
Description of Development
1.
Agriculture and acquaculture
(a) Projects for the use of uncultivated land or
semi-natural areas for intensive agricultural
purposes;
(b) Water management projects for agriculture,
including irrigation and the land drainage
projects;
(c) Intensive livestock installations (unless
included in Schedule 1);
(d) Intensive fish farming;
(e) Reclamation of land from the sea
2.
Extractive industry
(a) Quarries, open-cast mining and peat
extraction (unless included in Schedule 1);
(b) Underground mining;
(c) Extraction of minerals by fluvial dredging;
(d) Deep drillings, in particular:(i) geothermal drilling;
(ii) drilling for the storage of nuclear waste
material;
(iii) drilling for water supplies;
with the exception of drillings for investigation the
stability of the soil.
(e) Surface industrial installations for the
extraction of coal, petroleum, natural gas and
ores, as well as bituminous shale.
3.
Energy Industry
(a) Industrial installations for the production of
electricity, steam and hot water (unless included
in Schedule);
(b) Industrial installations for carrying gas, steam
and hot water;
(c) Surface storage of natural gas;
(d) Underground storage of combustible gases;
(e) Surface storage of fossil fuels;
(f) Industrial briquetting of coal and lignite;
Column 2
Applicable thresholds and criteria
The area of the development exceeds 0.5
hectare.
The area of the works exceeds 1 hectare.
The area of new floorspace exceeds 500 square
metres.
The installation resulting from the development is
designed to produce more than 10 tonnes of
dead weight fish per year.
All development
All development except the construction of
buildings or other ancillary structures where the
new floorspace does not exceed 1,000 square
metres.
All development.
(i) In relation to any type of drilling, the area of
the works exceeds 1 hectare; or
(ii) In relation to the geothermal drilling and
drilling for the storage of nuclear waste
material, the drilling is within 100 metres of
any controlled waters.
hectare.
hectare.
(i)
The area of any new building, deposit or
structure exceeds 500 square metres; or
(ii) A new building, deposit structure is to be
sited within 100 metres of any controlled
waters.
The area of new floorspace exceeds 1,000
square metres.
285
Appendix 4
Column 1
Column 2
3.
Energy Industry (continued)
(g) Installations for the processing and storage of
radioactive waste (unless included in Schedule 1)
(h) Installations for hydroelectric energy
production;
(i) Installations for the harnessing of wind power
for energy production (wind farms).
(i)
square metres; or
(ii) The installation resulting from the
development will require an authorisation or
the variation of an authorisation under the
Radioactive substances Act 1993.
The installation is designed to produce more than
0.5 megawatts.
(i) The development involves the installation of
more than 2 turbines; or
(ii) The hub height of any turbine or height of
any other structure exceeds 15 metres.
4.
Production and processing of metals
(a) Installations for the production of pig iron or steel
(primary or secondary fusion) including continuous
casting;
(b) Installations for the processing of ferrous metals:(i)
hot-rolling mills;
(ii)
smitheries with hammers;
(iii)
application of protective fused metal coats.
(c) Ferrous metal foundries;
(d) Installations for the smelting, including the
alloyage, of non-ferrous metals, excluding previous
metals, including recovered products (refining,
foundry casting, etc);
(e) Installations for surface treatment of metals and
plastic materials using an electrolytic or chemical
process;
(f) Manufacture and assembly of motor vehicles and
manufacture of motor-vehicles engines;
(g) Shipyards
(h) Installations for the construction and repair of
aircraft;
(i) Manufacture of railway equipment;
(j) Swaging by explosives;
(k) Installations for the roasting and sintering of
metallic ores.
5.
Mineral industry
(a) Coke ovens )dry coal distillation);
(b) Installations for the manufacture of cement;
(c) Installations for the production of asbestos and
the manufacture of asbestos-based products (unless
(d) Installations for the manufacture of glass including
glass fibre;
(e) Installations for smelting mineral substances
including the production of mineral fibres;
(f) Manufacture of ceramic products by burning, in
particular roofing tiles, bricks, refractory bricks, tiles,
stoneware or porcelain.
286
square metres.
The area of new floor space exceeds 1,000
square metres.
Appendix 4
Column 1
Column 2
6.
Chemical industry (unless included in Schedule 1)
(a) Treatment of intermediate products and
production of chemicals;
(b) Production of pesticides and pharmaceutical
products, paint and varnishes, elastomers and
square metres.
peroxides;
(c) Storage facilities for petroleum, petro-chemical
(i) The area of any new building or
and chemical products.
structure exceeds 0.05 hectare : or
(ii) More than 200 tonnes of petroleum,
petrochemical or chemical products is to
be stored at any one time
7.
Food industry
(a) Manufacture of vegetable and animal oils and
fats;
(b) Packing and canning of animal and vegetable
products;
(c) Manufacture of dairy products;
(d) Brewing and malting;
(e) Confectionery and syrup manufacture;
(f) Installations for the slaughter of animals;
(g) Industrial starch manufacturing installations;
(h) Fish-meal and fish-oil factories;
(i) Sugar factories
square metres.
8.
Textile, leather, wood and paper industries
(a) Industrial plants for the production of paper
and board (unless included in Schedule 1);
(b) Plants for the pre-treatment (operations such
as washing, bleaching, mercerisation) or dyeing
of fibres or textiles;
(c) Plants for the tanning of hides and skins;
(d) Cellulose-processing and production
square metres
installations.
9.
Rubber industry
Manufacture and treatment of elastomer-based
products.
10.
Infrastructure projects
(a) Industrial estate development projects;
(b) Urban development projects including the
construction of shopping centres and car parks,
sports stadiums, leisure centres and multiplex
cinemas;
(c) Construction of intermodal trans-shipment
facilities and of intermodal terminals (unless
included in Schedule 1)
(d) Construction of railways (unless included in
Schedule 1);
(e) Construction of airfields (unless included in
Schedule 1);
(f) Construction of roads (unless included in
Schedule 1);
square metres.
hectare.
(i)
The development involves an extension to a
runway; or
(ii) The area of the works exceeds 1 hectare
287
Appendix 4
Column 1
Column 2
10.
Infrastructure projects (continued)
(g) Construction or harbours and port installations
including fish harbours (unless included in
Schedule 1);
(h) Inland-waterway construction not included in
Schedule 1, canalisation and flood-relief works;
(i) Dams and other installations designed to hold
water or store it on a long-term basis (unless
(j) Tramways, elevated and underground railways
suspended lines or similar lines of a particular
type, used exclusively or mainly for passenger
transport;
(k) Oil and gas pipeline installations (unless
(l) Installations of long-distance aqueducts;
(m) Coastal work to combat erosion and maritime
works capable of altering the coast through the
construction for example of dykes, moles, jetties
and other sea defence works, excluding the
maintenance and reconstruction of such works;
(n) Groundwater abstraction and artificial
groundwater recharge schemes not included in
Schedule 1;
(o) Works for the transfer of water resources
between river basins not included in Schedule 1;
(p) Motorway service areas.
11.
Other projects
(a) Permanent racing and test tracks for
motorised vehicles;
(b) Installations for the disposal of waste (unless
(i) The area of the works exceeds 2 hectare; or
(ii) In the case of a gas pipeline, the installation
has a design operating pressure exceeding
7 bar gauge.
All development.
hectare.
The area of the development exceeds 1 hectare.
(i) The disposal is by incineration; or
(ii) The area of the development exceeds 0.5
hectare; or
(iii) The installation is to be sited within 100
metres of any controlled waters.
(c) Waste-water treatment plants (unless included The area of the development exceeds 1,000
in Schedule 1);
square metres
(d) Sludge-deposition sites;
(i) The area of deposit or storage exceeds 0.5
(e) Storage of scrap iron, including scrap
hectare; or
(ii) A deposit is to be made or scrap stored
vehicles;
within 100 metres of any controlled waters.
(f) Test benches for engines, turbines or reactors;
(g) Installations for the manufacture of artificial
mineral fibres;
(h) Installations for the recovery or destruction of
explosive substances;
square metres.
(i) Knackers’ yards.
288
Appendix 4
Column 1
12.
Tourism and leisure
(a) Ski-runs, ski-lifts and cable-cars and
associated developments;
(b) Marinas;
(c) Holiday villages and hotel complexes outside
urban areas and associated developments;
(d) Theme parks;
(e) Permanent camp sites and caravan sites;
(f) Golf courses and associated developments.
13.
(a) Any change to or extension of development of
a description listed in Schedule 1 or in
paragraphs 1 to 12 of column 1 of this table,
where that development is already authorised,
executed or in the process of being executed,
and the change or extension may have significant
adverse effects on the environment;
(b) Development of a description mentioned in
Schedule 1 undertaken exclusively or mainly for
the development and testing of new methods or
products and not used for more than two years.
Column 2
(i) The area of the work exceeds 1 hectare; or
(ii) The height of any building or other structure
exceeds 15 metres.
The area of the enclosed water surface exceeds
1,000 square metres.
The area of the development exceeds 0.5 ha.
(i)
In relation to development of a description
mentioned in Column 1 of this table, the
thresholds and criteria in the corresponding
part of Column 2 of this table applied to the
change or extension (and not to the
development as changed or extended).
(ii) In relation to development of a description
mentioned in paragraph in Schedule 1
All development.
Note: The list of development identified in Schedule 2 of the Regulations should be read in
conjunction with the criteria and thresholds set out in Schedule 3. The location of a development is of
crucial importance in determining whether there will be significant effects. The more environmentally
sensitive the location, the lower will be the threshold at which sensitive effects will be likely. For
further guidance on whether an Environmental Impact Assessment will be required see Paragraphs
36-40 of the relevant regulations.
289
Appendix 4
290
Appendix 5
UNDEVELOPED INDUSTRIAL LAND IN HARTLEPOOL (HECTARES) – APRIL 2005
POLICY
NO.
SITE/AREA
TOTAL
RESERVED/
UNDEVELOPED COMMITTED
LAND
LAND
AVAILABLE LAND
IMMEDIATE
SHORTTERM
LONGTERM
Ind1
Wynyard Business Park
63.5
-
-
4.6
60.7
Ind2
North Burn Electronics Park
70.0
-
-
-
70.0
Ind3
Queens Meadow Business Park
53.9
18.6
11.7
-
23.6
Ind4
Sovereign Park
Park View West
Golden Flatts
11.6
2.7
20.7
-
11.6
2.7
-
20.7
-
Ind5
Oakesway Industrial Estate
Longhill/Sandgate
Usworth Road
Brenda Road East
South Works
Tofts Farm/Hunter House
Brenda Road West
Graythorp Industrial Estate
Graythorp Yard
Zinc Works Road
Former Centura
13.8
1.7
0.1
4.3
14.7
8.3
3.6
9.0
0.3
12.9
5.2
3.4
-
13.8
1.7
0.1
1.8
0.2
9.0
4.0
3.1
-
-
Ind7
North Seaton Channel
26.2
-
-
-
26.2
Ind9
West of Seaton Channel
North Graythorp
Philips Tank Farm
44.0
19.9
-
44.0
3.8
-
-
-
16.1
-
369.8
88.2
52.6
32.1
196.6
Total Hectarage
HARTLEPOOL LOCAL PLAN – April 2006
291
Appendix 5
292
Appendix 6
LOCAL CENTRES IN HARTLEPOOL
PURPOSE-BUILT SHOPPING PARADES:
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
King Oswy Drive
Brus Corner
Northgate/Durham Street
Northgate
Catcote Road
Brierton Lane
Wynyard Road
Owton Manor West
Owton Manor East
Fens
Jutland Road
Elizabeth Way
Wiltshire Way
STREETS IMPORTANT FOR LOCAL SHOPPING AND FACILITIES
♦
♦
♦
♦
Chatham Road - Raby Road
Raby Road / Hart Lane corner
Murray Street
Oxford Road
♦ Stockton Road / Spring Garden Road
PROPOSED LOCAL CENTRE
♦ Middle Warren
HARTLEPOOL LOCAL PLAN –April 2006
293
Appendix 7
294
Appendix 7
SITES OF NATURE CONSERVATION IMPORTANCE
(March 2006)
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
North Burn Marsh
The Howls, Dalton Piercy
Hart to Haswell Walkway
Hart Warren Railway Embankment
Dalton Piercy to Elwick Lane
Naisberry Quarry
Black Wood Marsh
Hart Reservoirs
Pawton Hill Gill
Beacon Hill
Crookfoot Reservoir and Wood
Carr House Sands
High Wood
Cow Pasture Wood
Black Wood
Amerston Gill
Thorpe Bulmer Dene
West Crimdon Dene
Hartlepool Power Station Site (including extension)
West Harbour and Middleton Beach
The Fish Sands (formerly part of Hartlepool Harbour)
Greenabella Marsh (including extension)
Wynyard Woods (including extension)
Sunderland Lodge
Bellows Burn Pond
Whelly Hill Quarry
Crimdon Road Verge
Hart Quarry
Gunnersvale Marsh
The Slake, North Docks
Brierton Quarry
Tilery Gill
Elwick Hall, Fish Pond
West Carr Plantation
Dalton Gorse Bushes
Greatham Beck
Former Sharwoods Brine Field
Phillips Tank Farm
Greatham Creek North Bank
REGIONALLY IMPORTANT GEOLOGICAL/GEOMORPHOLOGICAL SITES
♦
Long Scar and Little Scar Rocks, Seaton Carew.
295
Appendix7
296
HARTLEPOOL LOCAL PLAN – Revised Deposit – August 2003
Appendix 8
LIST OF BUILDINGS OF SPECIAL ARCHITECTURAL OR HISTORIC
INTEREST (March 2006)
Note: This following list is for guidance only.
As it is revised periodically those seeking
confirmation of the listed status of a particular property are advised to contact the Borough
Council’s Conservation Officer.
HARTLEPOOL
Grade I
♦
High Street, St. Hilda’s Church.
♦
Town Wall, Sandwell Gate and Town Wall
Grade II*
♦
Church Square Christ Church (now Hartlepool Art Gallery)
♦
2&3 Church Walk , Duke of Cleveland’s House
♦
Stranton, All Saints Church
Grade II
♦
1-7 Albion Terrace
♦
8,9,10,11,12 & 14 Albion Terrace
♦
16A Baptist Street
♦
Bath Terrace, Sebastopol Gun
♦
3 Barkers Place & adjoining wall
♦
Brougham Terrace St. Oswald’s Church
♦
Church Square, Monument to Sir William Gray
♦
Church Square, Municipal Buildings
♦
16 Church Street, The Shades Hotel
♦
17,18 & 19 Church Street, The Athenaeum
♦
38 Church Street Midland Bank (now HSBC)
♦
Church Street, Monument to Ralph Ward Jackson
♦
42-46 Church Street, Church Square Chambers
♦
71-72 Church Street, Bank Chambers (now the Lighthouse PH)
♦
Church Street, Royal Hotel & Public House
♦
Clarence Road, Drinking Fountain (south east of William Gray House)
♦
Clarence Road, Former Central Library (now Leadbitter Buildings)
♦
Clarence Road, Old Registrar’s Office (now Council Offices)
♦
Durham Street, St. Mary’s Church
♦
Durham Street, Former United Reform Church (previously the Independent Chapel).
♦
Elwick Road, Meadowcroft & Meadowside
♦
Elwick Road, Tunstall Hall Farmhouse
♦
Elwick Road, Park Lodge , Ward Jackson Park
♦
Elwick Road, Greystones
♦
Friar Street, Old Manor House
♦
Friar Terrace, Moor House
♦
Friar Terrace, Mayfield House
♦
Grange Road, St Paul’s Church
♦
Grange Road, Wilton Grange
♦
Grange Road, East & West Lodges and attached screen walls, Tunstall Court
♦
High Street, St Hilda’s chuchyard, wall and gate piers
♦
High Street, Water Pump
297
Appendix 8
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
♦
298
High Street, Wayside Cross
Hutton Avenue, St. Joseph’s Church
Lynn Street, The New Market Hotel
Middlegate, Borough Buildings and Borough Hall.
27&29 Middlegate,
Northgate, Former Public Library and House, (now Carnegie Buildings)
Old Cemetery Road, Throston Engine House
Oxford Street, St Aidan’s Church
Park Avenue, Pangbourne, Parkfield, Wrenwood, Parkside, Beechwood, Highnam &
Jesmond
Park Avenue, Clock Tower, Ward Jackson Park
Park Avenue, Bandstand Ward Jackson Park
Park Avenue, South African War Memorial Ward Jackson Park
Park Avenue, Fountain Ward Jackson Park
125 & 127 Park Road
Raby Road, Odeon Cinema
81-87 Raby Road
Raby Road, Town Hall & telephone Kiosk
Radcliffe Gardens, War Memorial in Redheugh Gardens.
1-8 Regent Square
9,10 & 11 Regent Square
1-7, 9-21& 23 Regent Street
10 & 12 Regent Street
6 Scarborough Street,
1-7 South Crescent
South Crescent, Remains of Town Wall
Speeding Drive Tunnel
62 Southgate & walls & railings
Southgate, Union House
Stockton Road, Strathmore House
Stranton, Former North Eastern Cooperative Stores
Stranton, Bollards
Stranton, Lion sculpture and gate pier
Swainson Street, Grand Hotel
31& 33,34,35,36 36A Town Wall
The Vale, Low Tunstall Farmhouse & wall
Victoria Road, Wilkinson’s (former Binns Department Store)
Victoria Road, Former Wesley Methodist Church, lamp standard and walls
Victoria Road, War Memorial in Victory Square
2 Middlegate / Victoria Street, Victoria Buildings
Victoria Terrace, Old Dock Offices & walls
Victoria Terrace, Old Customs House
Westbourne Road, Steelworkers War Memorial
West Harbour (North Pier)- beacon tower
13-17 Whitby Street, Former Post Office
14-16 Whitby Street, former Constitution Club
York Place, St Andrew’s Church
Appendix 8
SEATON CAREW
Grade II
♦
Church Street, Holy Trinity Church
♦
Church Street, Seaton Hotel
♦
6, The Front, Marine Hotel
♦
The Front, The Bus Station
♦
7,8,9,10,11,12,13 The Green.
♦
The Green, Telephone Kiosk
♦
18 & 19 The Green
♦
2 Green Terrace
♦
5,6,7,8 South End
DALTON PIERCY
Grade II
♦
College Farmhouse & cottage
♦
Manor Farmhouse & cottage & outhouse
♦
Priory Farmhouse & cottage
♦
Rose Cottage & outhouse.
ELWICK
Grade II*
♦
St Peter’s Church
Grade II
♦
Benknowle Lane, Elwick Windmill
♦
Church Bank, Elwick Hall & flats
♦
29 The Green, The Forge
♦
Wilton Cottage
GREATHAM
Grade II*
♦
West Row, St John the Baptist Church
Grade II
♦
2, 4, 6, 10, & 12 Front Street
♦
16 &18 Front Street
♦
Front Street, Dormer Parkhurst almshouses
♦
Front Street, Greatham Hospital of God, Almshouses
♦
Front Street, Greatham Hospital of God, Chapel
♦
Front Street, Barn
♦
5 High Street
♦
High Street, Briarmead & stable & wall
♦
High Street, St Francis Cottage & coach house & wall
♦
High Street, Prospect Farm storage building (now Prospect Cottage)
299
Appendix 8
HART
Grade I
♦
Butts Lane, St Mary Magdalene Church
Grade II*
♦
Butts Lane, Medieval wall
Grade II
♦
Butts Lane, Brus Wall
♦
5, Front Street
♦
Off Front Street, Voltigeur Cottage
♦
Front Street, Home Farmhouse & cottage
♦
Old School Lane, Hart Windmill
NEWTON BEWLEY
Grade II
♦
Mill House
300
Supplementary Note 1
SUPPLEMENTARY NOTE 1:
ACCESS ARRANGEMENTS AND HIGHWAY CONSIDERATIONS
1.
The following is an extract of some of the relevant provisions of the Design Guide and
Specification for Residential and Industrial Estates (Edition No. 1), published by
Hartlepool Borough Council in January 1998 and updated annually. and produced in
conjunction with Middlesbrough, Stockton-on-Tees, Redcar & Cleveland and Darlington
Borough Councils. (This is for general guidance only and reference should be made to
the latest update).
TRAFFIC CALMING
2.
Traffic calming is required to ensure a 32 kph (20mph) average speed for Secondary
Access and Residential Roads, in areas immediately outside schools and at any other
points in the road layout where children may be especially at risk. The objective is
intended to be achieved by a combination of suitable features designed to physically
reduce speed and create a “calm” driving style. It should be stressed that, in terms of
minimising accident potential, this objective will be best achieved by a combination of
speed reduction and environmental measures which enhance the perception of such
roads as “living areas”.
3.
In some situations it may be difficult to distinguish between Primary and Secondary
Access roads. On large scale residential developments where Primary Access roads
(no direct access to dwellings) can be clearly identified, a design speed of 48 kph (30
mph) would be appropriate. A road will normally be considered residential if it provides
direct access for dwellings. Developers must ensure an average speed of 32 kph
(20mph) on residential roads by installing suitable speed restraint measures to
physically restrict vehicle speeds.
4.
Developers are advised to initially discuss their calming arrangements with the
Engineer at an early stage.
CARRIAGEWAY STANDARDS
Carriageway Widths
5.
Carriageway widths shall be in accordance with the standards shown in Table A.
6.
Where a road may become a bus route the carriageway shall not be less than 6.7m in
width. In cases where the road may be of major importance (eg serving shopping,
business and community centres or future development) the Engineer may require a
carriageway of 7.3m width.
7.
The Engineer must be consulted at the initial layout stage to consider the likelihood of
bus services penetrating the development and to indicate possible routes.
Design Speeds
8.
Design speeds shall be in accordance with the standards shown in Table A.
Visibility Requirements
9.
Achieving the standards of visibility throughout the road layout is considered to be an
essential element of the design and these are indicated in Table A.
Note: No planting exceeding 0.6m in height will be permitted within the visibility
envelope.
301
Visibility at Junctions (sight lines)
10.
To enable drivers to see a potential hazard in time to slow down or stop comfortably
before reaching it, it is necessary to consider the drivers line of vision, in both the
vertical and horizontal planes, and the stopping distance of the vehicle.
11.
The eye level of a driver can vary from 1.05m above the carriageway in a standard car
to approximately 2.0m in commercial vehicles. To enable drivers to see each other
across summits, across bends and at junctions, unobstructed visibility will be required
at least between these heights above the carriageway.
12.
However, for drivers to see and be seen by pedestrians, particularly child pedestrians
and wheelchair users, unobstructed visibility will be required to a point closer to the
ground. The height of a very young child of walking age is around 780mm but the
height of a child on a tricycle can be even lower. As general guidance, it is suggested
that a height of 600mm be taken as the point above which unobstructed visibility should
be provided wherever the potential exists for conflicts between motorists and young
children. This will apply along most sections of residential roads and especially where
shared surface roads are in use.
13.
The most obvious obstructions to visibility are summits, adjacent to buildings (including
bus shelters), screen walls, densely planted trees and parked cars. Shrubs and trees
may be planted in visibility splays at junctions and bends provided, when mature, they
do not obscure horizontal sight lines and there will continue to be clear vision between
the height of 600mm and 2.0m above ground level. Generally the aim should be to
ensure good visibility without having to rely on frequent maintenance.
14.
Any land falling within a visibility splay will be required to be transferred to Hartlepool
Borough Council as public highway.
Requirements in respect of visibility are shown in Table A (see also Diagram A).
The area of the visibility splay is defined by:a)
b)
c)
A line x metres long measured along the centre line of the side road from the
nearest kerb of the major road, and
A line y metres long measured in both directions along the nearest kerb line of
the major road from the intersection of the kerb line and the centre line of the side
road.
A straight line joining the ends of the aforementioned lines.
Junctions
15.
Junctions shall be positioned in accordance with the standards shown in Diagram B.
The design of new junctions with the primary and district network shall be determined
by the Engineer.
16.
Junctions of any road with Local Distributors (Category 1) and Primary Access Roads
(Category 2) shall be a minimum distance of 90m and 60m apart respectively, where
roads are located on the same side of the major road.
17.
For Category 1 and 2 roads where junctions are formed by any roads emerging onto
alternate sides of the road, the junctions stagger shall not be less than 40m and 30m
respectively. Where a cross movement is expected, a right to left stagger is to be
preferred.
18.
For Category 3 and 4 roads, junctions shall be located at not less than 40m and 30m
spacing respectively where roads are located on one side of the major road. Where
junctions emerge from alternate sides the minimum spacing varies from 20m to 15m.
302
19.
All junctions shall be of the ‘T’ type with the angle as close to 90 degrees as possible.
20.
At a junction where the minor road is a Category 1 or 2 road, 12m radii shall be used.
At all other junctions 6m radii should be used.
21.
All road junction gradients shall be a maximum of 5% over the extent of the bellmouth.
ACCESS AND SERVICING OF PREMISES
Vehicular Access to Property
22.
The following standards shall apply:i
ii
Iii
iv
v
A limit of one access per property where possible, but where a double
garage/vehicle hard standing is provided the vehicle crossing must be widened
accordingly. The access width shall be a minimum of 2.5m wide and a maximum
of 5.0m.
The access should be at 90 degrees to the road.
In the interest of safety vehicular access to a plot is not to be situated on the radii
of a junction.
No more than three properties may be served from an adopted highway by
means of a single private access which must not be longer than 25m and must be
a minimum of 4.1m wide.
Any street lighting erected in a private access will be the responsibility of the
house owners with regards to maintenance and energy charges.
Vehicular Turning Facilities
23.
Vehicle turning facilities shall be designed in accordance with Diagram C for residential
developments and Diagram D for commercial developments.
24.
These standards have been determined for use of a refuse vehicle. The extension of a
cul-de-sac may be permitted beyond a side turning bay or leg of a hammerhead
provided that the length of the extension does not extend 14m beyond the tangent
point. This extension is subject to full parking facilities being provided within the
curtilage of adjacent dwellings.
25.
If the length of the cul-de-sac exceeds 180m then an additional side turning bay should
be provided.
Cul-de-Sac (Single Point of Entry Road)
26.
Road Categories 1 and 2 should not be a cul-de-sac and, in normal circumstances,
road Category 3 should also not be a cul-de-sac.
27.
A Category 4 road must not attract through traffic and would thus normally be a cul-desac.
Emergency Access
28.
An emergency access (a secondary alternative route), which must be adopted, shall be
provided where a cul-de-sac system serves a group of dwellings exceeding 50 in
number and shall link between adopted highways.
Servicing of Commercial Premises
303
29.
304
Servicing of commercial premises shall be carried out within the curtilage unless other
acceptable provision can be made. Service roads will not be considered for
adoption.
305
Road
Category
HARTLEPOOL LOCAL PLAN - April 2006
Local
Distributors
Category 1
See note
(1)
Primary
Accesses
Category 2
See note
(i)
Secondary
Accesses
Category 3
See note
(i)
Residential
Category 4
and 4(b)
See note
(iv)
Shared
Surface
Category 5
Numbers
of
Dwellings
Served
Carriage
way
Width
(m)
Minimum
Constricted
Carriageway
Width (m)
Minimum
Width of
Footways
(m)
Design
Speed
(Km/h)
Desirable
Stopping
Distance
(m)
Junction
(metres)
500 +
7.3
N/A
1.8
60(vii)
90
Minimum
Centre
Line
Radius
on
Bends
(m)
127
301-500
6.7
N/A
1.8
48
70
60
60
30
12/6
(viii)
9(x)
70
1.05
5%
5%
(Max)
101-300
5.5
N/A
1.8
40
45(xii)
30
40
20
6
4.5
45
(xii)
1.050.60
5%(xi)
Remove
Adverse
Camber
51-100
1-50
5.5
4.8
N/A
4.1(vi)
1.8
1.8
32
32
33
33
30
10
30
30
15
15
6(ix)
6(ix)
4.5
3
33
33
1.050.60
1.050.60
5%(xi)
5%(xi)
Remove
Adverse
Camber
Up to 15
4.8
4.1
N/A
16
14
10
N/A
N/A
6(ix)
2.4
14
1.050.60
5%(xi)
N/A
Desirable Minimum
Spacing
Adjacent
Opposite
90
40
Kerb
Radii
Visibility Splay
(See note v)
Visibility Maximum Super
height
Road
Elevation
(m)
Gradient
X
Y
12/6(viii)
9
90
1.05
5%
5%
(Max)
TABLE A: HIGHWAY DESIGN STANDARDS FOR RESIDENTIAL DEVELOPMENT
Notes Related To Table A
(i)
Local Distributor road – there shall be no frontage access, except in exceptional
circumstance, and traffic calming is only permitted if the speed limit is less than or equal
to 48kph (30mph).
(ii)
Primary Access road – only in exceptional circumstances will frontage access be
approved.
(iii)
Secondary Access road – shall not attract through traffic and should not normally be a
cul-de-sac.
(iv)
Residential road – shall not attract through traffic.
Road Category 4(b) shall be widened to 5.5metres on any bend of 20 metres radius or
less and subject to a change of direction greater than 30 degrees.
Emergency access shall be provided for cul-de-sac development in excess of 50
dwellings.
(v)
Visibility Splay – the requirement to be applied at any road junction shall be that of the
higher category of road that is being connected to (for example a Category 2 road
joining a Category 1 road the visibility splay shall need to be 9 x 90m).
(vi)
Constricted widths may only be applied over a maximum length of 15 metres.
(vii)
If circumstances dictate the design speed may be reduced to 48kph (30mph) at the
discretion of the Engineer.
(viii)
Kerb radii of 12 metres are only required between junctions of Category 1 and Category
2 roads.
(ix)
Kerb radii for cars may be reduced by introducing overrun areas.
(x)
In exceptional circumstances, subject to approval by the Engineer, the X dimension on
the visibility splay for Primary Access Roads may be reduced from 9 metres.
(xi)
Refer to Clause 5.2.7
(xii)
If the road is designed with traffic calming or other speed reduction measures, which will
realistically be able to deliver an average speed of 32kph (20mph) both the stopping
distance and the ‘Y’ dimension on the visibility splay may be reduced to 33 metres
subject to the approval of the Engineer.
DIAGRAM A: VISIBILITY AT JUNCTIONS
306
DIAGRAM B: JUNCTION SPACING
307
DIAGRAM C: VEHICLE TURNING AREAS FOR RESIDENTIAL ESTATES
308
DIAGRAM D: VEHICLE TURNING AREAS – INDUSTRIAL ESTATES
309
310
DESIGN REQUIREMENTS FOR PARKING
1.
The following is an extract of some of the relevant provision of the Design Guide and
Specification for Residential and Industrial Estates (Edition No. 1) published by
Hartlepool Borough Council in January 1998 and updated annually.
It is produced
in conjunction with Middlesbrough, Stockton-on-Tees, Redcar & Cleveland and
Darlington Borough Councils.
(This is for general guidance only and reference
should be made to the latest update).
PARKING STANDARDS (see Diagrams A “Alternative Parking Layouts” and B ”Car
Parking Standards” for zones normally exempt from Policy Tra16).
2.
In all areas advised car parking levels will generally be the maximum provision,
actual provisions will be agreed with the Developer. Where no provision for a Use
Type is specifically mentioned each case will be considered on its merits in
discussion with the Local Authority.
3.
In any situation developments which unduly exacerbate road safety or on-street
parking problems will not be acceptable.
4.
Car parking provision will normally be expected to be provided in curtilage.
INTRODUCTION
The Need to Manage Demand
5.
Every development results in a demand for parking or loading space. This demand
must, however, be viewed in the context of the Government’s Sustainable
Development Strategy. The approach to this Strategy is outlined in regard to parking
in Department of Transport / Department of Environment Planning Policy Guidance
Note 13, (PPG13).
6.
The aim of this policy is to:
•
•
•
reduce growth in the length and number of motorised journeys
encourage alternative means of travel which have less environmental impact,
and hence
reduce reliance on the private car.
7.
The aims are intended to assist in sustaining existing centres.
8.
The availability of parking has a major influence on the choice of means of transport.
9.
PPG13 suggests that levels of parking can be more significant than levels of public
transport provision in determining means of travel. In considering parking, therefore,
the effects of the level of provision must take into account the impact on vehicle trips
and the need to address the encouragement of alternative modes of travel, in
particular public transport, cycling and walking.
10.
Local authorities should aim to influence the need to travel by, amongst other means,
limiting parking provision for developments where there are effective alternatives. In
principle and in practice, this means that standards are reduced below the levels
considered appropriate when full parking, as a minimum provision, was expected.
311
11.
In general, therefore the following principles apply:
(i)
(ii)
(iii)
12.
reduced requirements for parking for locations which have good access to
other means of travel than the private car;
flexibility in regard to off-street residential parking provision particularly in
association with high density development in areas with good access to
other forms of travel;
parking provision at peripheral sites is not set at a level which would
disadvantage more central areas.
Car parking is only one element in the strategy for securing sustainable development.
An integrated approach is necessary and, as a consequence, ways of reducing travel,
influencing traffic growth and improving environmental impacts of transport are
evolving and will continue to do so. These will be presented in local policy and
strategy documents and hence early consultation with the Engineer is recommended.
CYCLISTS
13.
One of the main aims of the latest advice is to give strong emphasis on the need to
provide for alternative means of travel, walking, cycling etc. In particular, provision
should be made at new development for the needs of cyclists. The consideration of
such needs will be fourfold:
•
•
•
•
level of provision
type of provision
location of provision, and
facilities for commuter cyclists to shower and change.
14.
Consideration must be given to the provision of cycle parking facilities in conjunction
with all new development. Such facilities will be considered essential in all significant
developments, e.g. an office development of more than 200m2, or a retail
development of a similar size gross floor area.
15.
Cycle parking provision should be conveniently sited and located adjacent to well
used pedestrian routes or be overlooked by adjacent properties.
16.
Ideally these would take the form of an enclosed security facility for commuter or long
stay provision but, in general, the Sheffield Stand or alternative satisfactory wall bar
provision will be acceptable for short term use (see diagrams 1 and 2).
Diagram 1
312
Diagram 2
17.
Developers should be mindful that the needs of commuter users will be different from
those of the short term user.
18.
Their siting and design should take into consideration environmentally sensitive
locations and pedestrian access and should also incorporate specific security lighting
where appropriate.
19.
The cycle parking standards indicated should be considered as the minimum
provision although it should be noted that this is an area where requirements are
likely to evolve in the light of experience.
ALTERNATIVE STRATEGIES
20.
Taking into account consideration of PPG13 it is likely that parking standards will be
reduced for most types of development. Any reduction would take into account,
however, the availability of alternative travel modes.
21.
As part of the consideration of development, it is expected that any significant
development, (e.g. a residential development of more than 1000m2), irrespective of
the level of parking provision, will require a travel plan, unless directed otherwise by
the Engineer. This should indicate measures to provide and maintain alternative
transport provision and the Developer could be expected to contribute to their
provision and maintenance. Dependent on circumstances, this contribution could be
up to 100%.
22.
The elements of a travel plan would include examination of matters such as bus laybys, bus shelters, cycle parking, pedestrian links, supported services, travel passes
for staff, car sharing, travel allowances for cycling etc.
23.
Where parking can not be provided on site, or where reduced standards are
accepted, it may be appropriate, in the context of PPG13, to seek commuted sums
for the provision of, or as a contribution towards, measures to assist public transport,
walking or cycling. These measures would typically take the form of bus lay-bys,
support to bus services, cycleway provision or engineering methods to enhance or
ensure pedestrian/cycling safety.
24.
The appropriateness and relevance of the commuted payments will be considered in
the context of the circumstances of development and as local policies and strategies
evolve.
313
PERSONS WITH DISABILITIES
25.
In accordance with national guidance, consideration should always be given to the
need for provision for those without full mobility. Location is particularly important and
allocated spaces should be as close as possible to the destination, sufficiently large
to allow wheelchair access and connected to the destination without steps. Ramps or
lifts may be necessary.
26.
The location of such spaces in a development should be considered at an early stage
to achieve a balanced distribution of spaces throughout the site. The width of a
parking space for disabled people should be 3.3m.
27.
The recommended number of disabled spaces will vary in accordance with the type
and capacity of car parks as follows:(i)
For car parks associated with employment premises and provided for
employees and visitors:
Up to 200 spaces: 5% of capacity, subject to a minimum of 2 spaces, to be
reserved.
Over 200 spaces: 2% plus 6 spaces.
Spaces for disabled employees should be additional to those recommended
above; reservations could be ensured, for example, by marking a space with a
registration number.
(ii)
For car parks associated with shopping areas, leisure or recreational facilities,
and places open to the general public:
Up to 200 spaces: 6% of capacity subject to a minimum of 3 spaces, to be
reserved;
Over 200 spaces: 4% plus 4 spaces.
Developers are advised that in all car parks, the use of the reserved spaces
should be monitored regularly to confirm that these recommended numbers are
appropriate – too few will cause problems for disabled motorists, while too many
will generate resentment among non-disabled motorists, and may encourage
them to abuse the reserved spaces.
LEVELS OF DEMAND
28.
Different types of development produce different levels of demand and indeed
developments within the same category (e.g. retailing activities) may generate widely
differing requirements.
29.
Lack of adequate car parking results in on-street parking, creating specific problems
which may be potentially dangerous. These problems can be identified as:•
•
•
interfering with pedestrian/vehicular intervisibility;
loss of highway capacity thus creating congestion;
visual intrusion
30.
These standards are intended to offer guidance on the appropriate level of provision
to be achieved in conjunction with different forms of land use. The standards should
be taken as indicative of the level of demand normally expected in the Tees Valley
area.
31.
It is also expected that the level of provision will be a maximum and, indeed, in some
circumstances there may be no minimum level of provision.
314
32.
Parking provided in conjunction with any development should be convenient to that
development. Prospective developers are advised to consult with the Engineer in
cases of doubt.
MAXIMUM/MINIMUM LEVELS OF PARKING AND SERVICING
33.
National policy is that developers should not be required to provide more parking
spaces than they themselves wish, other than in exceptional circumstances.
However, minimum levels of servicing provision will be required and, where staff are
resident on site, it will normally be necessary to provide parking provision for them in
order to avoid creating traffic management problems. Guidelines are defined in the
table at the end of this section showing the minimum levels of servicing that will be
required, together with an indication of likely appropriate levels of operational parking.
In the light of national policy, the minimum parking provision is given only as general
guidance to provide a basis for discussion about possible requirements in terms of
road safety and traffic management.
34
Provision of non-operational parking space may be necessary to provide for other
users of developments such as employees, shoppers, business callers and visitors.
In order to encourage reduced car dependency non-operational parking will only be
required where a lack of provision would otherwise lead to significant road safety or
traffic management implications.
35
In order to encourage increased use of alternatives to the private car it would not be
appropriate to allow more non-operational car parking than is necessary for the safe
and effective operation of the development. Maximum levels of non-operational car
parking for individual types of development are therefore set out in the table at the
end of this section. Applications for developments with levels of non-operational
parking in excess of these figures must demonstrate exceptional circumstances.
36
This policy is designed to achieve a number of objectives. It will minimise the
inefficient use of high value land in town centres and will also allow the Local
Authority to retain control over the extent and use of off-street parking provision. This
is an important part of the overall transport and land use policy.
37
Insistence on developers meeting the parking needs of non-operational traffic
associated with individual development proposals within town centres will tend to
result in the haphazard distribution of private car parks, not necessarily related to the
local road network. The existence of unrelated and unregulated car parks to which
access must be maintained acts as a serious constraint reducing the scope and
effectiveness of traffic plans designed to rationalise and improve vehicular and
pedestrian circulation.
38
In particular the existence of access points to and the movement of vehicles
associated with individual private car parks tends to disrupt the free flow of traffic and
exacerbates congestion.
39
On the other hand concentrating provision for non-operational parking in town centres
in the form of strategically located car parks available to the general public and with
good access arrangements encourages the more efficient operation of commercial
centres and at the same time facilitates the formulation and implementation of
effective car parking policies and traffic management schemes for town centres.
40
The control of town centre parking also allows the Highway Authority to influence
strategic transportation issues such as the balance of transportation modes between
private, personal and public transport.
315
41
In short, a policy of parking management in central areas is an invaluable tool in the
strategic operation of town centre traffic policy. A policy which can only be regulated
comprehensively by the Local Authority.
42
Town Centre definition is not incorporated in the car parking standards but is included
in the Local Plan. Developers are asked to contact the relevant Local Authority to
clarify the extent of the defined area in case of doubt.
43
Town Centre provision is not specifically referred to, the level of provision can be
taken to be 10% of the required provision for non-central areas. Exception to this
requirement will be made where a development is likely to create a particular
significant demand. In such cases, the Highway Authority could seek an increased
provision of up to 100% of the standards specified. The question of a financial
contribution towards measures to assist public transport, walking or cycling in lieu of
this is an option and the appropriateness of this will be considered for each individual
application.
OPERATIONAL/NON-OPERATIONAL PARKING
44
Operational parking is defined as the space required for cars and service vehicles
necessarily involved in the operation of the business of particular buildings. It
comprises space for vehicles servicing premises, primarily commercial vehicles
delivering or collecting goods. In addition to the space required for loading and
unloading, operational parking also includes space for picking up and setting down
passengers. It does not normally include customer/client parking unless this is
necessary as part of the business being carried out (e.g. vehicle servicing / tyre /
exhausts).
45
Non-operational parking is defined as the space required for vehicles, mainly private
cars, which do not necessarily have to park or wait on the site of particular premises.
This definition includes customer and employee ‘privilege’ parking.
46
There will be some exceptions to the above general rule. Particular developments
may create such significant parking demands that the absence of non-operational
spaces will result in unacceptable pressure on existing facilities. Such a situation is
likely to arise in large scale office/commercial developments or particularly in
conjunction with major retail proposals.
47
Some parking provision may be required in conjunction with development in central
areas. This provision takes into account the opportunity of allowing residents the
choice between public/private transport. It also allows for greater personal and
vehicle security. Visitor provision will take into consideration the availability of
adjacent public parking.
48
In all areas developers will be expected to provide the advised car parking as a
maximum.
FRINGE AREAS
49
In fringe areas immediately adjoining a central area where public parking is provided
by the Local Authority, a development may be assumed, where appropriate, to use
some public parking as part of its non-central area provision by agreement with the
Local Authority.
ADOPTION OF PARKING AREAS
50
316
Developers are advised that the parking requirements set out in this section should
be fulfilled in areas not intended to be adopted by the Highway Authority. In general it
would be expected that all parking will take place in curtilage. In instances where this
is not practical, consideration will be given to adopting parking areas provided solely
for visitors which are contiguous with the highway and are closely related to the
dwellings they are intended to serve.
51
A car parking space in a car park will normally be 2.4m x 4.8m with adequate space
to manoeuvre in and out. An in curtilage space will normally be 6m but in constrained
circumstances this may be reduced to 5m.
52
Aisle widths in the parking arrangements for 90 degrees parking shall be a minimum
of 5.5m for one way access and 6.0m for two way access. Where echelon parking
less than 90 degrees is provided, one way access shall be employed and the
minimum aisle width shall be as Table 2A.
Table 2A
ANGLE OF PARKING
MIN. AISLE WIDTH (M)
60 degrees
45 degrees
4.2
3.7
317
DIAGRAM A: INDICATIVE PARKING LAYOUTS
318
DIAGRAM B: CAR PARKING STANDARDS (taken from Hartlepool Borough Council’s
Design Guide & Specification Manual Edition No. 1 as updated)
(NB: COLUMN RELATING TO CENTRAL AREAS REMOVED FROM DIAGRAM)
Land Use
RESIDENTIAL
Use
Class
Maximum Parking Requirements
C3
Normal requirements for a dwelling are 2 spaces per household. This includes
both visitor and residents parking. In a conventional development this provision
is expected to consist of a garage and driveway (the driveway must be at least
6m in length from the back of the footpath)
Houses and
Flats
In low density developments development some consideration may be given to
the provision of 1 space per bedroom (in excess of 3) above normal provision
In situations of high density or where low car ownership can be demonstrated
which is unlikely to increase significantly 1 space or garage must be provided
within the curtilage. Visitor parking on a communal basis should be provided to
the standard of 0.5 spaces per dwelling
Flatted development will justify the provision of cycle parking on the basis of 1
space per 4 dwellings secured covered storage for residents and 1 space per 6
dwellings for visitors
Multioccupancy/
conversions
C3
1.5 spaces per household is the maximum provision.
This incorporates 1 space per household for residents + 0.5 spaces per
household for visitors. 1 space per dwelling will normally be acceptable. In
difficult situations, particularly within central areas and areas normally accepted
for multi-occupancy uses individual cases will be treated on their merits
space per dwelling secured covered storage for residents and 1 space per 6
Parking provision may be further reduced if the site is located in an area which
is readily accessible to facilities by public transport, cycling and footpath links
Local
Authority/
Housing
Association
C3
Demand for off-street parking in Local Authority/Housing Association
development tends to be lower than that in the private sector. Accordingly the
standard of parking provision is reduced. Initial provision is 0.75 spaces per
dwelling comprising 0.25 for visitors and 0.5 spaces for residents. Maximum
ultimate provision is 1.50 spaces in total. The location of this ultimate provision
must be clearly indicated and retained for future use
Provision may be further reduced if the site is located in an area which is
readily accessible to facilities by public transport, cycling and footpath links
space per 4 dwellings secured covered storage for residents and 1 space per 6
Elderly
Persons
Dwellings
C3
1 space per dwelling to include for both residents and visitors
This type of accommodation would normally be intended for residents over 65
years and restricted to one bedroom units
319
Land Use
Sheltered
Housing
Use
Class
C3
Housing where residents care for themselves with some Warden or care
assistance
2 spaces per resident warden
1 space per 5 residents (visitor parking)
Servicing area
Residential
Care Homes/
Elderly
Persons
Homes
C2
Sufficient operational parking and area for manoeuvring within the site
2 spaces per resident staff
1 space per 3 members of staff on duty at any one time
1 space per 8 residents (visitor provision)
1 space for professional visitor
Residential
Institutions
C2
1 space per 2 staff
Space per 2.5 residents/occupants dependent on specific use
Provision of parking for 1 cycle per 5 employees
BUSINESS
USE
Offices
B1
A2
For B1 Developments with a gross floor space of 2500m2 or greater
2
National Maximum Parking Standards will apply, i.e. 1 space per 30m
Provision for the parking of 2 cycles per 200m2 gross floor area.
Developments less than 2500m2
1 space per 35m2 gross floor area
Provision for the parking of 2 cycles per 200m2 gross floor area
Industrial
B1/B7
For B1 Developments with a gross floor space of 2500m2 or greater
National Maximum Parking Standards will apply, i.e. 1 space per 30m2
1 space per 45m2 gross floor area or 4 spaces per 10 employees (which ever
is the greater)
320
Note: There is a range of parking requirements within the use Class B1. Unless the highest parking
2
standard (1 per 30m - see High Tech below) is provided then a conditional approval only may be
advised which links development to the
lower parking standard
provided
HARTLEPOOL
LOCAL
PLAN – April 2006
Land Use
High Tech
Use
Class
B1
For Developments with a gross floor space of 2500m2 or greater National
Maximum Parking Standards will apply, i.e. 1 space per 30m2
Developments of less than 2500m2
1 space per 30m2 gross floor area or 4 spaces per 10 employees (which ever
is the greater)
RETAIL
A1
Supermarkets/
Warehouses
For food retail developments with a gross floor space greater than or
2
equal to 1000m National Maximum Parking Standards will apply, i.e. 1 space
2
per 14m
For non food retail developments with a gross floor space greater than or
2
equal to 1000m National Maximum Parking Standards will apply, i.e. 1 space
2
per 20m
Sufficient operational parking and area for manoeuvring within the site.
Provision for the parking of 2 cycles per 200m2 of gross floor area
The range of activities within this category is wide and there are significant
differences in the likely parking demand
A developer may assume that a range between 2 and 8 car spaces per 100m2
of gross floor area may be required
The decision on the actual numbers will be based mainly on the type of retail
activity envisaged
For guidance developers should appreciate that food retailing is likely to justify
the higher end of this range. DIY is likely to justify the middle of the range.
Precise parking levels in large developments will be established by an agreed
Traffic Impact Assessment
The Local Authority may require a condition or a Section 106 Agreement
limiting the retail use to suit the available parking
Provision for the parking of 2 cycles per 200m2 of gross floor area
Shops
A1
For food retail developments with a gross floor space greater than or
equal to 1000m2 National Maximum Parking Standards will apply, i.e. 1 space
per 14m2
per 20m2
Provision for the parking of 2 cycles per 100m2 of gross floor area or per unit
which ever is the greater.
321
Land Use
Use
Class
2
Developments of less than 1000m
Shops (cont)
1 space per 30m2 gross floor area
Provision for the parking of 2 cycles per 100m2 of gross floor area or per unit
whichever is the greater
Garden
Centres
A1
For food retail developments with a gross floor space greater than or equal
to 1000m2 National Maximum Parking Standards will apply, i.e. 1 space per
14m2
per 20m2
Provision for the parking of 2 cycles per 200m2 GDA
1 space per 30m2 GDA (gross display area)
Car Boot
Sales
Sui
generis
1 space per stall/pitch for sellers
3 spaces per stall/pitch for customers
Warehouses
B8
1 space per 100m2 gross floor area or 1 space per 2 employees (whichever is
the greater)
MOTOR CAR
Showrooms
Sui
generis
For guidance a main dealership would be expected to provide a minimum of 100
spaces on site for service and sale vehicles
1 space per 100m2 internal/external display area for customers
0.75 spaces per member of staff
Provision for the parking of 2 cycles per 500m2 gross floor area or per outlet
whichever is the greater
322
Land Use
Garages
Use
Class
B1
2
For Developments with a gross floor space of 2500m or greater National
3 spaces per service bay plus 1 space per employee
Provision for the parking of 2 cycles per 500m2 gross floor area or per unit if
smaller
Tyre and
exhaust
centres
B1
2
smaller
1 space per 30m2 retail floor space for accessory sales
3 spaces per bay
1 space per member of staff
smaller
PLACES OF
ASSEMBLY
Places of
worship
D1
1 space per 6 seats
Public Halls
D1
1 space per 6 seats
1 space per 3 members of staff
Libraries/Art
Galleries
D1
1 space per 2 staff
2
1 space per 35m public floor area for visitors
323
Land Use
Community
Centres
Use
Class
D2
1 space per 10m2 public floor area
Minimum of 4 spaces
SPORTS
AND
LEISURE
Cinemas
D2
Maximum Parking Standards will apply, i.e. 1 space per 5 seats
2
Developments less than 1000m
3 spaces per 10 seats
1 space per 3 staff
Bingo Halls
D2
1 space per 3 staff
1 space per 10 seats - Patrons
2
Provision for the parking of 2 cycles per 150m gross floor area
Sports
Centres
D2
2
1 coach space (minimum)
324
Land Use
Sports
Centres
(continued)
Use
Class
D2
Car parking to be based on assessment of area for:Competitive sports
Non competitive sports
Spectators bar, restaurants, etc.
Car parking will be applied on the basis of 4 spaces per 10 patrons for sport
users
1 space per 3.5 spectators
1 coach space (minimum)
Appropriate standard for bar/restaurant facilities
For Developments with 1500 seats or greater National Maximum Parking
Standards will apply, i.e. 1 space per 15 seats
Indoor/
Outdoor
Stadia
including
Football
Stadia
Provision for the parking of 2 cycles per 250m2 gross site area.
Sufficient coach parking should be provided to the satisfaction of the local
authority and will be treated separately from car parking. Coach parking should
be designed and managed so that it will not be used for car parking.
Developments less than 1500 seats
1 space per 2 members of staff.
Players/competitors - 1 space per 2 players
Spectators 1 space per 5 spectators. This requirement will be significantly
reduced if supported by an overall strategy aimed to sustain alternative means of
travel to the site such as public transport, walking and cycling.
1 coach space per 500 spectators.
Provision for the parking of 2 cycles per 250m2 gross site area.
Golf Courses
(See Note 1)
D2
1 space per 2 members of staff.
Players- 3 spaces per hole.
Bar and restaurant to be assessed separately.
Provision for the parking of 2 cycles per 9 holes.
325
Land Use
Swimming
Pools
Use
Class
D2
2
2
Provision for the parking of 2 cycles per 20m pool area
Patrons - 1 space per 10m2 pool
Spectators - 1 space per 10 seats
Provision for the parking of 2 cycles per 20m2 pool area
HEALTH
FACILITIES
Health
Centres
D1
5 spaces plus 4 spaces per practice (without pharmacy) plus 4 spaces per
doctor
Provision for the parking of 2 cycles per doctor
Health
Centres
(with
Pharmacy)
D1
Surgeries
(e.g. dentist,
chiropodist,
doctor)
D1
5 spaces plus 4 spaces per practice plus 4 spaces per doctor
Provision for the parking of 2 cycles per doctor
4 spaces per practitioner (visitor)
1 space per 2 other members of staff normally present
Provision for the parking of 2 cycles per practitioner
Specialist
Clinics
D1
1 space per practitioner/consultant (physio, homopathy, etc.)
2 spaces per practitioner/consultant (visitors)
1 space per 2 other staff normally present
Provision for the parking of 2 cycles per practitioner
326
Land Use
Hospitals
Use
Class
C2
0.4 space per bed (staff)
0.4 space per bed (visitor)
3 spaces per consulting room (out patients)
1 space per residential staff
Provision for the parking of 2 cycles per 30 bed spaces
EDUCATION
Nursery
Schools/
Crèches
D1
1 space per 7 children
This latter requirement will be higher should start/finishing times be fixed
Primary
Schools
D1
0.8 spaces per full time teaching staff
1 space per 3 part time staff on duty at any one time
Provision for picking up and dropping off children. This requirement to be
agreed with the Local Authority. In general it would be expected that
approximately 20 spaces per form entry would be appropriate
This latter requirement must be satisfied either by: - a lay-by or circulation route on the school frontage or,
- an acceptably wide carriageway on the road fronting the site which is not a
cul-de-sac
Provision for the parking of 6 cycles per form of entry
Secondary
schools
D1
1 spaces per full time teaching staff
1 space per 3 part time staff on duty at any one time
4 visitor spaces
1 space per 10 students over 17
Provision for picking up and dropping off children. This requirement to be agreed
with the LA. In general it would be expected that approximately 5 spaces per
form entry would be appropriate
Provision for the parking of 8 cycles per each form of entry
It is essential that reversing and turning movements at all schools should be minimised.
327
Land Use
Colleges of
Education
Use
Class
D1
2
Maximum Parking Standards will apply, i.e. 1 space per 2 staff + 1 space per 15
students. (Note: - The standard for students relates to the total number of
students attending an educational establishment, rather than full time equivalent
figures)
Provision for the parking of 4 cycles per 30 students
0.8 space per full time equivalent teaching staff
1 space per 2 other members of staff
1 space per 6 students
Provision for the parking of 4 cycles per 30 students
Halls of
Residence
1 space per 4 residents
Provision for the parking of 6 cycles per 30 residents
FOOD AND
DRINK
A3
Public
Houses /
Clubs
Shared arrangements with adjacent retail or commercial developments will
normally be acceptable
2
Provision for the parking of 4 cycles per 60m gross floor space
Restaurants
A3
1 space per 2 seats
2
1 space per 5m public floor area for bar use
Provision for the parking of 4 cycles per 60m2 gross floor space
Drive Thrus may have different characteristics from the normal restaurant use
insofar as the car park associated with developments of this type may, in fact,
form part of the dining area
In addition it appears that the level of provision for this type of development is
heavily dependant on the operator
Individual assessment should be made of developments of this type
328
Land Use
HOTELS
Use
Class
C1
1 space per 2 bedrooms
Categories in “Food and Drink” as appropriate
Provision for the parking of 2 cycles per 10 bedrooms
NOTES:
1.
Although Golf courses fall within the User Group D2 it would be inappropriate to apply
National Maximum Standards, as per Annex D of PPG13, on the basis of gross floor
space.
2.
Parking for disabled people should be additional to the maximum, and local, parking
standards. Development proposals should provide adequate parking for disabled
motorists, in terms of numbers and design (see Traffic Advice Leaflet 5/95, Parking
for Disabled People)
3.
For mixed use development, the gross floor space given over top each use should be
used to calculate the overall maximum parking figure. For land use not covered in
these standards the Developer should contact the local authority for guidance.
329
330
TREES AND DEVELOPMENT GUIDELINES
1.
Introduction
This document has been produced by the Department of Regeneration and Planning Services within
Hartlepool Borough Council, and is intended to provide a comprehensive guide to the Council’s approach
to the planning system as it relates to trees.
Trees are a significant and highly visual component within the landscape and as environmental issues
become more influential there is an increasing need to focus attention on trees and their role in providing
a more pleasant environment.
It is intended that this document will lead to an improved systematic approach to the retention and planting
of trees in Hartlepool, and make a significant contribution to sustainable development.
Current Government guidance specifically encourages pre-application discussion with the Local Planning
Authority. Timely and full cooperation between the Council and the Developer will serve to resolve any
potential conflicts, however, it should be noted that Council officers cannot provide a design service for
applicants. Their role is to interpret and assess applicants’ proposals in relation to tree and landscape
matters and to make recommendations accordingly.
331
1.1
The Purpose of the Guide
The purpose of this guide is to provide information to those involved in development, on the standards that
Hartlepool Borough Council will expect from new development proposals. The guide seeks to ensure that
trees are afforded due consideration in the planning process so that they can be successfully integrated
into new developments.
1.2
The Importance of Trees
Trees are of vital importance to the landscape and are widely appreciated for enhancing the rural and
urban environment. They make a positive contribution to the scenic character and diversity of the
landscape, and provide vital habitat for dependant wildlife populations.
The retention of trees within new developments provides an immediate sense of maturity, to the benefit of
a site and its surroundings, raising the overall quality of schemes and enhancing property values.
Where trees are damaged and subsequently decline and die, or where inappropriate design leads to
conflict, trees can become a constant source of complaint and ultimately any positive benefits are lost.
1.3
Current Status of Trees in Hartlepool
Hartlepool has one of the lowest percentage tree covers of any English Local Authority. The percentage
of tree cover for the borough is around 3% compared to the national average of 8.6%. (Forestry Facts &
Figures 2005; Forestry Commission)
This sparse tree cover, particularly within the urban area, is due to a number of factors including land
clearance for shipbuilding and agriculture, difficult climatic conditions, and the rapid expansion of the town
since the early 1800’s. There are however, areas where trees have transformed the image of an area.
Notable in this respect are the tree-lined verges along the A689, which provide an attractive introduction to
the town.
Much of Hartlepool’s existing mature, urban tree cover is located within private gardens. These are
particularly prevalent in the rural villages and the Park area of the town.
The Council, through the Development Control process, has some influence over private trees through a
combination of measures including, Conservation Areas, Tree Preservation Orders, section 106
agreements and planning conditions. There are currently in excess of 170 individual or group Tree
Preservation Orders on the statute.
Tree Preservation Orders and Conservation Area status only protect threatened trees of high amenity
value however, and cannot be used to encourage and guarantee good tree management, or to protect
trees whose value is other than amenity
An outline of tree protection legislation is given in a leaflet published by the Office of the Deputy Prime
Minister entitled Protected Trees, A Guide to Tree Preservation Procedures. Copies are available
from the Landscape Planning and Conservation section of the Council, free of charge.
332
2
About this Guide
The following guidelines set out the procedures and design criteria necessary to achieve the successful
integration of existing and new trees, shrubs, hedges and hedgerows into new developments.
Compliance with its contents will ensure that sufficient information is submitted to enable the Council to
determine in advance, the full long-term effects of any new development.
The key reference document in connection with this guide is the British Standard 5837: 2005 Trees in
relation to construction – Recommendations. The flow diagram below is taken from that British
Standard and summarizes the planning and implementation of a new development with tree care at the
centre of the process.
PLANNING
PROCESS
BRITISH STANDARD
RECOMMENDATIONS
CONSTRUCTION
PROCESS
PHASES
Land Survey
Tree Survey
Vegetation clearance for
survey
SURVEY
Tree categorization
Tree constraints plan
Initial design
Final design
Tree protection plan
Construction exclusion zones
Barriers
Ground protection
Service positions
Special engineering
Pre-construction tree works
Approved tree removals
Access facilitation pruning
Landscaping
DESIGN
Negotiation
Consider trees suitable
for retention
Notices on barriers
Demolition
Site monitoring
Site preparation
Pre commencement
meeting
Barriers altered/removed
only with LPA agreement
CONSTRUCTION
Barriers erected
Planning
approval and
Planning
conditions
Construction
Hard and soft
landscaping
First occupancy
333
AFTERCARE
Remedial tree work
Flow diagram – BS 5837: 2005 Trees in relation to construction - Recommendations
3
Surveying the Site
Existing trees on development sites are particularly vulnerable to damage during the construction process.
Careful planning is essential to achieve a functionally effective, sympathetic development, whilst at the
same time ensuring the long-term retention of trees.
The basic starting point in producing a successful design is the gathering of information, particularly data
obtained from carrying out a thorough and comprehensive site survey.
3.1
General Site Survey Information
Many planning applications involve development proposals on sites which contain, or are in close
proximity to trees.
Where developments are likely to affect existing trees, the Council will normally require the submission of
a detailed Tree Survey, drawn up in conjunction with the Land Survey.
Surveys will be expected to meet the requirements of Section 4 of the British Standard BS 5837:
2005 Trees in relation to construction – Recommendations.
3.2
Land Surveys
Land surveys should show all existing features in and around the site, detailing the accurate locations of
all structures, vegetation, watercourses, ponds, ditches, services, service runs, roads, driveways, walls
and any areas of nature conservation interest.
A detailed levels survey should normally be incorporated showing existing contours or spot heights
throughout the site.
3.3
Tree Surveys
Tree Surveys should accurately plot the locations of all existing trees, shrubs and hedges, including those
on adjacent land which may be affected by the development.
A schedule to the survey should list all the trees or groups of trees, the following information should be
provided:
a)
Reference number (each tree should be given an individual reference number).
b)
Tag number (if tagged).
c)
Species (common name and scientific name where possible).
d)
Height in metres
e)
Stem diameter in centimetres measured at 1.5m above ground level, or immediately above the root
flare on multi-stemmed trees.
f)
Branch spread in metres taken at the four cardinal points.
g)
Height in metres of crown clearance above adjacent ground level.
h)
Age class (Young, Semi-mature, Mature, Over-mature, Veteran)
i)
Physiological condition (Good, Fair, Poor, Dead)
j)
Structural condition (physical defects, fungal pathogens, etc.)
k)
Preliminary management recommendations (further investigation of defects, wildlife potential, etc.)
334
l)
Estimated remaining contribution in years (Less than 10, 10 – 20, 20 – 40, More than 40)
m)
R, or A to C category grading (see table 1 of BS 5837:2005)
4
Development Layout
Developers should anticipate the need to accommodate trees within a development through a
combination of the retention of existing trees, tree planting directly, and the provision of sufficient private
space for future occupiers to carry out their own planting.
The Council encourages all applicants to produce layouts or development site master plans for
discussion, prior to the submission of details at the application stages.
The production of a tree constraints plan, in accordance with section 5 of BS 5837: 2005 Trees in
relation to construction – Recommendations, will serve to inform any layout design by illustrating the
above and below ground constraints that trees pose by virtue of their size and position.
Such plans should be prepared with suitably qualified arboricultural and landscape design input.
In general, site layouts will be expected to: •
Provide for the retention of as much of the existing tree cover as is practicable. The allocation of
space for trees must be assessed in terms of the overall landscape of the area. Continuity and longterm sustainability of tree cover are important criteria to be considered.
•
Make adequate provision for the long-term retention of trees, groups of trees or areas of woodland
that have been identified as having significant current or potential future amenity value.
•
Provide for the retention of as much of the existing hedgerow cover as is practicable and ensure the
long-term retention of all 'Important Hedgerows' (Hedgerow Regulations 1997).
•
Allow appropriate space for new planting.
•
Ensure that where proposals include the felling of existing trees, landscaping schemes make provision
for sufficient replacement planting to offset adequately any resulting loss of amenity.
•
Include sufficient information to allow for a full, detailed assessment of the short and long-term
arboricultural and landscape implications of the development proposals to be made.
335
4.1
Existing Trees: Avoiding Direct Damage
Tree Preservation Orders: A Guide to the Law and Good Practice (March 2000) states: ‘When granting full planning permission, conditions may be used, for example, to require the erection of
protective fencing around trees during the course of development or restricting works that would adversely
affect them.
The LPA may consider it necessary in the circumstances to require the erection of fencing before the
commencement of the development’.
All detailed design work on site layout should take into consideration the results of the land survey and the
tree survey.
Careful consideration should be given to ensuring that trees and hedges which have been identified for
retention are not directly or indirectly damaged by the proposed works.
A tree protection plan, prepared in accordance with section 7 of BS 5837:2005 Trees in relation to
construction – Recommendations will identify ‘construction exclusion zones’ and the precise location for
the erection of protective barriers.
Construction exclusion zones should be considered sacrosanct and will be expected to remain
undisturbed for the duration of the development. Site layouts should therefore be designed to avoid any
construction works within the identified exclusion zones and should make adequate provision for sufficient
working space.
4.2
Existing Trees: Avoiding Future Conflict
Tree Preservation Orders: A Guide to the Law and Good Practice (March 2000) advises: 'Incoming occupiers of properties will want trees to be in harmony with their surroundings without casting
excessive shade, or otherwise unreasonably interfering with their prospects of reasonably enjoying their
property. Layouts may require careful adjustment to prevent trees which are to remain from causing
unreasonable inconvenience to future occupiers, leading inevitably to requests for consent to fell'.
Site layouts, which merely avoid construction exclusion zones, may not necessarily be adequate. Other
factors must be taken into account in ensuring that trees which are to remain can reasonably be retained
to maturity, thereby providing maximum amenity benefits with minimum maintenance requirements. In
considering the juxtaposition of trees and buildings, site layout designs will be expected to ensure that
trees which are to remain are given adequate space, including sufficient allowance for future growth,
without the need for excessive or unreasonable pruning.
The predicted mature height, branch spread and crown form of individual trees should be assessed in
conjunction with site factors such as aspect, topography, soil conditions and exposure. (The ultimate
mature size of any individual tree will be dependant on site specifics and a qualified assessment should
be sought).
Site layouts must ensure that trees will not cause unreasonable obstruction of direct sunlight or daylight to
properties. Factors requiring detailed deliberation include: individual species characteristics; potential for
future growth; garden size and layout; the aspect of the tree from the building; building to tree clearances;
building orientation; and the positioning and size of windows, especially in habitable rooms. For further
advice see the Building Research Establishment ‘Site Layout Planning for Daylight and Sunlight; A
Guide to Good Practice’.
336
4.3
Tree Planting: General Principles
Tree Preservation Orders: A Guide to the Law and Good Practice (March 2000) states: 'Tree planting provides for the future amenity of a site and its surroundings, supplements existing tree
cover or enhances areas where tree cover is sparse'.
Tree planting should be recognised from the outset as an integral part of any development scheme and
should be purposefully designed to complement the proposed features of the development, and those
existing features intended for retention. On sites that have no trees whatsoever, it is especially important
to plan for the planting of trees as part of the development.
Developers should recognise the functional role of tree planting in enhancing the physical characteristics
of a development through providing shelter, screening, enclosure, softening the harsh outline of buildings,
defining space or directing routes and views.
Particular attention should be given to the use of tree planting in enhancing public areas within
developments and views into sites from surrounding public viewpoints.
All new tree planting should conform to, and be planted in accordance with BS 3936 ‘Nursery stock’, or
BS 5236 ‘Cultivation and Planting of Trees in the Advanced Nursery Stock Category’.
4.4
Tree Planting: Avoiding Future Conflict
Tree Preservation Orders: A Guide to the Law and Good Practice (March 2000) states: 'Landscaping should be designed to complement the development, without reducing the occupants’
enjoyment, so reasonable daylighting and other requirements should be observed.... the likely future
growth of trees in relation to the development should be given due consideration.’
Tree planting should aim to make the optimum long-term use of allocated space without causing
unreasonable future inconvenience to occupiers. In order to ensure that new trees do not interfere with
buildings to such an extent that unsightly, heavy pruning or removal becomes necessary, the following
factors will require attention: •
There should be careful choice of species and siting to ensure maximum long-term amenity benefits
and minimum future conflict.
•
Careful siting of new trees with reference to Table 3 of British Standard BS5837: 2005 Trees in
relation to construction – Recommendations, will ensure that future root damage to structures,
drains, services, walls, paths and drives is prevented, or at least kept within acceptable limits.
•
The National House Building Council (NHBC) Standards Chapter 4.2 ‘Building Near Trees’
offers recommendations on foundation depths in relation to the distance of trees from foundations.
However, it is essential to temper the NHBC recommendations with sound professional judgment
based upon the individual characteristics of each site.
337
4.5
Site Access and Services
The provision of permanent and temporary site access is an important part of the layout design, and full
details will normally be required in support of any planning application.
For safety reasons, site access layouts and visibility splay clearances may require the removal or pruning
of trees and hedges. Where there is such a likelihood, applicants will be expected to liaise with the
Technical Services Division of the Neighbourhood Services Department, and seek clear guidance of their
requirements, prior to submission of an application.
Sites may require temporary access for long or wide loads and provision may be required for unusually
high vehicles or plant. The need to provide adequate operational space within the site for heavy plant
must also be considered. Any resulting short and long-term implications for trees and hedges which are
to remain must be carefully assessed, and full detail submitted as a part of any planning application.
In general, permanent and temporary site access designs will be expected to minimise tree and hedgerow
removals, and ensure the long-term retention of all important trees and hedges.
Drainage and service layouts must be designed in such a way as to allow for installation and future
maintenance without adversely affecting trees and their root systems. The provision of common service
trenches may help to minimise potential conflicts.
Full details of service layouts should be submitted with any planning application. Service layout planning
and installation in proximity to trees should be carried out in accordance with the requirements of The
National Joint Utilities Group (NJUG) Publication No 10. Guidelines for the Planning, Installation
and Maintenance of Utility Services in Proximity to Trees.
338
5
Applying for Planning Permission
Tree Preservation Orders: A Guide to the Law and Good Practice (March 2000) states: '...... applicants should ensure that applications are properly presented, containing all the information
needed for a decision, and they should provide additional information promptly when reasonably
requested.'
It is essential that all relevant information pertaining to the assessment of trees and landscaping on a site
is submitted with the planning application. Where a development is likely to affect existing trees on, or
adjacent to a site, the applicant will be expected to give due regard to the full range of construction related
activities with potential to cause damage to trees, and will be expected to forward all the relevant detail
necessary for the Council to make an accurate assessment of the short and long term arboricultural
implications of the proposals.
Below is a list of detail that should be submitted at the application stage:
Land survey
Levels survey
Tree survey
Tree protection plan
Service layouts
Permanent/temporary site access arrangements
Where applicable, construction specifications and related method statements
Landscaping details (see section 7 of this guide)
339
6
Implementation
6.1
Pre-development tree works
All approved pre-development tree works and development facilitation pruning should be carried out in
accordance with current arboricultural best practice and with the requirements of British Standard BS
3998 (1989) Recommendations for Tree Work.
6.2
Tree Protection Measures
A tree may take a century to reach maturity, but can be damaged or felled in a few minutes. Such
damage is frequently caused unwittingly because of a failure to appreciate the vulnerability of trees,
particularly the root system.
Irreparable damage is often done to existing trees during the first few days of a contractor’s occupation of
a site. The early erection of tree protection to form the construction exclusion zone before works
commence on site is essential as the only way to prevent damage being caused to retained trees by
operations in their vicinity.
Planning conditions and/or legal agreements will normally be used to ensure that: •
protective fencing is erected prior to the commencement of any construction works on the site,
(including demolition and preparatory site clearance).
•
no development or other operations take place until pre-development works required by the Tree
Protection Plan are in place.
•
all subsequent development operations are carried out in accordance with the approved plan.
•
no development operation or construction activity which could potentially cause damage to trees or
hedges is permitted within any area designated in the approved plan as being protected, without the
prior written approval of the Local Planning Authority.
•
protective fencing is retained intact for the full duration of the development, and is not re-positioned or
removed without the prior written approval of the Local Planning Authority.
340
6.3
Trees on Development Sites are Vulnerable
The diagram below illustrates the general physical characteristics of a tree and explains the effect should
any damage be sustained.
Foliage
By photosynthesis, the foliage of a tree traps the energy
it needs to live and grow. Any reduction in the leaf area
will reduce the vitality of the tree.
Wood
A tree stores food energy in the
wood. The removal of wood reduces
vitality
Bark
Breaching the bark of a tree, by
lopping or by injury to the
aboveground parts of the tree or to
the roots, can lead to infection and
decay.
Soil
Compaction of the soil is a very
common cause of damage to trees on
development sites.
Compaction closes the minute gaps
between soil particles and excludes
both air and water from being taken
up by the roots.
Roots
Take up water and nutrients from the
soil. They need oxygen from the air
in the soil to be able to do this. Most
roots are very fine, and they are not
easily noticed in the soil
Many people imagine that tree roots extend more deeply and much less widely than is usually the case.
Root Spread
Roots usually radiate outwards for a distance
at least equal to the tree’s height
Root depth
Tree roots do not generally grow downwards, and most
trees do not have anchoring “tap roots”. Most roots are in
a shallow layer in the top 600 mm of soil.
All those whose work affects trees should be aware of the following:
•
The above-ground size of a tree is not a clear indication of the spread of its roots. It is quite common
for the roots of a tree to extend to between 1.5 and 2.5 times the spread of the crown; much more if
the crown is fastigiate (upright) or columnar.
•
The root spread of many trees is not symmetrical.
•
Roots need air as well as water, and may be killed by changes that reduce aeration; e.g. compaction,
infill and interference with drainage.
•
Damage to the root system affects the health, growth, life expectancy and safety of the entire tree.
341
6.4
Protective barriers
Tree protection barriers should be fit for the purpose of excluding construction activity and appropriate to
the degree and proximity of work taking place around the protected tree(s). Recommended protective
fencing construction specifications are detailed below.
6.4.1
•
•
•
•
•
•
Individual panels butted together and
fixed with 3no clamps to each joint.
Each panel supported by a 45º
scaffold tube strut, from the top rail of
the panel back into the exclusion zone
The base of the fence panels
supported in a concrete or rubber base
(as supplied with the fence panels).
The base pinned to the ground by a
0.7m length of scaffold tube, driven not
less than 0.45m into the ground.
A 0.2m length of scaffold tube fixed to
form a 'T' to the top of the vertical tube,
preventing movement of the base.
No fixing made to any tree, and precautions taken to prevent damage to tree roots when locating
posts.
6.4.2
1.
2.
3.
4.
5.
6.
7.
8.
2.1m high weldmesh ‘Heras’ fencing
Protective barrier - BS 5837:2005 Trees in relation to construction - Recommendations
Standard scaffold poles
Uprights to be driven into the ground
Panels secured to uprights with wire ties, and where necessary standard scaffold clamps
Weldmesh panels wired to the uprights and horizontals
Standard clamps
Wire twisted and secured on inside of fence to avoid easy dismantling
Ground level
Aprox. 0.6m driven into the ground
342
BS 5837: 2005 Trees in relation to construction – Recommendations provides clear guidance on the
implementation of tree protection schemes.
6.5
‘No-dig’ surfacing in close proximity to trees
Wherever practicable, hard surfaces such as driveways and parking areas should be located outside the
construction exclusion zones.
Where it is necessary to lay hard surfaces close to protected trees, a ‘no-dig’ method should be employed.
The Arboricultural Advisory and Information Service give advice on ‘no-dig’ methods of driveway
construction in the publication Arboricultural Practice Note 1.
Any specification for a ‘no dig’ driveway or parking area should include a method statement detailing how
it will be constructed. The statement should include:
•
•
•
details of all existing and proposed levels
details of the cellular confinement system and edging restraints
details of the sub-base construction and how this will be built up without trafficking over unprotected
ground.
The successful retention of trees, even when adopting a ‘no-dig’ method, particularly within the
construction exclusion zone, depends upon the condition of the tree(s), which should be assessed by a
qualified arboriculturalist, and on adherence to three simple rules:
•
•
•
roots must not be severed
soil must not be compacted
oxygen must be able to diffuse into the soil beneath the engineered surface.
7
343
Landscape Schemes
7.1
Design
Planning conditions, and/or legal agreements, will normally be used to ensure that tree planting schemes
are planned, implemented and maintained to provide maximum long term environmental benefits.
The Council’s Landscape Planning & Conservation section assesses the appropriateness of landscape
proposals submitted with planning applications or to discharge landscape conditions. Where a planting
scheme is to be offered for adoption by the Council, the scheme must be approved by the Council’s
adopting department, which is usually the Neighbourhood Services Department.
The minimum levels of information required for new landscaping proposals are as follows: An accurate, detailed planting plan and schedule.
A comprehensive list of species and a stock specification.
Detail of planting densities and spacings.
Clear indication of existing trees specified for retention and those for removal.
A full planting specification. (see section 7.2 below)
A detailed maintenance schedule covering the establishment period
The long-term aims of a scheme can only be achieved if the landscaping succeeds. The Council will pay
particular attention to the practical measures that are proposed as part of any scheme, to ensure the
successful establishment of new planting.
7.2
Specification
Tree planting schemes will be expected to include the following provisions:
•
Preparation of the planting environment (including decompaction and drainage) should be at least to
the standards set out in British Standard BS 4428 (1989) Code of Practice for General Landscape
Operations (excluding Hard Surfaces)
•
All plant material provided will be expected to comply with and be planted in accordance with the
requirements of:
- British Standards BS3936 Specification for Nursery Stock
- BS5236 Cultivation and Planting of Trees in the Advanced Nursery Stock Category
- BS4043 (1989) Recommendation for Transplanting Rootballed Trees and,
- BS4428 (1989) Code of Practice for General Landscape Operations (excluding Hard
Surfaces), as appropriate.
•
Final planting positions for new trees will be expected to take account of the requirements of Table 3
of British Standard BS5837: 2005 Trees in relation to construction – Recommendations.
•
A detailed maintenance schedule in accordance with the requirements of BS4428 (1989) Code of
Practice for General Landscape Operations (excluding Hard Surfaces).
344
7.2.1
Local Appropriateness
The origin of plants should be of particular concern to developers within Hartlepool. The area has a
hostile coastal environment including onshore, salt laden sea frets, drying winds and frost pockets.
Developers are therefore strongly advised to obtain stock from within the region and from local seed stock
where possible. Developers should also ensure that plants have been appropriately hardened off and
prepared for transportation to site.
7.2.2
Planting Season
Whenever possible it is advisable to plant both trees and shrubs during the dormant winter season, which
is generally late October to March, although this can vary from year to year.
It is possible to plant containerized plants throughout the year provided that adequate provision for water
can be made. Planting should never take place when soil is waterlogged, suffering from drought, or
during frosty weather.
7.2.3
Peat
The Council is committed to biodiversity and sustainability, therefore developers are strongly advised not
to use peat as a soil ameliorant, but to consider instead the use of recycled composted products or wellrotted manures.
7.2.4
Mulching
Mulching will be required on all amenity planting schemes involving shrubs and ground cover plants. A
mulch is also strongly recommended in a 1m diameter around the base of newly planted trees.
345
Useful Contacts
Government
Local Authority
Landscape Planning & Conservation
Dept of Regeneration & Planning Services
Bryan Hanson House
Hanson Square
Hartlepool
TS24 7BT
[email protected]
Landscape Planning and Conservation Manager
Department for Communities and Local
Government
Eland House
Bressenden Place
London
SW1E 5DU
020 7944 4400.
[email protected]
website: www.communities.gov.uk
01429 523275
British Standards
Ecologist
01429 523431
Arboricultural Officer
01429 284071
Arboricultural Officer
01429 523414
Development Control
Dept of Regeneration and Planning Services
Bryan Hanson House
Hanson Square
Hartlepool
TS24 7BT
01429 523272
[email protected]
website: www.hartlepool.gov.uk
British Standards Institute
389 Chiswick High Road
London
W4 4AL
020 8996 9000
[email protected]
website: www.bsi-global.com
Arboricultural Information
Arboricultural Association
Ampfield House
Romsey
Hampshire
SO51 9DA
01794 368717
[email protected]
website www.trees.org.uk
Arboricultural Advisory and Information
Service
Alice Holt Lodge
Wrecclesham
Nr Farnham
Surrey
GU10 4LH
01420 22022
346
GUIDELINES FOR HOUSE EXTENSIONS
Introduction
1.
As many householders may wish to extend or alter their property at some time, proposals
for house extensions comprise the biggest group of planning applications submitted to the
Local Authority. Some minor works do not always require planning consent. Such works
are known as “permitted development” and can include garages, conservatories,
greenhouses, sheds and porches. A range of factors determine the need for planning
permission, not least whether the property has been previously extended.
2.
Although most house extensions are fairly modest in scale they may sometimes have a
damaging effect on neighbouring properties and if poorly designed, they can detract from
the character of the area.
3.
For these reasons the council has adopted guidelines for the design of house extensions
which have been in operation for many years. Whilst the guidelines are generally
applicable to most types of housing development, they do need to be interpreted with some
flexibility to take account of the particular circumstances of each site and its surroundings.
The presence of earlier extensions or existing offshoots may be particularly relevant in this
context.
Principles
4.
There are certain general principles which will apply when considering development
proposals. These include:
-
the effect of an extension on daylight and sunlight reaching a neighbouring property
the avoidance of dominance of one building by another
the outlook enjoyed particularly from habitable rooms and private gardens
the appearance of the proposal in relation to the house to be extended and the area in
general
Other factors which may be relevant include whether the property is terraced, semidetached etc., is a listed building or is located within a conservation area.
Base Guidelines
5.
There are some fundamental issues that are relevant to all house extension proposals.
These are:•
•
•
the proposed extension should be constructed to match the characteristics of the
main building using similar materials and methods;
all extensions should include pitched or sloping roofs especially in prominent
locations;
particular attention should be paid to existing landscape features such as trees, which
may not necessarily be within the application site.
347
Guideline 1 – Rear Extensions
6.
Rear extensions are the most common form of extension. Both single and two storey
extensions can be provided with little effect on neighbours if they are correctly sited.
However, extensions close to boundaries can cause problems. Thus:-
7.
Single storey extensions which extend more than 2.5m along a shared boundary with an
attached neighbouring property will not normally be permitted. An exception will normally
be made for conservatories which are of a lightweight predominantly glazed construction.
An extension projecting up to a maximum of 3.5m depending on circumstances may be
permitted.
8.
A larger extension may be permitted if it is set a significant distance from the boundary with
the neighbouring property or where a neighbour already has an existing extension which
would adjoin the proposed extension.
348
9.
Two storey extensions or an extension above an existing offshoot, which extend along a
shared boundary with an attached neighbouring property will not normally be permitted.
10.
However, in a terraced situation, this guideline will be relaxed where the extension is to be
built over an existing offshoot, it is intended to provide basic facilities and it can be paired
now or in the future with a similar extension on a neighbouring property. In these
circumstances an extension projecting up to 2.5m from the main wall of the property will
normally be permitted.
11.
In the case of semi-detached and detached houses, where an extension is offset a
significant distance from a neighbouring property (typically half the property width) an
extension projecting up to 2.5m from the main wall of the property will normally be
permitted. A larger extension may be allowed where a greater degree of separation exists
between the properties.
349
Guideline 2 – Side Extensions
12.
Single and two storey extensions can be accommodated if main windows in a neighbouring
property are not affected and the extensions are not unduly large and/or out of scale with
the original property. Two storey side extensions have the potential, if repeated on the
neighbouring property, to create a continuous built up frontage by removing all open space
between the properties (a terracing effect). This should be avoided and in these
circumstances the Council will expect extensions to be set back either from the frontage or
from the common boundary. A minimum set back of 1m will normally be required at first
floor level ir from the common boundary.
13.
On corner plots care needs to be taken to ensure that extensions do not dominate the
house and/or are not unduly intrusive in the street scene.
14.
In all cases, it is important to ensure that an adequate driveway is maintained within the
site to enable cars that are not garaged to be parked off the highway. A minimum drive
length of 5m will normally be required.
Guideline 3 – Front Extensions
15.
While extensions at the front need careful consideration they can often be accommodated
satisfactorily. It is however difficult to have detailed guidelines. Each proposal will
therefore be assessed on its merits having regard to the criteria outlined in Guidelines 1
and 2 above. It will be particularly important to ensure that any extension does not
dominate the existing property, that neighbours will not be adversely affected and that it
would not appear unduly intrusive in the street scene.
Guideline 4 – Roof Design
16.
Most extensions relate to the original property and generally look better if finished with a
pitched roof. The Council will not however insist on a pitched roof finish in all cases.
17.
A distinction can be made between single and two storey extensions such that only those
single storey extensions in prominent locations should normally have a pitched roof detail.
Two storey extensions visible from the main street/road or other public viewpoint should
usually have a pitched roof detail.
350
Guideline 5 – Finishing Materials
18.
Extensions should normally be finished in materials to match the original property. Where
this may prove difficult a visible break should be created between the new extension and
the existing building. (This guideline may be relaxed where other design features are
incorporated).
Guideline 6 – Dormer Windows
19.
Dormer extensions should normally be set back from the eaves, should not be higher than
the ridge, nor extended for the full length of the roof. Dormer windows should generally be
designed to have the same proportions as the windows below.
Guideline 7 – Separation Distances
19.
In new housing development, the Council seeks to ensure adequate space is provided
between houses. Minimum separation distances of 20m where principal elevations face
one another or 10m where a blank gable wall would face the front or back of a property are
normally required. Extensions that would significantly reduced the separation distances
between properties will not normally be permitted.
351
352
SUPPLEMENTARY NOTE 5
DESIGN GUIDANCE FOR DEVELOPMENT IN CONSERVATION AREAS
AND FOR WORKS TO LISTED BUILDINGS
Introduction
1.
This Supplementary Note is attached to the Local Plan document to give guidance to
potential developers undertaking works within or in the vicinity of Conservation Areas
or to Listed Buildings.
2.
The note sets out for each of the six Conservation Areas a brief history, the general
built form and the reasons for it, and the specific character relating to materials and
design. The Note for each Conservation Area clarifies how the policies relating to
Conservation Areas and Listed Buildings might be applied without the need for
examples.
3.
In considering development in Conservation Areas, be this development of previously
undeveloped sites, or extensions or alterations to existing buildings, there should
generally be a recognition of the built form of each Conservation Area. Specific
consideration needs to be given to the relationship with surrounding and adjoining
buildings in terms of position, height, mass and overall form. Details such as choice of
finishing materials, ornamentation, decoration, the design of windows and doors and
their openings, landscaping and boundary enclosure should be taken into account in a
design. The adoption of traditional design, materials and methods may be necessary
to achieve acceptable results.
4.
Similar considerations need to be given in development proposals for Listed Buildings,
not only the treatment of the building externally as a result of a proposed extension and
alteration but also the setting and interiors of the Listed Building, both of which are
controlled by the Listed Building status. The setting of the Listed Building includes
(without being exhaustive) the general aspect and setting within the site, views of the
building, features, structures and fittings within the curtilage including boundary walls
and enclosures. The interior of a Listed Building can include staircases, internal doors,
other timber joinery such as panelling, skirting boards, plasterwork, floor and wall tiling.
5.
Advice can be given by the Conservation Officer as to which aspects of the setting or
interior of a Listed Building are considered of sufficient importance to affect its
character.
6.
These guidelines are not to be prescriptive or impose a uniformity upon a diverse built
form. The guidelines recognise there is a place for well considered and executed
development which takes into account the specific nature of each Conservation Area in
an innovative treatment of buildings on a site.
THE CONSERVATION AREAS
Church Street Conservation Area
7.
The Church Street Conservation Area comprises the former historic and commercial
area of West Hartlepool. The Conservation Area has benefited from substantial public
investment under Hartlepool City Challenge which has resulted in the restoration and
re-use of the majority of buildings together with environmental improvements. The
Church Street area as a result has re-established its importance to the overall
functioning and image of Hartlepool, particularly so in relation to the Marina. In
considering development proposals within the Church Street Conservation Area,
including the Listed Buildings within it, the intention will be to protect and complement
this public investment.
HARTLEPOOL LOCAL PLAN – 2006
353
8.
The buildings generally are of Victorian origin, though a number of buildings have had
late Victorian or Edwardian alterations, particularly to the front elevations. The
buildings are usually three storey, though a handful are more, some buildings having
additional attic accommodation with traditional gabled roof dormers for light and
ventilation.
9.
The building form and materials consist of pitched Welsh slate roofs, with chimney
stacks and pots. The emphasis to the building is vertical given by the traditional sliding
sash windows, their lintel and cill details and the shop fronts at street level. Elevations
are brick finished or rendered and painted. Some later alterations particularly in the
Edwardian period have added decorative features in the form of stucco render. Bay
windows of the Victorian canted and the Edwardian square type have been added
above shop fronts at the first floor, often replacing earlier sash windows. Some details
to note are the square section wood gutters mounted on wood gutter corbels and
decorative fascias.
10.
Of particular note in the Church Street Conservation Area are the shop fronts, some
original examples of which survive. These often have highly decorative features such
as moulded corbels above pilasters, cornice moulding to fascias, and decorative
mullions and transoms. Most incorporate an independent secondary doorway to upper
floors. Further information is given in the Design Guidance Section on Shop Front
Design at the rear of this Supplementary Note.
Seaton Carew Conservation Area
11.
Seaton Carew is important in the Council’s Tourism Strategy in attracting day visitors to
Hartlepool. In contrast the majority of Seaton Carew is residential in character, with
dwellings set around an open green.
12.
The buildings to be found in the Seaton Carew Conservation Area reflect the
settlement’s early fishing and agricultural origins and its later development as a seaside
resort. There are, therefore, buildings from the 18th and 19th century up to the early
part of the 20th century, reflecting in their design and construction, the period in which
they were built. As in the Borough’s other Conservation Areas, many of the earlier
buildings have been altered and added to in later periods. The buildings are
predominantly residential in character and use.
13.
The earliest buildings are single or two storey at the most, constructed in random
rubble stone, often rendered later and having steeply pitched clay pantiled roofs.
Windows can be either horizontal sliding sashes (Yorkshire lights) or vertical sash
windows.
14.
Nineteenth century buildings are usually two or three storey, some with traditional
gabled dormers to the attic rooms. Roofs are finished in Welsh slate. Vertical sliding
sash windows of the multi-paned type are typical. Canted bay windows are also found
at ground and first floors. Construction is in brick, sometimes rendered with decorative
features such as architraves and lintels to windows and quoins formed in the render.
Panelled doors and surrounding doorcases are also evident.
15.
Buildings dating from the beginning of the 20th century often have rich decorative
joinery, including half-timbering, fretted barge boards and balustrades, examples of
which can be seen at 1-15 The Cliff.
16.
Shop fronts in the Conservation Area are relatively simple without the decorative
feature found in the Church Street Conservation Area. Stallrisers are usually rendered
or tiled, shop front construction is in narrow timber frames of rounded section and no
mullions giving large areas of glazing. Transoms are found at door height with leaded
glazing above. Pilasters, corbels and mouldings to cornices are kept simple.
354
The Headland Conservation Area
17.
The Headland Conservation Area forms the original settlement of Hartlepool,
established during the seventh century as a religious centre and later becoming
important as a port. Its unique character derives from its peninsula location and from
the Victorian domestic residential architecture. The Headland has benefited from
substantial public investment which has resulted in the improvement and restoration of
buildings and the environment. In considering development proposals within the
Conservation Area, including Listed Buildings, the intention will be to protect and
complement this public investment. A large part of the Conservation Area is covered
by an Article 4 Direction – a special form of planning control requiring the approval of
works (including window alterations, re-roofing, minor extensions) which would not
normally require planning permission.
18.
Two-storey is the most common building height in the Headland but those buildings on
the main frontages to the sea front are three storey. Most houses have made use of
the attic space with light and ventilation provided by traditional skylights and a wide
variety of roof dormer designs. Basement space has also been utilised. The majority
of dwellings have single or two storey rear offshoots. Rear yards are enclosed with
high brick walls. The larger houses have front gardens enclosed by low walls,
originally topped with railings.
19.
The roof finish in the Headland is almost exclusively Welsh slate. The smaller two
storey dwellings originally constructed in brick have mainly been rendered. The render
is frequently coarsed to suggest dressed stone, with lintel details included in the render
finish. Some properties remain in the original exposed brick.
20.
The detail and standard of joinery evident on the Headland also contributes to its
unique character. Windows are usually vertical sliding sash a containing a single pane
of glass, sometimes divided by a single vertical glazing bar. Horns are also evident on
sash windows for decoration and strength. Some of the earlier type of multi-paned
sash windows are found on lesser windows on rear elevations or to basements.
Canted bay windows are also a feature of the Headland, sometimes running up the
front elevation from basement to attic, or in other instances forming a single projecting
oriel window at first floor. Front doors are two or four panelled set in a doorcase which
may be of a simple design or may be more decorative with fluted Doric columns. There
are examples of later Edwardian architecture which differ from the earlier Victorian
houses by the use of more elaborate joinery, to doors, doorcases and windows with
multi-paned upper lights and fixed or sash lower lights.
Park Conservation Area
21.
The Park Conservation Area is characterised by large late nineteenth century houses,
little altered since originally built, and set in extensive landscaped grounds surrounded
by walls and railings. Overall the area presents a feeling of spaciousness with
dwellings concealed by mature trees and shrubs. Within the Park conservation area is
Ward Jackson Park, a formal park established in the late 1880’s. The Ward Jackson
Park has been included in the register of Parks and Gardens of Special Historic
Interest and has been subject to public investment restoring the buildings, gardens and
structures within it. In considering development proposals within the vicinity of the
park, regard will be given to complementing the public investment.
22.
Given the individual design of properties there is a great variety of architectural
features and styles, but most are characterised by the use of smooth red brick, with
contrasting terracotta or stone decoration. Architectural features include a variety of
towers, bays, balconies, balustrades and projecting porches. The emphasis in building
design is still however a vertical one with single paned sash windows typical. Coloured
leaded lights and mulit-paned to upper window lights are frequently evident. Roof
355
finishes are either plain clay tiles, with finial and ridge tile decoration, or on earlier
buildings, Welsh slate.
23.
Boundary features provide interest to the street scene, with low walls and gate piers
constructed in the same red brick as the main dwelling. Generally walls were once
finished with cast iron railings but few examples remain.
24.
The Park Conservation Area was extended in 2004 to include part of The Grove. The
land on which the street is now situated was once predominantly woodland. Branching
from the west end of Grange Road, a principal residential street even back in the early
20th century, the construction of The Grove followed that of the Victorian and
Edwardian mansions set around Ward Jackson Park. The houses were set in
substantial gardens and mature trees that remain contribute to the special character of
the area. An abundance of original architectural features, materials and finishes
survive, in particular original joinery detail. The area does not form part of the setting of
the main Park Conservation Area in which it is included but it nonetheless relates to
parts of it in development history and architectural character.
Stranton Conservation Area
25.
Stranton is situated to the south of the town centre. The conservation area comprises
a group of commercial buildings of varying architectural styles and a small terrace of
residential properties.
26.
The old village of Stranton (literally settlement on the sea-shore) was a farming a
farming village dating from 1129. It was absorbed by the Victorian new town of West
Hartlepool in the 1850’s and 1860’s with the growth of the seaport and industries. Only
All Saints Church on its limestone outcrop and part of the street layout give any clue as
to the previous existence of a settlement. The church dates from the 12th century with
later 13th century additions including the tower. It is a prominent landmark on entering
the town from the south.
27.
Beer has been brewed in Stranton at least since 1572. The present brewery dates
from 1852. William Waldon opened “The Lion Brewery” using water from wells buried
deep beneath the present site. A large area of the brewery is infill that links the various
elements together. These areas are functional and, although not particularly special,
they provide a link between the original red brick Victorian buildings on the site. One of
the key buildings in the area is Greenbank, owned by the brewery. It is set in its own
grounds behind a high wall that fronts Stranton Garth. The building is elegant and
retains many of its original features.
28.
The parade of shops plays an important part in creating an attractive setting around
Stranton Garth, a triangle of green open space that was once the gardens to West Hall
a large property in the area that is now demolished. The area has at some time been
landscaped and has some attractive mature trees, it is enclosed by a low wall.
29.
The parade of shops, all three storey with the third floor accommodation in the roof
space, have varying architectural styles of dormer windows, some set back into the
roof with decorative barge boards and others spanning the front of the property with
wood and render detailing. Changes have been made over the years introducing new
shop fronts, fascia signs and windows however they retain enough of the original
Edwardian shop front details such as the wooden bay windows, corbels and original
openings to show the character that once existed.
30.
The northern limit of the area is Park Road. This is a busy road which forms a natural
boundary to the area separating it from the main town centre. On the corner of this
boundary is the Co-op building a large Portland stone building built between 1913 –
1915. The clocktower to the building is an important townscape feature not only in the
Stranton area but also in the surrounding area of the town centre.
356
31.
On the east side of the area is the A689 Stranton / Stockton Street and to the south are
Stockton Road and Burn Road. These are very busy roads that form a boundary
cutting Stranton off from the town, creating an island with a distinct character and a
sense of remoteness from the main town centre.
32.
Two large retail stores are located to the south east side of the area. This area is
incorporated as an area of opportunity. It does not have the same special character as
the rest of the area however it is an important space to the front of the church and a
key site in the context of Stranton.
33.
Waldon Street separates the commercial buildings from a mixture of residential and
commercial properties on the western side of the area. Bathgate Terrace is a small
row of five residential properties just off this area. Dating from the late 1800’s, these
buildings are two storeys in height with some extending into the roof space evident by
the small dormer windows. Although some doors and windows on these properties
have been changed the building have retained much of their original character.
34.
A variety of materials are used in this area from the red brick buildings of the brewery
and the Causeway Public House to the rendered properties such as Greenbank. Most
roofs are slate and much original joinery details on windows and doors are retained.
Grange Conservation Area
35.
This predominantly residential area is located to the west of the town centre. The area
is characterised by large Victorian properties in generous gardens providing a spacious
feel to the area. The houses are not uniform in design however the common
characteristics such as the large bay windows, panelled doors, and slate roofs link
them together to give the area a homogenous feel. A small row of commercial
properties on Victoria Road links this residential area to the main town centre.
36.
Early town maps published in the 1880’s show the boundary of development around
the Grange area. Tankerville Street was furthest west on Grange Road. Thornton
Street ended at St Paul’s Road and there were no houses between it and Park Road.
Charlotte and Richard Streets were the furthest west between Elwick Road and Park
Road. Hutton and Clifton Avenues were initially developed in the 1890’s.
37.
By 1923 the majority of the area around Grange Road and Park Road was developed
as far as Linden Grove with only Grantham Avenue, Clifton Avenue and Wilton Avenue
yet to be fully developed.
38.
The remainder of the area was developed further in the post war years mainly through
infill developments on the existing street layout. The layout has remained largely
unchanged since the early plans from the 1880’s.
39.
Characteristics of the houses contribute to the special character of the area. These
are:
• Original bay windows on the ground and first floor. Some properties have
bay windows to the rear; very often these can only be glimpsed from a distance
through gaps in boundaries. Many properties have retained sash windows.
Bays forming towers, often two or three stories high, which punctuate the end of
terraces and rows of semis and maximise the additional space on corner plots.
The roofs of these towers are often topped with finials, sometimes in a plain ball
design and occasionally more ornate.
Terracotta detailing is found on bay windows in panels on the main frontages
showing leaf or floral patterns. Cornices with similar simple detailing can be
found on both the top of bays, under the eaves and on gable ends.
• Original six panel doors remain in many of the properties. The doorcases are
also panelled mirroring those in the door. The entrances vary on properties
from plain brick arches to more ornate columns with canopies to simple wooden
357
canopies with stain glass in the side panels matching that in the fanlight and
windows of the property.
• Roofs are predominantly in slate, some with decoration to the ridge and more
often than not with finials topping the gables.
• Some later properties have a veranda running across the front of the house.
The veranda is supported on wooden columns with a slate roof to match that of
the main house with square bays above.
• Tiled paths to the front of houses remain on only a few properties. The tiles
are usually red and black in a plain diamond pattern.
• Original boundary walls to the front of properties. In some cases these have
been lost where owners have paved the area to the front of the property to
provide parking. Original details such as property names on gateposts and
boundary walls are an interesting feature that can still be seen on a few walls.
40.
Later semi detached properties usually have brick on the ground floor and the first
floor is rendered. To the front is a bay window running the ground and first floor with
casement windows; the smaller, upper casements usually have stained glass with a
similar pattern in the front door.
41.
A small row of commercial properties on Victoria Road is included to the east of the
area. The row stretches from Murray Street to York Road. The properties, initially
built as private residences, have been changed however enough of the original
details remain to show that they have the potential to be restored. Attractive
elements include the wide bay windows, canopied doorways and ornate bargeboards
to the dormers.
42.
Generous gardens to properties offer space for mature trees and shrubs that provide
much of the greenery in the area. Individual tree preservation orders protect the
more significant individual and groups of trees in the area.
43.
Open space exists on a single plot of land on the corner of Eltringham Road and
Clifton Avenue which provides the only piece of land that hasn’t been developed in
the area. The boundary of the land is lined with trees that contribute to the overall
street scene.
44.
The residential properties in the area are set back from the road with generous
gardens to both the front and the rear. These green spaces contribute to the
spacious feel to the area
45.
An Article 4 Direction was made in March 2005 whereby certain Permitted
Development Rights have been withdrawn in the Grange Conservation Area.
Consequently planning permission is now required for the following works to the front
of properties which previously had been Permitted Development
• The enlargement, improvement or other alteration of a dwelling house or a
building within the curtilage of the dwelling house which fronts a relevant
location.
• The erection, alteration or removal of a chimney on a dwelling house where it
would front the relevant location.
• The alteration of a roof to a dwelling house where it would front the relevant
location.
• The erection or construction of a porch outside any external door of a
dwelling house where it would front the relevant location.
• The provision within the curtilage of a dwelling house of a hard surface for an
purpose incidental to the enjoyment of the dwelling house where it would
front the relevant location.
358
•
•
•
The installation, alteration or replacement of a satellite antennae on a
dwelling house or within its curtilage where it would front the relevant
location.
The erection or demolition of a gate, fence, wall or other means of enclosure
within the curtilage of a dwelling house where it would front the relevant
location.
The painting of a dwelling house or a building or enclosure within the
curtilage of the dwelling house where it would front the relevant location.
Elwick Conservation Area
46.
The buildings to be found in the Elwick Conservation Area reflect the settlement’s early
agricultural origins. Many buildings appear to date from the 18th century, although this
may disguise their earlier origin. In addition there are examples of early and late 19th
century terraced dwellings and some individual houses. The scale and character is
predominantly residential. A large part of the area is covered by an Article 4 Direction
(this precludes works to some farm buildings as well as domestic properties).
47.
The earliest buildings are single and two storey most constructed in rubble, stone, often
white-washed or rendered subsequently. Roofs are steeply pitched finished with clay
pantiles. Windows can be either horizontal sliding sash (Yorkshire lights) or vertical
sash windows. Half or full roof dormers can also be a feature. Later 19th century
terraced dwellings are constructed in brick (with contrasting brick detail) with roofs of
Welsh slate. These buildings are all two storey, often with single or two storey rear
offshoots. Windows are vertical sliding sash types, single or two paned. Canted bay
windows are often a feature at ground floor level. As with other Conservation Areas
the standard of joinery to windows, doors, doorcase surrounds add character and
interest to the buildings.
48.
The Conservation Area extends westwards across Char Beck to include Elwick Hall
and the Parish Church of St Peter set in a landscape of mature trees. The
Conservation Area also retains some working farms. Together, these and the village
green contribute much to the attractiveness of the Conservation Area.
Greatham Conservation Area
49.
The character of Greatham Conservation Area is derived from the informal layout of the
village centre around The Green, its early development as a religiously based hospital
in the 13th century and as an agricultural settlement. Mixed in with this early stage of
growth are much later early 19th century individual houses or short terraces and late
Victorian terraced housing.
50
Also contributing to the special character of the Conservation Area are the Parish
Church and the architecturally and historically important Greatham Hospital and
Georgian Chapel, located in a setting of mature trees. As at Elwick some working
farms remain. A farm in the northern part of the village is covered by an Article 4
Direction.
51.
The earlier 18th century dwellings associated with the farming history are simple being
at the most two storeys high. Externally they have a rendered finish, with steeply
sloping roofs covered with traditional clay pantiles. Later 18th century buildings are
constructed in brick, the later types with contrasting brick decoration. Window types
are either horizontal sliding sashs on the earliest houses, or vertical sliding sashs on
the 19th century dwellings. Those dating from the early part of that century have multipaned sash windows. Roofing materials on the later 19th century dwellings are usually
Welsh slate. Door design is simple consisting of boarded or panelled doors. Doorcase
surrounds to doors are not as numerous as in some of the other Conservation Areas.
The scale is domestic in nature and character.
359
52.
Further information on the Greatham Conservation Area is set out in the Greatham
Village Design statement published in September 1999 (see Supplementary Note 7).
DESIGN GUIDANCE
53.
The advice below is relevant to works to Listed Buildings, to areas of special control
(Article 4 Direction areas), grant aided works and works to non-listed buildings in
Conservation Areas. It is also relevant to varying degrees to new build situations,
although as indicated in the introduction the aim is not to stifle innovative building
design. The basic characteristics of the individual Conservation Area (as outlined
above) should influence the final design of new development.
54.
It is necessary to exercise particular care in the choice of building materials, details of
construction and design. Some modern construction methods and ready made items
such as doors and windows may not be appropriate and in many instances purpose
made items will be necessary.
55.
In development involving the alteration or extension of a Listed Building, traditional
materials, finishes and design will normally be necessary. In those developments to
non-listed buildings in Conservation Areas, non-traditional materials which have an
appropriate finish and appearance can be acceptable, particularly where alterations or
extensions are not highly visible. Accordingly the detailed advice on materials, finishes
and design represents the ideal which should be aimed for.
Roof Detailing
55.
A pitched slated or clay tiled roof, whichever is appropriate, should always be
considered. Care will be needed to ensure compatible ridge detailing eg butt jointed
blue/black clay angled ridge tiles with Welsh slates. Decoration with crests, finials and
other features may be appropriate. Chimney detailing is also important and should
incorporate decorative features such as corbelling, typical of an area. Eaves should be
correctly detailed, often left open without barge or soffit boards. Flashing work should
normally be in lead. In a restricted number of cases metal roofs in lead, copper or zinc
will be appropriate.
Rainwater Goods
56.
The type of fixing of rainwater goods is an important detail particularly on main
elevations. Depending on the age of building, cast iron or lead lined square section
wood gutters may all be present in Conservation Areas and appropriate guttering to
match should be used. Similarly mounting should be on decorative brackets, drive-in
irons, wood gutter corbels or moulds with gutter straps or rafter straps as appropriate.
Gutters can also be fixed to decorative brick corbels with egg and dart or sawtooth
detailing. Plastic gutters fixed to fascia boards will not normally be appropriate.
57.
Downpipes should be cast iron mounted on bobbins.
Brickwork
58.
360
The choice of brick, pointing, bonding and fine detailing (string courses, quoins, cills,
lintels, special moulded brickwork) will be critical. Bricks should match those to be
used in any building to be altered or extended in terms of colour, texture and size.
Bonding patterns, pointing and fine detailing should all be repeated. Special detailing
in the form of stone and terracotta will need particularly careful treatment. The correct
choice of mortar can affect the appearance of brickwork or stonework. Lime based
mortars are usually found on historic properties and should be used for reasons of
appearance and to protect historic brickwork or stonework.
Render
59
A rendered finish can be appropriate in all Conservation Areas. Where it is appropriate
it should be smooth finished or coarsed to represent dressed stonework. Traditional
three coat lime based renders continued to ground level are preferable.
Joinery
60.
The design and quality of joinery, consisting of windows, dormers, doors, doorcases
and other items can greatly affect the final appearance of a building.
Windows
61.
Most buildings in the Conservation Areas have a vertical emphasis with vertical sliding
sash windows. This emphasis should be reflected in new works with detailing
appropriate to the age of a building. Early examples were multi-paned, with 9 to 12
panes per sash, with heavier glazing bar and meeting rails than later examples. Later
sash windows were two or four paned with slim vertical glazing bars and meeting rails
and horns, or single paned with horns. Later sash windows were more often recessed
behind the wall instead of being mounted flush. On an individual building both single
pane and multi pane sash windows can be found.
62.
Horizontal sliding sash or Yorkshire lights may be appropriate on earlier buildings
particularly those of agricultural origin. These were multi paned, sometimes with horns,
the constructional detail and glazing bar detail being less sophisticated than the later
vertical sliding sash windows.
63.
Canted bay windows found on Georgian and Victorian buildings and the later square
Edwardian types (both incorporating sash windows) are common throughout the
Conservation Areas. The visual interest of each is given by the various moulding
details to plinths, pilasters and cornices. These should be retained/repaired on existing
buildings and may be an appropriate detail for new development.
Doors
64.
A variety of doors are found in Conversation Areas and on Listed Buildings. It is
important that the style of door should be appropriate, the age of the building
determining this. Thus on the earliest buildings (usually of agricultural origin) doors
were typically boarded of ledged and braced construction. Door furniture was also
usually simple (a Suffolk latch and keyhole). On Georgian and Victorian buildings to
front elevations, two, four, or six panelled doors, with plain or raised panels and
bolection mouldings were usual with a fanlight above the door, the latter usually divided
by glazing bars, sometimes of elaborate design.
Doorcases
65.
Doorcases add decoration and vertical emphasis to a building. Usually in timber they
are a feature of Georgian, Victorian or Edwardian dwellings but are not common on
earlier buildings. As with bay windows, visual interest derives from the details of
design and construction to the plinths, pilasters, cornices and doorcase head which
makes up the surround to the door. Some doorcases are simple in design with the
door set flush with the front wall of the house, while others are more elaborate with the
door set back in a reveal, with fluting to pilasters or half Doric columns.
Internal Joinery
66.
In the case of Listed Buildings where the interior of the building can be controlled by
the Listed Building status, the internal joinery can be of importance. This can include
doors, architraves, panelling, screens, skirting boards, floorboards, structural timbers,
alcove cupboards. In considering internal alterations to Listed Buildings, replacement
361
internal joinery and other internal fittings should match the existing, for design and
construction. Existing internal joinery should usually be retained or carefully re-used
within the building.
Internal Plasterwork
67.
As in the case of internal joinery internal decorative plasterwork is controlled by the
Listed Building status. Decorative internal plasterwork should be left in situ and ideally
repaired if damaged. Items include cornices, ceiling roses, wall and ceiling panels.
Dormers and Skylights
68.
If use is to be made of the attic space or attic accommodation provided as part of a
new development, any dormer window or skylight should reflect existing design and
practice in the immediate area. Dormers are usually found on the front elevation and
vary greatly in design. Examples on early buildings in Conservation Areas such as
Greatham and Elwick may be half dormers (ie the window set partly on the front wall
and partly in the roof) with the main roof sloped at a lesser angle to form the roof to the
dormer. Windows to these may be horizontal sliding sash. Later examples of dormers
to be found in the Headland and Seaton Carew are usually more elaborate, being full
roof dormers with gabled or hipped roofs, using the same roofing materials as the main
roof. Their construction may be rectangular, bowed or polygonal with vertical sliding
sash windows to the front and either solid side cheeks in the main roofing materials or
glazed side cheeks divided by three or four vertical glazing bars. Traditional skylights
can be found on either the front or rear roofs. These differ from modern velux type
skylights in that they sit flush with the roof and are divided by a vertical glazing bar.
Modern examples of skylights traditionally detailed are now available.
Decoration
69.
Decoration as with details of brickwork and joinery can add the final visual interest to a
building.
70.
Render should normally be painted in a pale colour with details of the building such as
quoins, string courses, lintels and cills, painted in a stronger contrasting colour. Other
architectural elements such as doors, windows, rainwater goods, railings should be
painted in the same contracting colour.
71.
A similar treatment is appropriate for shop fronts.
72.
In the Headland there is a local tradition of painting external render black deriving from
the earlier practice of finishing buildings in pitch to provide weather protection and this
should be retained as far as possible.
Boundary Treatment
73.
In most areas the traditional wall with decorative cast or wrought iron railings have
been lost. Their reinstatement is to be encouraged.
74.
Main front walls should usually be constructed in the same brick as the main building,
with the same pointing methods. A wall could be finished with brick-on-edge or in the
later Victorian and Edwardian examples with stone or terracotta copings.
Floorscape
75.
Floorscapes within the curtilage of a building are an important feature adding interest to
the building and street scene.
76.
There are a variety of manufactured external floor coverings, which if selected for their
colour, texture and surface pattern can be acceptable modern alternatives to the more
traditional sandstone paving or cobbled finishes.
362
Landscaping
77.
Landscaping schemes should complement the building in terms of their layout and the
variety of colours and textures obtained, and should thereby seek positively to enhance
their setting.
Shopfronts
78.
The Church Street and Seaton Carew Conservation Areas, traditionally constructed
and detailed shop fronts form an important feature and contribute to the particular
character of the Conservation Areas. A shop front forms the face of the building and
an appropriate design using traditional construction methods is an important aspect of
design to be considered in new development or redevelopment. Shop fronts using
non-traditional methods of design or construction would not normally be considered
appropriate in a Conservation Area. Some aspects of traditional methods are set out
below as guidance:
•
•
•
•
•
•
•
•
79.
the use of painted timber for the window framework and door;
the use of lead for the cloak in the fascia;
well-balanced proportions to the whole front, including the shop door, with a
vertical emphasis to all elements;
a low stall-riser, in the same material as the original building (which can be
rendered) or alternatively fielded wood panels, surmounted by a projecting
wood cill;
a lobby to a recessed door, generally centrally located with a secondary door
also set in a lobby to one side to give access to upper floors. A common
traditional design of doors comprises a large glazed top panel and a smaller
solid fielded lower panel;
thin timber window frames of rounded or other sections, with transoms at the
door height and mullion to reduce the glazing to easily handled sizes and to
create vertical emphasis;
pilasters (columns) to each side of the shop front, which may be fluted and
which should be capped by some form of carved or moulded corbel;
splayed fascia, with cornice or capping of various depths. Where two
previously separate buildings are now used as one, the fascia in particular, and
the design generally, should respect the original dividing line between the two
buildings, with the fascia being broken at that line eg by paired corbels
surmounting pilasters.
If security roller shutters are required, the roller shutter box should be concealed
unobtrusively behind a new shop fascia and with guides concealed behind pilasters to
the shop front. The roller shutter should be integrated into the overall design.
Advertisements
80.
As with shop fronts in those Conservation Areas with shop and office properties the
design and quality of individual business advertisements can again contribute to the
character of the Conservation Area. The use of standardised corporate advertisements
and signage using internally lit plastic box signs would not normally be considered
appropriate. Individual design may be required. Advertisements done in the following
ways can enhance a shop front:
•
•
Fascia signs: The shop name and trade included on the fascia by means of a
hand painted sign or individual applied lettering standing proud of the fascia.
Illumination can be achieved by external means using a suitably designed
fitting or concealed in the rear of individual applied letters, to give a halo effect
to the lettering;
Applied window lettering: Lettering applied to windows at ground floor or first
floor is very effective and a traditional feature;
363
•
364
Hanging signs: Hand painted boards on suitably designed and positioned
metal brackets are widely used in Conservation Areas with illumination similar
to that for fascia signs.
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379
380
381
382
CRIME PREVENTION BY PLANNING AND DESIGN
Introduction
1.
This supplementary planning guidance note (SPG) sets down guidelines to help
developers minimise the opportunity for potential criminals to commit offences, and to
maximise safety and security for law abiding citizens in the built environment. It
seeks to increase the status of crime prevention equal with function and appearance
in the approach to design. There are almost always opportunities to design out
crime, whether development entails adaptation or extension of existing buildings or
whether it involves new build or wholesale redevelopment.
2.
Once a development has been completed, the main opportunity to incorporate crime
prevention measures will have been lost. Whilst the Borough Council cannot oblige
developers to consider crime prevention at the planning and design stage, most
developers will recognise the long-term importance of such a sound financial and
social investment. Crime prevention at the planning and design stage always pays
off.
3.
Good planning alone cannot solve the problem of crime, but when co-ordinated with
other measures its contribution can be significant. Where there is potential to reduce
crime this should feature in discussions the authority has with developers and their
designers at the outset of the process.
Secured by Design (SBD)
4.
The approach adopted by the local planning authority should be sufficiently flexible to
allow solutions to remain sensitive to local circumstances. This SPG has taken the
UK Police flagship initiative ‘Secured by Design’ into account, which supports
principles of designing out crime. It is primarily an initiative to encourage the building
industry to adopt crime prevention measures to assist in reducing the opportunity for
crime and the fear of crime, creating a safer and more secure environment. Secured
by Design (SBD) supports one of the Government’s key planning objectives – the
creation of secure, quality places where people wish to live and work.
5.
SBD focuses on two main aspects:
a)
Target hardening of individual properties – strengthening the defences of the
building envelope, using features such as locks, bars and bolts, security
lighting and intruder alarms.
b)
Estate design - There should be a flexible approach to estate design.
Basic Guidelines
6.
The design of any development should strike a balance between what is safe,
structurally secure and aesthetically pleasing.
A rigorous, systematic approach is recommended by Police Architect Liaison Officers
in assessing development proposals.
Principles
7.
In considering the layout of new developments account should be taken of crime
prevention and security at an early stage of the design process. The principles set
out in the following sections can assist in designing out crime:
HARTLEPOOL LOCAL PLAN -– April 2006
383
8.
The External Environment
Ensure that, by solving one crime problem on site, this does not merely displace it
or create another.
Use natural surveillance as primary aid of crime prevention.
Consider the whole development – if the basic layout is safe, then the more
refined crime prevention elements of building and landscape design can
supplement it.
Design for people on foot as the first priority.
Design for the safety of people and property together – if there is a conflict then
the safety of people must take priority over the need to protect property.
Plan maintenance programmes which are feasible in the long-term and where
responsibilities are clearly defined and allocated – neglect invites vandalism and
petty crime.
Design solutions should not give a false impression of security where real danger
exists – for example in isolated areas with no natural surveillance, the design
should direct people to safer areas. For instance, it is pointless lighting up dark
recesses to reduce fear of people lurking in the shadows if there is no one around
to offer help in the event of an attack.
9.
The concept of DEFENSIBLE SPACE is very significant – it will deny the criminal
three important aspects; ANONYMITY, UNHINDERED ACCESS TO TARGETS and
ESCAPE ROUTES.
10.
Protection of Buildings
External
Building lines – wall surfaces should not be climbable, consider anti-graffiti
measures at ground level.
Outbuildings and extensions should not obscure vulnerable points of the building
and do not provide easy access to the roof or upper floors.
There should be unrestricted views of all doors.
External pipes should be made flush or concealed to prevent climbing.
Vehicular and pedestrian access to the building should be sited so that
supervision can be given from within the building.
Consideration should be given to hard landscaping, bollards, and the vulnerability
of building.
11.
Internal
Target hardening of individual properties should be assessed – strengthening the
defences of the building envelope, using features such as locks, bars and bolts,
security lighting and intruder alarms.
12.
Crime prevention in the interior area is often ignored at the design stage, with the
idea that security devises can be ‘bolted-on’ afterwards as finances permit but a clear
idea of necessary measures at the outset can pay off later on.
Specific Environments
13.
Housing Areas
Avoid recesses where people can not be supervised.
Plan for pedestrian movement through housing estates first in the design of the
route hierarchy.
Provide only those pedestrian routes across the development which are
essential.
Limit the number of pedestrian links between cul-de-sacs.
Pedestrian routes should be overlooked.
Provide buffer zones between pedestrian routes and ground floor windows.
Rear gardens should be interlock for mutual protection.
384
HARTLEPOOL LOCAL PLAN- April 2006
Perimeter fences should be secure, and side access to rear gardens should be
lockable.
Pedestrian routes should be as direct and straight as possible to eliminate hiding
places.
Adequate and clear directional signs for pedestrians.
Number streets and housing logically.
Pedestrian routes, car parks, etc should be well lit and well defined.
Layouts should, where possible, provide single identifiable points of access.
Landscaping should be easy maintenance and designed and located to eliminate
potential hiding places.
Landscaping around buildings should be designed so that a clear view is
maintained and is set back from the pavement to avoid creating hiding places.
Pedestrian routes linking housing estates should be limited as they can provide
escape routes.
Car parking, garages, cycleways, footpaths, open space and play areas should
be visible from adjoining houses, ensure the buildings overlook these areas and
not vice versa.
Locate shopping and neighbourhood facilities on the fringe of residential areas –
this will discourage outsiders from using the residential estate’s roads.
Where possible mix house-types for maximum surveillance – mixing young,
family and older households makes for a more balanced secure community so
help is on hand if needed.
The design should show that a parking space belongs to a particular house.
Avoid locating garages and/or parking spaces in unsupervised areas.
Avoid linking rear accesses in terraced housing.
Make public and private space obvious.
Ensure that routes from public houses and entertainment centres do not lead
directly through housing areas.
Ensure that potential meeting places for youngsters are well lit and overlooked.
14.
Flats and Housing Rehabilitation
Link blocks of flats to provide enclosed areas – restrict pedestrian movement
through the complex.
Design front access to secure a limited number of flats.
Main lobby doors should be on the front of the building, reached directly from the
road, and overlooked by other dwellings.
Make semi-private spaces “defensible” – communal garden and open space
areas should be low-maintenance and should belong to a limited number of flats.
Car parking should be visible from the flats.
Pedestrian routes from covered or open car parks should be direct and safe.
15.
Community Areas, Public Buildings and Institutions
These include office and retail areas, major civic and recreational uses, schools,
colleges, hospitals and business parks.
Pedestrian access should be direct from the main road, not rear access.
Some parking should be close to, and directly accessible to, the main front
entrance – this is for use by employees working late.
Access routes should be well lit.
Buildings should be orientated to allow views into the site by pedestrians and
vehicles.
Blank walls provide maximum security for the buildings external leaf – use where
window surveillance of pedestrian access is not needed.
Anti-ram raid equipment/design may be needed.
Doors and windows may need extra security – laminated security glazing, open
grill type shutters behind glazing, solid roller shutters invite graffiti but may be
suitable in industrial areas.
Private housing should overlook local shopping areas.
Use surveillance equipment in high-risk areas.
385
Ensure potential meeting areas for youngsters are well lit.
Design school access routes to restrict potential nuisance to as few surrounding
properties as possible.
Define public and private areas clearly, and maximise the amount of private
space.
Use hard and soft landscaping to reduce access to walls.
Use measures to reduce litter – trapped litter gives the appearance of neglect,
which could be an invitation to commit petty crime.
Repair damage quickly – neglected appearance means the areas degenerate fast
and invites more crime.
16.
Communication Routes
Retain well-used pedestrian routes across a site.
In built up areas, footpath links should be short and direct.
Essential footpaths should be wide and well lit.
Paths should be overlooked.
Planting and hard landscaping should not obscure natural surveillance potential.
Avoid sharp bends which restrict views.
Increase surveillance of essential routes by encouraging increased usage –
surface improvements, clear directional signs, good lighting etc.
Avoid locating footpaths along rear property boundaries.
Retain existing essential footpaths, but modify or provide alternatives along the
above lines if dangerous.
Avoid the need for subways and tunnelling effects.
17.
Car Parks
Surface car parks should be designed to be overlooked from the road and from
occupied buildings.
Car parks should not be too extensive.
Provide clearly identified pedestrian routes within surface car parks.
Support pillars in enclosed car parks should be as few and as slim as possible to
reduce the opportunities for hiding places.
In enclosed car parks, provide direct access at each level of the building served
by the car park.
Finish and materials should be of high quality – reflective, vandal resistance and
graffiti-resistance are important qualities.
Use glazing or railings to allow views in and out of concealed areas.
Use natural lighting as extensively as possible in multi-storey car parks.
Artificial lighting should be very bright, consistent and should not create pools of
shadow.
Lighting should be located so as to illuminate parking bays as well as circulation
routes.
Exits and directional signs should be frequent and clearly visible.
18.
Parks, Recreational Open Space and landscaping
Provide at least one safe route through a recreational area – concentrated routes
increases surveillance and feelings of safety.
Provide escape routes – visible, well-signposted exit routes back to the built-up
area provide reassurance against threatening situations.
Design for easy maintenance of well used areas.
Use surveillance from occupied buildings overlooking open spaces.
Avoid layouts where rear gardens adjoin open space – rear gardens need
screening for privacy and security.
Children’s play areas should be located so as to be visible from adjoining
properties.
Use landforms to avoid nuisance and create surveillance – play areas downslope
of houses are safely overlooked, whilst houses retain their privacy.
386
Avoid planting which obscured extensive parts of a main path of recreational
areas:
(a) Avoid overhanging trees or shrubs
(b) Light essential routeways
(c) Create several opening in planted areas
(d) Allow views into and out of the site, and ahead of walkers
(e) Include thorny bushes/shrubs
(f) Create a choice of routes
Protect the open space from unauthorised vehicular access.
Consider locking parks and enclosed public spaces at night.
Consider leaving paths through isolated areas unlit – this can deter congregation
of youths, vandalism can be avoided and pedestrian use at night would be
reduced.
Planting should take into account growth rates and maintenance implications.
Set back low-growing shrubs at least 1 metre from the edge of paths – all shrubs
ideally 3 metres back.
Shrub planting near walls and buildings should be kept away from doors and
windows.
Hard landscaping should be vandal-resistance – it should not provide ‘missiles’
e.g. gravel or loose cobbles.
Landscapes features, including contouring and furniture, should not enable
access to property, nor allowing views over boundaries into rooms.
Triangular or half-round sectioned coping stones for low walls are preferable to
flat ones – reducing the risk of damage done by youths climbing and walking
along them.
Use planting to limit areas for graffiti – thorny and wall-shrubs can reduce access
to plain, flat walls.
19.
The points for each section are not exhaustive and consideration should be taken into
account that they may overlap.
387
388
DEVELOPER CONTRIBUTIONS
INTRODUCTION
1.
Planning legislation relating to planning obligations, allows for developers to
make payments, also known as commuted sums, to the Local Authority for
works that are considered necessary for developers to provide for the benefit of
the community. The sums can also cover future anticipated maintenance of the
works. This Supplementary Note seeks to give guidance on circumstances
where commuted sums may need to be negotiated. It is for guidance only and
is not seen as exhaustive.
2.
ODPM Circular 05/2005 requires planning obligations to be:
•
•
•
•
•
relevant to planning
necessary to make the proposed development acceptable in
planning terms
directly related to the proposed development
fairly and reasonably related in scale and kind to the proposed
development
reasonable in all respects.
3.
Many of the policies contained in the Local Plan Written Statement enable the Council
`to negotiate legal agreements under Section 106 of the Town & Country Planning Act
1990 for the provision of works and the payment of commuted sums. In addition
highway works may also be agreed under a separate agreement under section 278 of
the Highways Act 1980.
4.
The overall policy relating to developer contributions is set out in Policy GEP9 of the
Local Plan Written Statement. In general developer contributions will be required to
ensure that there are real community benefits resulting from certain types of
development, particularly those of significant size and which might have additional
financial implications for the Borough Council.
5.
In some cases the loss of facilities will need to be replaced as part of a development
(eg in the event of the Seaton Carew Coach Park being developed and the resultant
displacement of car parking). In others improvement to facilities and to works to public
realm areas may be required.
PLAY FACILITIES
6.
Under the provisions of Policy Rec2 (Provision of Play in New Housing Areas) where
development of new housing developments comprising twenty or more family
dwellings is to be approved, developer contributions will be required to help to fund,
maintain and manage play facilities. Hartlepool Borough Council’s Outdoor Equipped
Play Facilities Strategy 2001 states
“Preference is currently being given to the
improvement of existing facilities in order that they can meet current safety standards.
A further exception may include ‘developers contribution’ towards a new facility.
However, if a play facility already exists within reach of a new development, and that
facility is in need of refurbishment and/or expansion, preference could be made during
the planning process for a financial contribution toward the existing facility”.
7.
Where appropriate, developer contributions will be sought either to develop a new
facility or (and where developments comprise between two and twenty family
dwellings) to improve an existing facility.
NEIGHBOURHOOD PARKS
Hartlepool Local Plan – April 2006
389
8.
Neighbourhood parks comprise sitting areas and children’s play areas in a park-like
environment, and may, where appropriate, be able to accommodate facilities for more
formal activities such as bowling and putting greens. The Borough Council would, in
most instances, provide the land for the development of the neighbourhood parks and
develop them as resources allow. As set out in Policy Rec3 it is proposed to provide
neighbourhood parks at Clavering, Middle Warren, Central Park and Catcote Road. A
further location may be identified in the West Central Area and developed under the
New Deal for Communities programme to address the lack of equipped play provision
in the inner area of the town. (see Policy Rec3).
9.
Where appropriate, developer contributions will be sought to assist in the
development and maintenance of the neighbourhood parks.
HOMEZONES
10.
The Borough Council seeks to encourage the creation of homezones within the urban
area. These create an environment in residential areas where children can play in
safety with road vehicles being restricted at certain times of the day.
Where
appropriate, developer contributions will be sought to assist in the development and
maintenance of homezones.
DUAL USE OF SCHOOL FACILITIES
11.
Policy Rec6 encourages where possible the dual use of school premises. Developer
contributions will be required to fund such facilities including the need for additional
security, supervision and maintenance costs.
MAINTENANCE OF INCIDENTAL OPEN SPACE
12.
Policies GN5 (Tree Planting) and GN6 (Protection of Incidental Open Space) can
require developers to contribute towards the planting of trees both on site and off site
and for the provision and enhancement of open space. Any commuted sums to be
paid will need to take account of ongoing maintenance costs.
LANDSCAPING
13.
Whilst many developments will normally be subject to conditions attached to the
planning permission to ensure adequate landscaping of the site, there may be further
requirements to undertake landscaping, including tree planting, away from the site.
Commuted sums may be required for the work and the ongoing maintenance of the
site.
WOODLAND PLANTING,
LANDSCAPED AREAS
14.
ACCESS
TO
LAND
AND
MAINTENANCE
OF
In many developments, particularly those along main approaches, within green
wedges and in the open countryside, there may be a requirement to undertake
woodland planting in addition to any landscaping of the site. Other policies where
developer contributions may be required include Policies Rur7 (Development in the
Countryside) and Rur16 (Recreation in the Countryside).
NATURE CONSERVATION
15.
A range of policies including WL1 (Protection of International Nature Conservation
Sites), WL2 (Protection of National Nature Conservation Sites), WL7 (Protection of
SNCIs and RIGs & Ancient Semi-Natural Woodland) and WL8 (Protection of
Biodiversity) seek to ensure that compensatory provision is made to replace any loss
390
of the natural habitat and that wherever possible enhancement of the habitat and
wildlife is required. Opportunities will be sought to create new habitats especially
where species protected by law are affected.
Where appropriate, developer
contributions will be sought to assist in such works.
PROVISION OF PUBLIC ART
16.
Under policy GEP10 developers will be encouraged to provide public art and
craftwork as an integral part of the development. Developers will be encouraged to
set aside a sum, particularly in major schemes, to be used to improve design which
will add to the cultural richness of the area.
HIGHWAY INFRASTRUCTURE
17.
The overall increasing expectation of central government and the general public, in
terms of the built environment, its sustainability, safety and standards of maintenance,
has increased the responsibility of the Borough Council in assessing new
developments. This has resulted in questions over the scale of current fee recovery
and the impact on future highway maintenance budgets.
18.
Hartlepool Borough Council, as the Highway Authority, may seek to secure
commuted sums in respect of certain additional highway infrastructure maintenance
costs generated by new developments. These include: safety audits
transport assessments
flood assessments
street furniture maintenance
non- standard lighting maintenance
traffic signal and sign maintenance
highway structure maintenance
issues relating to sustainable drainage
TRANSPORT
19.
It is important that provision is made for all modes of transport at the design stage of
new developments.
This includes adequate provision for alternative modes of
transport to the private car including walking, cycling and public transport and
appropriate links to the existing networks (Policy Tra19).
Proposals for major
developments and other developments likely to lead to an increase in travel will also
be required to submit a Travel Plan (Policy Tra20). The aim of this plan is to widen
travel choice to enable a reduction in single occupancy car use and increase walking,
cycling and use of public transport. Where appropriate, financial contributions from
developers will be sought for improvements to public transport and the pedestrian
and cycle network (Policy GEP9).
IMPROVEMENT TO INFRASTRUCTURE
20.
There may be occasions when additional infrastructure works may be required to
improve such works as surface drainage and sewage treatment or works related to
coastal protection.
FOOD & DRINK AND LATE NIGHT USES
21.
Whilst Policies Com12 and Rec13 seek to ensure that permission will only be given
for development involving food and drink and late night uses where there is no
significant impact on amenities of nearby residents, it is recognised that approval of a
single development might be generally acceptable on its own but may add to the
cumulative detrimental effects within the area. In view of the impacts that A3/A4/A5
391
uses such as pubs, night clubs, hot food takeaways, cafes and restaurants can have
on the residential amenity of people living close to such sites where noise,
disturbance, litter and general antisocial behaviour can be considerable, means of
reducing these effects should be considered.
22.
Financial contributions will be sought from establishments where it is deemed that
they may either singularly or cumulatively affect the amenities of an area. Any
commuted sums would fund measures to address these nuisances. Measures might
include additional security such as Closed Circuit Television surveillance and
additional litter collection.
HOUSING STOCK
23.
The Tees Valley Structure Plan states that in the period up to 2006, about 190
dwellings per annum should be provided in Hartlepool. In the period after 2006, an
indicative figure of 225 dwellings pa will be required, although this may be amended
in the light of the Regional Spatial Strategy currently under preparation. In addition, it
is likely that an average of about 70 dwellings per annum will be required to replace
clearances.
24.
Current completion rates are considerably above the required level primarily due to
continuing housing development on sites with permissions dating back before 2002.
Even though several major developments will be completed during 2004, the high
level of completions is likely to continue for some time because of the large number of
dwellings committed at Middle Warren and also in the Marina. Further releases of
housing land may exacerbate the current imbalance between housing supply and
demand, leading to an overall increase in the vacancy rate and a higher level of voids
particularly in the terraced housing areas most at risk to the west and north of the
town centre.
25.
Regular monitoring will highlight matters such as the amount of housing provided in
relation in particular to the number of housing vacancies. If the housing provision is
higher than required by the structure plan / regional planning guidance / regional
spatial strategy and the number of housing voids is increasing, it could be necessary
to control the release of new sites, including allocations and windfalls, sites on
previously developed land or those to be developed as part of regeneration initiatives.
However, such control could work against the aim of balancing the housing supply
and demand in terms of meeting the housing needs and aspirations of the
community. If appropriate new housing is not provided within the town, then potential
purchasers will seek accommodation elsewhere and the problems of market failure in
certain parts of the town will increase.
26.
Whilst the Borough Council will continue to seek resources to tackle (through housing
and environmental improvements and clearance) the problems of low demand in the
housing regeneration areas identified in policy Hsg3) of the local plan, these may not
be forthcoming or may be insufficient to ensure that the number of voids in the areas
are reduced. In order to ensure that there remains a choice of type and location of
new housing provided in Hartlepool, the Borough Council will therefore seek to
negotiate contributions from housing developers towards a ‘sinking fund’ towards
tackling low demand in the following circumstances:
♦
♦
♦
27.
where monitoring establishes that building rates are in excess of the
requirements set out in the Tees Valley Structure Plan – together with an
appropriate allowance for the replacement of occupied housing;
the level of voids in the town is increasing;
for developments of 10 or more dwellings.
The level of contributions sought will be based on the level of impact on overall
housing supply and demand in terms of actual and projected annual build rates and
the contribution of the development to:
392
♦
♦
♦
♦
regeneration
brownfield targets
increasing the range and choice of housing;
achieving a balanced and sustainable community in the town.
RETAIL FACILITIES
28.
In view of the limited capacity for new retail development generally within the Borough
there may be scope, where planning permission is to be granted for additional
floorspace, for the relocation of existing less accessible shopping facilities to more
sustainable sites served by transport other than the private car. Opportunities will be
sought to secure the cessation of inappropriately located retail sites and where
appropriate, the clearance and after use treatment to achieve significant
environmental improvements of such sites by means of developer contributions.
OTHER COMMUNITY BENEFIT DEEMED NECESSARY BY THE LOCAL
AUTHORITY.
29.
The opportunity for enhancement of a broad range of community facilities and the
provision of new ones will be considered by the Borough Council in assessing
planning applications for large developments. Consequently negotiations may be
required to secure such provision and/or financial contributions towards the cost of on
going maintenance.
393
394
NATURE CONSERVATION AND SPECIES PROTECTED BY LAW
1.
The Wildlife and Countryside Act 1981, as amended, provides protection for birds,
general protection for a number of animals with more specific protection for some
animals, general protection for all wild plants and more specific protection for certain
plants. The schedules are regularly reviewed as amendments to the Wildlife and
Countryside Act.
2.
The Conservation (Natural Habitats etc.) Regulations 1994 provides separate
provisions for the conservation and protection of listed species - (European Protected
Species).
3.
The Protection of Badgers Act 1992 affords protection to badgers and their setts.
4.
The following pages set out the protection of these groups, with specific reference to
species found in the Borough of Hartlepool at the time of publication of this report, and
the required consultation procedures.
5.
This note refers primarily to those species which occur in Hartlepool and which are
likely to be affected by the planning process. Generally this involves species which
breed or reproduce within the Borough. Many other protected species occur in
Hartlepool outside the breeding season and others which are not currently known to
occur in the Borough may move into the area in the future. Some species which are
known to occur in Hartlepool are only protected in certain respects e.g. in regard to
their sale. In case of doubt, the Landscape Planning and Conservation Section of
Hartlepool Borough Council can be consulted to ascertain whether protected species
may be at issue. The full listings for species protected in law can be found on the
Defra website www.defra.gov.uk
THE PROTECTION OF BIRDS
Protection of Wild Birds, Their Nests and Eggs
6.
It is an offence to intentionally or recklessly kill, injure or take any wild bird or take,
damage or destroy its nest whilst in use or being built or take or destroy its eggs. A
person is not guilty of an offence if the act was the incidental result of a lawful operation
(such as a planning permission), and could not reasonably have been avoided.
7.
To take an example, if the destruction of a hedge, on a housing development, was
done in the knowledge that it would destroy birds’ nests and could reasonably have
been re-timed, an offence may have been committed. There have been a number of
successful prosecutions where the work had been committed in the reasonable
knowledge that it would result in killing or the destruction of nests and eggs.
Exceptions
8.
Some wildfowl and other game birds may be taken outside the close season (which is
generally 1st February to 31st August) but these birds and their nests are still protected
in the close season.
9.
Some birds (common “pest” species) could be taken and nests destroyed at any time
by authorised persons, i.e. owners or tenants of the land or persons with the
landowner’s permission. This was formally a permanent part of the legislation but this
part was deleted in 1993 and is now the subject of an annually reviewed general
Hartlepool Local Plan - April 2006
395
licence. In theory the list of bird species included on this general licence could vary
from year to year. The birds covered by the general licence at the time of publication
are: Collared Dove, Carrion Crow, Great Black Backed Gull, Herring Gull, Lesser Black
Backed Gull, Jackdaw, Jay, Magpie, Feral Pigeon, Rook, House Sparrow, Starling and
Wood Pigeon.
Nesting Season
10.
It is impossible to give accurate dates to prevent damage or destruction of bird nests
whilst they are being built or are in use as there are many variables which govern the
timing of the breeding season. However in general birds which nest in hedges, small
trees, copses etc. usually do so between 1st March and 31st July. Wildfowl and
waders generally start to nest earlier in the year. Trees and shrubs which bear fruit
are an important food source between August and the end of December.
Additional Protection for some Bird Species.
11.
Some rare birds have additional protection. These are listed in Schedule 1 of the
Wildlife and Countryside Act 1981. It is an offence to intentionally disturb these birds
while nesting or rearing young or to disturb the dependent young. In such cases to
prove that reasonable care had been taken and could not reasonably have been
avoided would be insufficient defence.
12.
In Hartlepool, Schedule 1 species which breed in the Borough at the time of publication
include Little Tern, Peregrine Falcon, Barn Owl and Kingfisher.
13.
The two Schedule 1 species most likely to be encountered in a planning context are
Barn Owl and Kingfisher. Any building with accessible roof space, particularly farms,
ruins and church towers, or old trees with cavities, which are close to areas of rough,
ungrazed or lightly grazed tussocky grassland in the form of whole fields or field
margins, is potential barn-owl habitat. In the case of applications for demolition or
conversion of buildings in such circumstances, or removal of trees as described, the
planning authority should give due consideration to the possible presence of this
species. The presence of Kingfishers should be considered whenever an application
affects rivers, steams and becks.
Birds: Recommended Consultation Procedures for Hartlepool Borough Council
14.
Where birds having additional statutory protection are known or suspected to nest or
regularly use an area of habitat, then the applicant should be requested by the LPA to
provide sufficient information concerning the population, evaluation of the importance,
an assessment of impact and proposals for mitigation.
Once this information is
received by the LPA, they should consult English Nature.
15.
In all other circumstances where development may involve impact on nesting habitats,
e.g. hedgerows, trees, open water, grasslands, heathlands etc., the LPA should consult
the Landscape Planning and Conservation Section who can provide guidance on the
appropriate timing of proposed development or retention of certain areas of habitat.
The LPA may also wish to consult The Tees Valley Wildlife Trust. English Nature,
Tees Valley Wildlife Trust or any similar body may lodge an objection to the application.
The development proposals should indicate the mitigation or protection measures
which are necessary to ensure appropriate legal protection is followed.
16.
The LPA may then proceed with the determination of the application paying due
consideration to any objections and the law.
17.
Conditions must be attached to the planning permission or any agreement made listing,
at a minimum, any mitigation necessary to protect the site or species.
396
THE PROTECTION OF ANIMALS OTHER THAN BIRDS AND BADGERS
Protection of animals - general considerations
18.
It is an offence to intentionally (recklessly only applies to disturbing animals, or
damaging or destroying places of shelter) kill, injure or take certain animals listed on
Schedule 5 of the Wildlife and Countryside Act 1981, as amended.
19.
The Conservation (Natural Habitats, etc.) Regulations 1994 make it an offence to
deliberately kill, injure or take certain ‘European Protected Species’ including bats,
great crested newts and otters,. These offences relate to all live stages of the animal,
so for example, for the great crested newt protection is afforded to their eggs and
tadpoles as well as the adults.
20.
21.
The species which occur in or near Hartlepool at the time of publication are:•
European Protected Species
o all species of bats
o great crested newt
o otter
o dolphins, porpoises and whales (all species)
•
Wildlife and Countryside Act scheduled species
o red squirrel
o common lizard
o common frog
o common toad
o Palmate newt
o Smooth newt
o water vole (“damaging etc. a place used for shelter and disturbing an
animal while occupying a structure or place of shelter” only - this level of
protection is likely to be increased as part of the current review of
schedules).
It is possible that there may be inward migration into the Hartlepool area, of other
species listed in Schedule 5 of the Wildlife and Countryside Act 1981. The full list is
available on the DEFRA website www.defra.gov.uk
Protection of Animals’ Place of Shelter or Breeding or Resting Place
22.
Of greater relevance to local planning authorities, it is an offence under the Wildlife and
Countryside Act to intentionally or recklessly damage, destroy or obstruct access to any
structure or place that bats, otters, great crested newts or water vole use for shelter or
protection, or to deliberately disturb these animals whilst occupying the structure or
place they use for that purpose.
This does not apply to anything done within a
dwelling house, in the case of bats this defence can only be relied on, except within the
living area, if English Nature was consulted for advise on whether action should be
carried out and if so of the method to be used. . Under the Habitats Regulations, it is
an offence to damage or destroy a breeding or resting place of a European protected
species. Note that in this case it is not necessary to demonstrate any intent. The same
defence about actions within a dwelling house applies to the Regulations.
General Implications for Planning Control
23.
An offence is not committed if the act was the incidental result of a lawful operation,
such as planning permission would provide, which could not reasonably have been
avoided. This exemption does not apply to bats unless advice is sought from English
Nature, and a reasonable length of time is allowed for a response.
397
24.
However, it is important to emphasise that even if planning permission has been
granted, the provisions of both the Wildlife and Countryside Act and the Habitats
Regulations still apply, and the damage must still be avoided if it reasonably can.
Licences will be required in addition to planning permission if a European protected
species is to be disturbed or a place of shelter affected.
25.
Further guidance in relation to bats, great crested newts and reptiles is set out in the
following sections.
Protection of Badgers
26.
Badgers and their setts are protected separately under The Protection of Badgers Act
1992 (see paragraphs 60 - 68 below).
Fish
27.
Whilst there are only a limited number of fish species covered by the Wildlife and
Countryside Act 1981, as amended (shad, sturgeon, burbot and vendace), most are
covered by the Salmon and Freshwater Fisheries Act 1975.
This allows for the
protection of spawning grounds and spawn of fish from poisonous materials, ie silt,
during development and from disturbance. Although the purpose of this legislation is
not primarily for nature conservation purposes, it is still a material consideration and
any application likely to affect a water course containing freshwater fish should be
referred to the Environment Agency.
Bats and Their Roosts.
28.
All species of bat and their roosts are protected by English and European Law. Bats
are protected from deliberate killing, capture or disturbance and in addition the
deliberate damage, destruction or obstruction of a bat roost is illegal, even if caused by
an action which has the benefit of planning consent. The 2001 High Court judgement
against Cornwall County Council makes it clear that the needs of bats need to be
considered prior to planning decisions being made where it can reasonably be
supposed that bats might be affected by proposed developments.
29.
One of the Key Principles of Planning Policy Statement 9 ‘ Biodiversity & Geological
Conservation (August 2005) states that: “The aim of planning decisions should be to
prevent harm to biodiversity and geological conservation interests. Where granting
planning permission would result in significant harm to those interests, local planning
authorities will need to be satisfied that the development cannot reasonably be located
on any alternative sites that would result in less or no harm. In the absence of any
such alternatives, local planning authorities should ensure that, before planning
permission is granted, adequate mitigation measures are put in place. Where a
planning decision would result in significant harm to biodiversity and geological
interests which cannot be prevented or adequately mitigated against, appropriate
compensatory measures should sought. If significant harm cannot be prevented,
adequately mitigated against, or compensated for, then planning permission should be
refused.”
30.
Where developments requiring planning permission may affect protected species such
as bats it is essential that appropriate surveys, by an experienced ecological
consultant, are undertaken at the right time of year. Whilst bats are mobile creatures
and almost any building, structure, cave, mine, or tree, has the potential to be used by
bats, a bat survey should be undertaken only if features likely to support bats may be
impacted upon by the proposed work.
31.
The following criteria have been recommended by English Nature’s Northumbria team
to screen those applications for which it is advisable that bat surveys should be
undertaken.
398
•
•
•
•
•
•
•
•
Properties older than 1939, with multiple roofs within 200m of woodland or
water.
Properties older than 1914 within 200m of woodland or water.
Listed buildings or monuments.
Traditional ranges of farm buildings.
Presence of trees with a high probability of use by bats. These include ancient
woodland or parkland, large trees with complex growth form and trees with
cavities, visible damage and loose bark (Coniferous plantation and young trees
of simple form are less likely to support roosts). Except in the simplest of
cases, it can be extremely difficult to be certain of the presence or absence of
bat roosts in trees meeting the above criteria.
Recent or historical records of bats on the site, or bat roosts in the general
area.
Presence of underground structures such as abandoned mines, tunnels, kilns,
cellars or fortifications, which provide appropriate hibernation conditions.
Where a development has a significant habitat impact on woods, hedgerows
with field trees, parkland, diverse grassland and wetland habitats potential
impacts on tree roosts, foraging habitats and flight-lines should be considered.
The risk of bat roosts being present will be higher where structures have:
• Pre-20th Century construction.
• A lowland rural setting.
• Woodland, mature trees, species-rich grassland and/or water nearby.
• Large dimension roof timbers with cracks, joints and holes.
• Numerous crevices in stonework and structures.
• Uneven roof covering with gaps, though not too draughty.
• Hanging tiles or roof cladding, especially on south-facing walls.
• Roof warmed by the sun.
• Disused or little used; largely undisturbed.
32.
Please note that the above ‘trigger list’ provides generic screening criteria only, there
are exceptions to consider. For example, the breeding roost sites of pipistrelle bats are
often found in modern housing estates and therefore the absence of bats from such
locations should not always be assumed.
33.
Bat survey reports must contain enough information for the planning authority and
English Nature’s Conservation Officer to reliably assess the risks to protected species
and the development impacts so that appropriate advice can be provided. Where
roosts are present this must include details of impacts and mitigation, which may well
require greater levels of field survey, analysis and architectural design (including details
of the condition of the building) than was provided at this stage in the past. If for old
projects detailed surveys cannot or have not been undertaken, it may be practicable to
propose acceptable construction timing and mitigation works that minimise the risk of
harming any bats that may be present, based on a worse case scenario, and so avoid
unreasonable delays. A planning condition, ensuring that appropriate mitigation is
implemented, must be attached in such cases. Where the absence of roosting bats has
been reliably demonstrated through thorough inspection or survey many of the sections
of the report may be omitted or very brief, but sufficient detail will be required to support
the conclusion that roosts are absent.
34.
To help ensure that standard levels of information are provided for bat reports,
English Nature’s Northumbria Team suggests that the report structure is based on that
included with the Defra licence application form. This format can be used for
commissioning or writing any bat reports to be used to support any works affecting or
having a high risk of affecting bat roosts other than minor work in domestic dwellings. It
is important to provide clear plans and diagrams showing the current situation and what
is proposed. Defra forms are updated periodically and it is advised that users check on
the Defra website that the form they are using is the current version
399
35
More detailed information on the levels of survey required and the content of bat
reports can be obtained from English Nature’s “Bat Mitigation Guidelines”, which can
be obtained free of charge from their Publications section or website.
36
Where planning permission is granted, conditions should be attached providing clear
guidance to the applicant of their legal responsibilities under the relevant Act and
Statutes.
37.
Defra must be informed by the Local Planning Authority of the permission where this
would require a licensable operation in order for the development to proceed.
38.
If bats are found during the course of the work where not previously anticipated, then
works must stop immediately, English Nature be notified and advice sought over
possible removal of the bats or re-design or phasing of the work.
Great Crested Newt
Distribution in the Hartlepool Area
39.
Two sites for Great Crested Newts are currently known for Hartlepool although
knowledge of their potential distribution in the Borough is very incomplete. It is quite
likely that Great Crested Newts may be found in other suitable habitats in Hartlepool
They are also known to occur just outside Hartlepool, both in Durham and Stockton.
The Legislation
40.
Under the Wildlife and Countryside Act, as amended it is an offence to intentionally kill,
injure or take any Great Crested Newt, to intentionally or recklessly damage or obstruct
access to any place used for shelter/ protection or resting or disturb the animal whilst it
is occupying such a place. This includes both the breeding pond or water body and
parts of the surrounding terrestrial habitat occupied by the animal at any time of year.
41
This legislation has been strengthened by the Conservation (Natural Habitats)
Regulations 1994 to make it an offence to deliberately kill or capture the species, to
take or destroy its eggs, damage or destroy a breeding site or resting place or to
deliberately disturb it. Disturbance is not restricted to places of shelter and is therefore
prohibited anywhere.
42.
A person is not guilty of an offence if the action was the incidental result of a lawful
operation (such as planning permission would provide), and it can be proved that it
could not reasonably have been avoided.
43.
The terrestrial habitat is of prime importance, as the animals spend the majority of the
year there and only use the pond for the breeding season in spring and early summer.
Generally newts will be found living within a short distance of their breeding pond but
they have been found up to around one kilometre away.
44.
Great Crested Newts have very specific requirements and an offer by the developer of
a replacement pond, either existing or to be created, may not be suitable. Without
suitable habitat for shelter, foraging and hibernation the newts will not survive
regardless of the suitability of the pond. English Nature is in favour therefore, of
measures to retain the animal in situ and views translocation to a new site as a last
resort.
400
Great Crested Newt: Recommended consultation procedures for Hartlepool
Borough Council
45.
Where great crested newts are suspected to be present in a pond (early consultation
with the Landscape Planning and Conservation section will clarify this) which is the
subject of planning application or adjacent to an application, the applicant should be
requested by the LPA to provide sufficient information concerning the population,
evaluation of the importance, an assessment of impact and proposals for mitigation, as
set out in detail already within this Guide and reference should be made to English
Nature’s ‘Great crested newt mitigation guidelines’ Once this information is received by
the LPA, they should consult English Nature.
46.
English Nature will then advise the LPA whether the recommendations put forward by
the applicant are acceptable and whether they are likely to object to the application.
47.
48.
Where permission is granted conditions should be attached to the planning permission
listing, stating reasonable precautions which should be taken to protect the site or
species.
49.
DEFRA must be informed by the LPA of the permission where this would require a
licensable operation in order for the development to proceed.
50.
An information sheet should be sent out with the Notice of Consent drawing attention to
the law and great crested newts.
Water Voles
The Legislation
51.
In recognition of the significant decline of this species in recent decades it was added to
Schedule 5 of the Wildlife and Countryside Act in April 1998, under which it is an
offence to intentionally or recklessly damage, destroy or obstruct access to any
structure or place of shelter or protection or disturb the animal whilst it is occupying
such a place of shelter or protection.
The legislation does not protect the voles
themselves, however this situation is likely to change as a result of a review of the
schedules which is currently underway.
52.
Licences are available from English Nature or Defra and Food to allow certain activities
that would otherwise be offences, for example scientific, research, conservation or
public health purposes. There is no provision for licensing the intentional destruction of
water vole burrows for development or maintenance operations, However a person is
not guilty of an offence if the action was the incidental result of a lawful operation such
as planning permission would provide, and it can be proved that it could not reasonably
have been avoided.
Water Vole: Recommended consultation procedures for Hartlepool Borough
Council
53.
Despite the severe national long term population decline, (up to 94% over the last 100
years), water voles are still widespread in Hartlepool. (although little is known of their
status west of the A19).
54.
It should, therefore, be assumed that all development which affects any freshwater
body or watercourse in Hartlepool may affect water voles and a survey should be
required, unless advice from the Landscape Planning and Conservation section
suggests otherwise.
401
55.
The applicant should be requested by the LPA to provide sufficient information
concerning the population, evaluation of the importance, an assessment of impact and
proposals for mitigation, as set out in detail already within this Guide.
56.
Once this information is received by the LPA, they should consult English Nature and
the Environment Agency.
57.
English Nature will then advise the LPA whether the recommendations put forward by
the applicant are acceptable and whether they are likely to object to the application.
58.
consideration to any objections and the law ie recognising that the development should
not proceed without suitable mitigation, in order to avoid an offence as development
actions are not licensable.
59.
Where permission is granted, conditions must be attached to the planning permission,
to protect the site or species, to ensure delivery of a satisfactory mitigation plan and
avoid an offence.
BADGERS
60.
Badgers are protected under the Protection of Badgers Act 1992 which has
consolidated and repealed previous legislation. The Act is based on the need to
protect badgers from baiting and deliberate harm or injury and contains restrictions
which are widely applicable. A person is guilty of an offence under this act if they:
♦
♦
♦
♦
♦
willfully kill, injure or take, or attempt to kill, injure or take, a badger
cruelly ill treat a badger, use any badger tongs, dig for a badger
have in their possession a live badger, a dead badger, or any part
thereof; or sell or offer for sale a live badger
interfere with a badger sett by doing any of the following:damaging it or any part of it; destroying it; obstructing
access to, or any entrance of, a badger sett; causing a
dog to enter a badger sett; or disturbing a badger when it
is occupying a sett.
An offence is also committed if any of these is a result of intention
or being reckless as to whether their actions would have
these consequences.
61.
The Act provides a similar defence against the unavoidable killing or injuring as that
provided in respect of other animals in the Wildlife and Countryside Act, i.e. that it
would not be an offence if the act was incidental result of a lawful operation. English
Nature advises that “unavoidable” includes an element of reasonableness and should
not be construed as a total prohibition. Similarly a person is not guilty of the offence of
damaging or obstructing an entrance to a sett or disturbing a badger when it is
occupying a sett if the act was the incidental result of a lawful operation and could not
reasonably have been avoided.
62.
A licence is needed from English Nature before any development work goes ahead
which will cause damage to setts or disturbance to badgers. The distance at which
various types of activity causes disturbance to badgers in a sett varies. .
63.
The Minister for Environment, Food and Rural Affairs (through DEFRA) may also issue
a licence to interfere with a badger sett for the purposes of maintaining or improving
any existing watercourse or drainage of any land, for the purpose of any agriculture or
forestry operation and also to interfere with the sett or kill or take badgers to prevent the
spread of disease or prevent serious damage to land, crops, poultry or any other form
of property.
402
64.
The Landscape Planning and Conservation section and Cleveland Badger Group hold
information on known badger setts, and where appropriate can be consulted.
Badgers: Recommended Consultation Procedures for Hartlepool Borough
Council
65.
The local planning authority must ensure that where the presence of badgers is known
or suspected on a site, for which a planning application is received, that the applicant
should provide sufficient information to allow the effect on the species to be determined,
as set out elsewhere in the Guidance. The applicant should be sent a copy of the guide
for developers published by English Nature.
66.
Once this information is received and badgers are confirmed, the LPA are
recommended to consult:
The Landscape Planning and Conservation Section
English Nature
They may need to consult DEFRA also.
67.
English Nature and/or the Tees Valley Wildlife Trust could lodge an objection to the
application, indicating the protection which it is considered the sett should receive. The
LPA may then determine the application paying due consideration to the objection and
the law.
68.
Where damage to or destruction of the sett or disturbance to badgers is considered to
be an unavoidable aspect of the development and planning permission is granted, a
licence will be required from English Nature who must be informed of the decision by
the LPA.
A condition should be attached to the planning consent, requiring the
developer to contact English Nature in order to obtain a licence before commencing any
of the work that will cause damage or disturbance. A licence can not be issued
retrospectively.
PROTECTION OF PLANTS
Protection of all plants growing in the wild
69.
It is an offence for any person to intentionally uproot any wild plant unless they are
authorised.
Additional protection for some plant species
70.
Some rare plants, listed on Schedule 8 of the Wildlife and Countryside Act, as amended
have additional protection and it is an offence for any person, including the landowner,
to intentionally pick, uproot or destroy these specially protected wild plants. Bluebell is
the only one known to occur in Hartlepool and the protection applies to the sale of the
plant only.
71.
The law provides a defence to both the above offences if the act was incidental to a
lawful operation such as a planning permission would provide, and could not
reasonably have been avoided.
Locally rare plants
72.
Protected species should not be confused with those which, whilst being scarce in a
local context are not rare in the national context. Conservation of locally rare plants is
considered of great importance but they are not subject to this statutory protection.
Some rare plants may occur in sites that have a statutory designation (SSSIs) or on
403
non-statutory SNCIs but others may occur in situations where they are vulnerable to
destruction or disturbance.
Plants: Recommended Consultation Procedures for the Hartlepool Borough
Council
73.
Where a plant species, protected under Schedule 8 of the Wildlife and Countryside Act,
is known or suspected to be on a site, the applicant should be requested by the LPA to
provide sufficient information concerning the population, evaluation of the importance,
an assessment of impact and proposals for mitigation.
74.
Once this information is received by the LPA, they must consult English Nature, who
will then advise the LPA whether the recommendations put forward by the applicant are
acceptable and whether they are likely to object to the application.
75.
Where locally rare species are known or suspected to be present the Landscape
Planning and Conservation Section should be consulted.
76.
77.
Where permission is granted conditions should be attached to the planning permission
stating reasonable precautions which should be taken to protect the site or species.
ENGLISH NATURE ADVISORY PUBLICATIONS (ALL FREE OF CHARGE):
E8.1
Focus on Bats
IN13.6
Bat mitigation guidelines
F6.16
Badgers - Guidelines for Developers
F6.2
Bats in Roofs
Great crested newt mitigation guidelines
F6.4.1
Facts about Amphibians
F6.4.2
Facts about Reptiles
F6.4.3
Facts about Great Crested Newts
Water Vole - Guidance for Planners and Developers
Barn Owls
ISBN 1 85716 6965
ISBN 1 85716 781 3
ISBN 1 85716 6140
ISBN 1 85716 006 1
ISBN 1 85716 568 3
ISBN 1 85716 009 6
ISBN 1 85716 008 8
ISBN 1 85716 160 2
ISBN 1 85716 458 X
BIODIVERSITY ACTION PLAN (BAP) SPECIES
Species of Principal Importance
78.
The UK Biodiversity Group has produced a list of priority species and habitats which
are either globally threatened or are rapidly declining in the UK. These species and
habitats are listed under section 74 of the Countryside and Rights of Way Act 2000.
They are considered of principal importance for the conservation of biological diversity
in England and the Government has a duty to take or promote the taking of steps by
others to further the conservation of the listed habitats and species, including through
the continued implementation of the Action Plans.
79.
Some of these species are not especially protected in law but their presence as
national BAP priority species means they constitute a material consideration. Those
non-scheduled species of principal importance which occur within or close to
Hartlepool, which are likely to be affected by development are listed below. Early
404
consultation with the Landscape Planning and Conservation Section is recommended
where proposed development may affect one of these species:
Mammals: Brown Hare
Birds: Skylark, Linnet, Reed Bunting, Corn Bunting, Spotted Flycatcher, Tree
Sparrow, Grey Partridge, Bullfinch, Turtle Dove, Song Thrush.
80.
Work is also being done locally through the Tees Valley Biodiversity Action Plan
process to identify locally threatened or declining species. Advice on the potential
presence of TVBAP priority species should be sought from the Landscape Planning
and Conservation section, or from the TVBAP implementation officer, who is based with
the Tees Valley Wildlife Trust.
405

now - Hartlepool Borough Council

Transcription

Similar documents

Save on Parking Expenses with TransitChek

Scanned Document - Covenant Health

Ref: SB0160 Sun and Mountains Near the Sea, Busot Alicante

Parking Parking

Ah-Nab-Awen Park - City of Grand Rapids

Directions to UCSD Extension K-12 Facility Located at: 6256

BRP Flyer - III_13-ENG.indd

LTL Holiday Special Dec 15

mo rd red walzem road front entrance

2001 4118 Dawson Street, Burnaby