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2. ENVIRONMENT AND CLIMATE CHANGE

2.1 INTRODUCTION

2.1.1 The area of West Dorset, Weymouth and Portland stands out from many other parts of the country for its natural environment and built heritage. The plan area contains a diverse range of natural and built environments of exceptional quality. Much of the area is designated as an Area of Outstanding Natural Beauty (AONB), and a major part of the coastline is designated as a Heritage Coast and World Heritage Site. There are many important wildlife habitats and protected species. And many buildings and landscapes are of architectural or historic interest.

2.1.2 The local plan policies seek to protect these and other assets in the plan area in a manner commensurate with their status and giving appropriate weight to their significance. It is recognised that their active management and enhancement is to be encouraged as part of safeguarding their future, and continuing the support they provide to the local economy through making the area an attractive place to live, work and visit.

2.1.3 The impacts of climate change present increasing challenges, and the local plan policies seek to strengthen our resilience to key hazards affecting the area such as flooding and coastal erosion. We can achieve a lot through good design, in terms of promoting better places for people to live, reducing our vulnerability to extreme weather events and other potential hazards.

2.1.4 The quality of design is key to making places that last. It is important that any new development responds positively to the character of its surrounds. Local distinctiveness and a sensitive response to local character go beyond aesthetic considerations, covering issues such as the landscape or townscape setting, the pattern of streets and spaces, organisaion of uses, plot patterns and the scale and positioning of buildings.

STRATEGIC APPROACH

Development should protect and enhance the natural environment - its landscape, seascapes and geological conservation interests, its wildlife and habitats and important local green spaces - by directing development away from sensitive areas that cannot accommodate change. Where development is needed and harm cannot be avoided, appropriate mitigation to off-set any adverse impact to the landscape, wildlife and green infrastructure network will be required. High priority will be given to protecting and enhancing the area’s heritage assets – including its Listed Buildings and Conservation Areas, and other features with local historic or cultural associations, particularly where they contribute to the area’s local distinctiveness. Development will be directed away from areas where there is likely to be significant risk to human health or the wider environment, through flooding, coastal erosion and land instability, air and water pollution. Development should be of high quality design to help achieve sustainable, safe and inclusive communities, enhancing quality of life for residents and visitors, and designed in keeping with or to positively contribute towards the local identity of the area.

2.2 PROTECTING AND ENHANCING OUR NATURAL ENVIRONMENT

LANDSCAPE AND SEASCAPE

2.2.1 The plan area covers a range of diverse landscapes, each with its own characteristics and sense of place. Areas of higher ground allow uninterrupted panoramic views of the surrounding landscapes. Within the landscape are numerous individual landmarks, such as hilltop earthworks, monuments, field patterns with associated hedges, banks and stone walls, woodlands and tree clumps, that help to contribute an individuality and sense of place at a local scale. Many of the more rural parts and some of the coastal areas have an undisturbed feeling and sense of tranquillity that are hard to find in our modern world. Some of these landscapes have been captured by famous artists, such as Turner and Constable.

2.2.2 From the rolling chalk downland to the more secluded clay vales, much of the countryside is designated as an Area of Outstanding Natural Beauty (AONB). The designation gives statutory recognition to the national importance of the landscape. A strategic framework for management of the Dorset AONB is set out in the policies of the Dorset AONB Management Plan.

2.2.3 The councils will have special regard to the conservation of the area’s natural beauty in development management decisions. The cumulative and indirect, as well as the direct, impacts of development need to be taken into account, such as changes to drainage which could affect the landscape down stream. Effects of development outside, but affecting the AONB (within its “setting”), will also need to be carefully considered. National policy guidance gives great weight to conserving the landscape and scenic beauty of Areas of Outstanding Natural Beauty, and states that planning permission should be refused for major developments in these designated areas except in exceptional circumstances and where it can be demonstrated they are in the public interest. Consideration of such applications should include an assessment of:

• the need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy;
• the cost of, and scope for, developing elsewhere outside the designated area, or meeting the need for it in some other way; and
• any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated.

2.2.4 Away from the main coastal resorts, much of the coast and a wide inland strip is defined as Heritage Coast, a non-statutory designation protecting the finest stretches of undeveloped coast in England and Wales. The objectives of the designation relate to the conservation and enhancement of the area’s natural beauty, enhancing the public’s enjoyment and appreciation of the area, the environmental health of the inshore waters, and the social and economic needs of the area. Management of the Heritage Coast is achieved through the Dorset AONB Management Plan. Natural England is working to create the England Coast Path, a new national trail around all of England’s open coast. This project will help to improve public access to, and enjoyment of, the coast.

2.2.5 Areas that lie outside these national designations are not significantly less outstanding, and are worthy of conservation and enhancement.

2.2.6 Landscape character assessments of the area have been carried out and provide information on the different landscape character types of the area . The qualities of the coastal strip have also been considered in more detail through the Dorset Coast Land and Seascape Character Assessment. These assessments will be used as a basis to guide decisions about whether development is appropriate in the landscape and provide a framework for the provision of appropriate landscape mitigation.

2.2.7 Where development may be visually prominent or adversely affect landscape character, production of a Landscape and Visual Impact Assessment, a strategic landscape masterplan and/or a landscape management plan detailing mitigation proposals may be required.

SITES OF GEOLOGICAL INTEREST

2.2.8 The geology and soils of the plan area are an important resource. They provide fertile soils for agriculture and valuable minerals; and the geological exposures are of educational benefit. There are extensive areas of outcropping minerals within the plan area. To ensure these resources remain available, a safeguarding policy is implemented through the Bournemouth, Dorset and Poole Minerals Local Plan and Strategy.

2.2.9 Most of the coastline is part of the Dorset and East Devon Coast World Heritage Site. The World Heritage site was designated by UNESCO in 2001 in recognition of its worldwide outstanding geological and scientific value. It is often referred to as the Jurassic Coast, but actually it represents a unique geological ‘walk through time’ spanning the Triassic, Jurassic and Cretaceous periods. The changes in the cliffs and rocks, and the ongoing coastal processes, including erosion, that continue to reveal more insights into this era, are key to what is important about the coast. Its wider landscape setting is also important to its presentation and appreciation.

2.2.10 The World Heritage site and its setting are protected through a wide range of international, national and local designations made either for geological, wildlife or landscape value, providing long term security for the natural values of the site. It has a management plan which sets out the significance of the area and how the various partners aim to manage and promote its enjoyment now and the future. Proposals that would better enhance or reveal the significance of the site will be supported.

2.2.11 At a local level, Regionally Important Geological and Geomorphological Sites (RIGS) are protected for the scientific and educational value of exposures. There is sometimes potential for designation of alternative sites and the creation of new exposures. The policy therefore allows some flexibility in protecting these sites, except where the features concerned are not capable of being created elsewhere.

WILDLIFE AND HABITATS

2.2.12 The plan area includes a diverse range of habitats and associated species, many of which are protected through law. Some areas are of international significance and are protected by legislation, including the Fleet (an important site for breeding and overwintering birds), lowland heath areas around Crossways in the east, calcareous grasslands in the Cerne and Sydling Valleys, and ancient ash and alder woods. Coastal and marine areas are also proposed for protection at a European level. Many further areas are important at the national or local level. All of the sites designated (and those subject to consultation at the time of publication) are shown on the policies map. Further sites may be designated during the lifetime of this plan.

2.2.13 It is important that we take account of the need to plan for this level of biodiversity to thrive at both a local and much larger, landscape-scale, through the appropriate protection of key sites, priority habitats and species, and the strengthening of local ecological networks.

2.2.14 The protection of nationally or internationally designated wildlife sites will be given great weight in planning decisions. The protection of internationally designated wildlife sites through policy ENV2 will be the over-riding policy consideration where development may cause a significant adverse impact to such a site. The strategies set out in table 2.2 have been adopted to safeguard important internationally designated wildlife sites that are known to be sensitive to certain types of development. As and when further issues arise that may adversely impact such sites, the approach to development will be carefully considered and if appropriate, a relevant strategy produced to guide new development.

Table 2.1 Sites Designated for Nature Conservation Importance

2.2.15 Wildlife is not confined to designated sites. Development sites may contain or be adjacent to features which support wildlife or provide “stepping stones” for species. Such features should be retained or restored and appropriately managed. A number of rare or threatened species are also found in the plan area, including sand lizards, great crested newts, bats, otters, dormice and water voles. It is a criminal offence to kill, injure, sell or take protected species, or to intentionally damage, destroy or destruct their places of shelter. It is the developer’s responsibility to take reasonable measures to ascertain whether there are protected species on a site.

2.2.16 The cumulative and indirect, as well as the direct, impacts of development need to be taken into account in assessing potential harm. For example, excessive visitor pressure can lead to trampling, erosion and disturbance. Increasing traffic can also create noise and adversely affect air quality, as well as severance of important migration routes for land animals. Consideration will also be given to whether any adverse impact to such sites could be avoided through meeting the need for that development elsewhere. Some habitats, such as ancient woodlands, cannot be replaced.

2.2.17 The council will seek to ensure that the conservation interests of sites and species are conserved and enhanced. Where significant harm resulting from a development cannot be avoided through locating on a alternative site with less harmful impacts, it should be mitigated. Mitigation could be on-site or through other measures. In cases where it is not possible to fully mitigate for the loss of biodiversity interests on a development site the applicants will be encouraged to avoid residual losses via off site compensation measures. Appropriate conditions and obligations may be used to prevent damaging impacts, secure long term protection and provide necessary compensation. In the event that the harm resulting from proposals can not be adequately avoided, mitigated, or compensated, permission should be refused. Development proposals where the primary objective is to conserve or enhance biodiversity are encouraged. Where there are opportunities for enhancements which benefit nature conservation and biodiversity the council will seek appropriate measures to secure this.

2.2.18 Where land proposed for development may be of wildlife value, applicants will be expected to provide appropriate survey information. All appraisals for wildlife interests should be undertaken by a suitably qualified person.

2.2.19 In order to comply with all relevant government legislation on biodiversity and Natural England advice, an appraisal scheme has been set up in Dorset by the DCC natural environment team; if required, a Biodiversity Appraisal accompanied by a Biodiversity Mitigation Plan (BMP) should be submitted alongside the planning application. This standardised process is the councils preferential scheme but developers can, if they so wish, demonstrate in other ways how they have met the statutory and policy requirements.

2.2.20 Development proposals where the primary objective is to conserve or enhance biodiversity are encouraged. Where there are opportunities for enhancements which benefit nature conservation and biodiversity the council will seek appropriate measures to secure this.

2.2.21 Where wildlife sites are relatively isolated from each other and from the wider countryside by urban development, it will be important to protect and enhance the remaining wildlife corridors. Work is needed to identify key wildlife corridors and local nature improvement areas through the green infrastructure strategy (see policy ENV 3), giving appropriate consideration to the ecological network across the area and how it connects to adjoining areas.

2.2.22 Locally coordinated projects such as Wild Purbeck, Pastures New and the Dorset Wild Rivers Project, the continuing enhancement and extension of the green infrastructure network, together with the development of major sites incorporating areas of open space managed for biodiversity, the restoration of habitats and features within or close to the site and the planting of trees and woodlands, will provide the main opportunities for biodiversity gains during the lifetime of this plan.

Table 2.2: Strategies to safeguard important internationally designated wildlife sites

 

 

Monitoring Indicator: change in areas designated for their intrinsic nature conservation value.Target: net increase Monitoring Indicator: condition of sites designated for their nature conservation interest. Target: no net decrease Monitoring Indicator: Heathland bird Populations. Target: no net decrease Monitoring Indicator: Visitor numbers to protected heathland sites.  Target: No net increase Monitoring Indicator: Visitor numbers to SANGs following implementation.  Target: Net increase

GREEN INFRASTRUCTURE, INCLUDING IMPORTANT LOCAL GREEN SPACES

2.2.23 Green infrastructure refers to a network of spaces and linkages that are generally valued for their wildlife, geological, landscape or historic importance and may also have recreational value and help reduce flood risk. Although often important in their own right, when considered as a holistic network they provide much greater benefits.

2.2.24 Developing a coherent green infrastructure network is a key step towards a more comprehensive and effective approach to managing these spaces working in partnerships with a range of organisations from landowners and local communities through to statutory consultees such as the Environment Agency and Natural England.

2.2.25 The councils will work together with local communities, developers and other relevant partners, such as town and parish councils, to develop a green infrastructure strategy for the plan area. Details of when this work will commence will be given in the Local Development Scheme. This will identify those areas to be included in the green infrastructure network, which can include small open gaps which prevent neighbouring communities that have distinct and separate characters from merging into one another, areas of particular local landscape or townscape importance, historically important spaces such as those identified within Conservation Area Appraisals, and the more urban key wildlife corridors and local nature conservation sites referred to in the above policy. The reasons for their inclusion will be clearly recorded. Local communities may identify further areas of particular importance to them through neighbourhood development plans, making clear the reason/s for their designation. Such a network is intended to support, but not prevent, the long-term development of communities. The resulting green infrastructure network will be given significant protection from development.

2.2.26 In the interim period, until such time as the green infrastructure network is defined, the following policy will apply to:

• Areas / Land of Local Landscape Importance (as identified in the previously adopted local plans);
• Portland Coastline (as identified in the previously adopted local plan for Weymouth and Portland);
• Important Open Gaps (as identified in the previously adopted local plan for Weymouth and Portland);
• Historically important spaces (as identified in adopted Conservation Area Appraisals);
• Sites of Nature Conservation Interest, Local Nature Reserves and Ancient Woodlands, Lorton Valley and Portland Quarries nature parks.
  

2.2.27 Information on these areas and their special features may be found in a number of other published documents. They are also shown on the policies maps.

2.3 PROTECTING AND ENHANCING OUR HERITAGE ASSETS

2.3.1 Much of the area retains strong links with its past heritage, providing a sense of continuity, local identity and pride. This includes a rich historic and built heritage largely protected through Listed Building and Conservation Area status. There are also a large number of heritage assets that are of local architectural or historic interest and importance that add to the richness of the local built environment. In recognition of this interest, and in order to ensure that the character of these buildings is respected by development, the councils have prepared lists of locally important heritage assets. There is also a multitude of archaeological sites and features. The South Dorset Ridgeway is a fine example of this, with a concentration of prehistoric barrows. There are also cultural associations with some of these places through the works of authors such as Thomas Hardy, William Barnes and Jane Austen and painters such as Fra Newbery.

2.3.2 Heritage assets provide wide social, cultural, environmental and economic benefits and once lost they can not be replaced. Every year Historic England publishes a list of those heritage assets most at risk of being lost as a result of neglect, decay or inappropriate development. The councils also maintain a local building at risk register of Grade II Listed Buildings. Each council has a commitment to the management of heritage assets through the ongoing production and review of conservation area appraisals, reducing the vulnerability of assets and securing their removal from the local and national ‘at risk’ registers.

2.3.3 Wherever possible, the councils’ strategy is to ensure that historic buildings and other heritage assets that make a positive contribution to local character are put to an appropriate and viable use that is consistent with their conservation. These assets can be harmed through development, either directly or by an indirect impact to the setting. Such harm should be exceptional and will require clear and convincing justification. The effect of development on the significance of a heritage asset will be taken into account in determining planning applications, and proposals will be expected to include available information sources to help evaluate any such impact. Where development is likely to impact on a heritage asset, a statement of heritage significance must be submitted with the application. The information required in the statement will be proportionate to the importance of the asset and no more than is needed to understand the potential impact. It should normally include:

• reference to the Dorset Historic Environment Record (maintained by Dorset County Council);
• information on the purpose of works / justification for the development;
• a description of the built heritage asset and its setting, including its historical context and evolution (identifying any key phases when additions or alterations have taken place).  Where there is evidence of deliberate neglect of or damage to a heritage asset, the deteriorated state of the heritage asset will not be taken into account in any decision;
• an assessment of its overall significance, and the significance of the particular element/s affected by the proposal, identifying the degree of harm if any.

2.3.4 Development that makes a positive contribution to, or better reveals the significance of the heritage asset, will be encouraged. One of the strategic objectives of the local plan is to protect and enhance the outstanding built environment and the local distinctiveness of places within the area. Our strategy and policies for the historic environment will be to protect and enhance our heritage assets, secure positive improvements and play a positive role in the delivery of other plan objectives such as supporting the local economy and regeneration of key areas. Key initiatives include:

• The Council’s Weymouth Town Centre Strategy (policy WEY 1) will provide a mechanism for improving the condition of the historic environment and provide an opportunity to secure appropriate sustainable economic viable uses;
• Providing public realm improvements in town centres, for example the Dorchester Transport and Environment Plan (DTEP);
• Recognising the importance of markets to the vitality of historic town centres, ports, resorts and harbours;
• Encouraging heritage led tourism, for example through the conversion of the Shire Hall, Dorchester into a sustainable heritage visitor centre;
• Monitoring and reducing the number of ‘at risk’ heritage assets on the local and national registers;
• Working in partnership with local stakeholders to appraise conservation areas which are deemed to be under threat of inappropriate development or incremental degradation;
• Continuing to prepare and update lists of locally important heritage assets through conservation areas appraisals;
• Engaging communities in the use of neighbourhood plans as a tool for addressing conservation issues, and supporting them in the identification of locally important heritage assets;
• Exploring the potential for CIL or S106 funding to support future public realm projects.
• Using masterplans and relevant evidence to further assess the impact of development on the significance of any heritage asset or its setting.

ARCHAEOLOGY

2.3.5 Today's archaeological remains reflect human activity over thousands of years. The plan area is particularly rich in archaeological remains, which include burial grounds, farms and field systems, defence installations and industrial sites, lime-kilns, lighthouses and older quarry workings. Archaeological sites are an important educational, recreational and tourist resource and the councils will encourage steps to secure their appropriate management and interpretation.

2.3.6 Many archaeological sites are legally protected in whole or part through designation as scheduled monuments, in which case the granting of planning permission will be contingent on approval by the Secretary of State. There are also sites of regional or county importance. The level of protection afforded to these sites will depend upon:

• The intrinsic importance of the remains and their settings;
• The need for development and availability of alternative sites;
• The opportunities for mitigating measures and whether the remains are preserved in situ;
• The potential benefits, particularly to education, recreation and tourism.

2.3.7 The area covered by the plan has significant potential for undesignated archaeological remains and a great deal of archaeological material has yet to be discovered.

2.3.8 Applications affecting sites of archaeological importance must be accompanied by the results of an archaeological assessment and, where necessary, a field evaluation in order that an informed decision can be made on the application. This may also be required in areas of archaeological potential. Advice is available from the County Archaeologist.

CONSERVATION AREAS

2.3.9 Councils have a duty to designate areas of special architectural or historic interest as conservation areas and make sure that their character and appearance is preserved or enhanced. In designating conservation areas, consideration is given not only to individual and groups of buildings but also to their surrounding townscape, landscape and setting.

2.3.10 Conservation area designation means that greater control is exercised over new development which affects the area and its setting, including the demolition of buildings and the lopping, topping or felling of trees. In assessing proposals that may affect a conservation area, the councils will have particular regard to:

• avoiding the loss of buildings and features which make a positive contribution to the character or appearance of the area;
• the characteristics of proposed development (including its function) and how it reinforces local distinctiveness;
• the relationship of the new development to historic development patterns both in terms of the siting of buildings on plots and the form and layout of streets or the settlement as a whole;
• the appropriateness of the proposed design and use of the development and its likely impact on any built or landscape features which make a positive contribution to the character or appearance of the conservation area.

2.3.11 Adverse impacts on buildings, open spaces (including garden areas and the setting of important local buildings), views or features (including trees, walls and architectural features such as windows, doors, chimneys, porches, canopies and ironmongery) which make a positive contribution to the character or appearance of the area, will not normally be permitted.

2.3.12 Applications for total or partial demolition of an important local building (as identified in conservation area appraisals) or an unlisted building that makes a positive contribution to the character and appearance of a conservation area, will be required to explain the planning benefits of redevelopment and justify why the repair and retention is not viable.

2.3.13 Proposals for demolition will be refused where this would lead to an unsightly gap in the street scene or where there are no suitable arrangements in place to provide an approved replacement development in keeping with the character of the conservation area. Where consent is granted, a planning condition will be imposed to prevent implementation until a contract has been let for the approved replacement development.

2.3.14 Information relating to conservation areas and their special features may be found in conservation area appraisals and other published documents on the website www.dorsetforyou.com

LISTED BUILDINGS

2.3.15 Buildings are ‘listed’ by Historic England as being of special architectural or historic interest. They are protected by law. Listing covers the whole property, inside and out, and any object or structure fixed to it, any object or structure within the building’s curtilage that was built prior to 1 July 1948.

2.3.16 Owners of listed buildings should keep them in good repair. If a listed building falls into disrepair and remains neglected, the councils can serve an urgent works notice or a repairs notice on the owner specifying what work needs to be done. The councils may carry out works and seek to recover the costs from the owner in certain circumstances.

2.3.17 A listed building can be harmed through inappropriate development. Even minor alterations and extensions or development within its setting, can potentially adversely affect the significance of a listed building. The original plan form, roof, walls and openings as well as interior and exterior features should be retained. The replacement of doors, windows and other features with alternatives that harm the character or significance of the building will not normally be permitted.

2.3.18 The best way to conserve listed buildings is to keep them in use, ideally the use for which they were originally designed. Consent will not be given for the demolition of any listed building without clear and compelling evidence from the applicant that the building cannot be conserved, including that adequate efforts have been made to retain the building in its current use or a compatible alternative use, and that its redevelopment will provide substantial planning benefits, including economic regeneration or environmental enhancement. The evidence should include an assessment of the condition of the building, costs of repair and what alternatives have been considered and why they have been dismissed. Where consent is granted for the demolition of a listed building, owners will be required to make provision for the appropriate recording and assessment of details of the building. Measures must be taken during demolition and building works to ensure the structural stability of retained parts and adjoining structures.

HISTORIC PARKS AND GARDENS

2.3.19 Historic parks and gardens are important both for their own intrinsic value, and for their contribution to the character of their surrounding landscapes, tourism, recreation and leisure. Parks and gardens of national significance are identified by Historic England and listed in its Register of Parks and Gardens of Special Historic Interest as either Grade I (international importance), Grade II* (exceptional historic interest), or Grade II (special historic interest).

2.3.20 In addition to these sites, there are other historic parks and gardens in the plan area that are of local importance. Dorset County Council and the Dorset Gardens Trust are preparing a list of sites.

2.3.21 The appearance or setting of a park or garden will be a material planning consideration in the determination of planning applications.

 

Monitoring Indicator: number of designated heritage assets at risk. Target: no net increase Monitoring Indicator: number of conservation areas with up to date appraisals (assessed every 10 years). Target: at least 65%

2.4 PROTECTING OURSELVES FROM NATURAL AND MAN-MADE DISASTERS

2.4.1 The consequences of climate change, including extreme weather events, are some of the biggest challenges facing the country. Although reducing greenhouse gas emissions is expected to help prevent the worst scenarios, we will still need to adapt to some degree of change, including:

2.4.2 This part of the chapter covers issues in relating to flooding, coastal erosion, land instability, agricultural land, and contamination.

FLOOD RISK

2.4.3 Flooding usually occurs adjacent to rivers and other watercourses or in low-lying coastal areas, but it can also occur elsewhere, such as groundwater flooding caused by springs, or where buildings or other structures affect the natural drainage of the land. Some areas are at risk from both fluvial and tidal flooding, or have the potential to exacerbate flooding elsewhere through surface water runoff and overland flow. The councils wish to avoid danger to life and damage to property wherever flood risk may exist. Dorset County Council is the Lead Local Flood Authority in managing local flood risk and surface water flooding and the take up of sustainable drainage systems.

2.4.4 Flood risk has been mapped in the Strategic Flood Risk Assessments for the area, and updated flood risk maps are also shown on the Environment Agency website. The defined flood zones are:

• Zone 1: a low probability of flooding – this zone comprises land assessed as having a less than 1 in 1,000 annual probability of river and sea flooding (<0.1%);
• Zone 2: a medium probability of flooding - this zone comprises land assessed as having between a 1 in 100 and 1 in 1,000 annual probability of river flooding (0.1%-1%), or between a 1 in 200 and 1 in 1,000 annual probability of sea flooding (0.1% - 0.5%) in any year;
• Zone 3a: a high probability of flooding – this zone comprises land assessed as having a 1 in 100 or greater annual probability of river flooding (>1%), or a 1 in 200 or greater annual probability of flooding from the sea (>0.5%) in any year;
• Zone 3b: the functional flood plain – this zone comprises land where the water has to flow or be stored in times of flood.

2.4.5 Surface water mapping can be found in the Dorset Strategic Surface Water Management Plan.

2.4.6 Weymouth Town Centre, the Park District and the Chiswell area of Portland are particularly vulnerable to flooding. In West Dorset, Bridport is considered to be the most vulnerable area to flooding. Some uses are more vulnerable than others, and this will also be taken into account in determining the level of risk and acceptability of a proposal. Table 2.3 provides an indicative list of vulnerable development types. Please note that this list is not exhaustive.

Table 2.3: Vulnerability Classification

Highly Vulnerable	Basement dwellings Caravans, mobile homes and park homes intended for permanent residential use Hazardous substances
More Vulnerable	Hospitals Living accommodation (including built tourist accommodation) Drinking establishments and nightclubs Non-residential uses for health services, nurseries and educational establishments
Less Vulnerable	Buildings used for shops, offices and other businesses Assembly and leisure Land and buildings used for agriculture and forestry. Water treatment works which do not need to remain operational during times of flood Sewage treatment works (if adequate measures to control pollution and manage sewage during flooding events are in place)

2.4.7 Appropriate surface water management and Sustainable Drainage Systems (SuDS) should be incorporated within development proposals. Proposals for development in medium and higher flood risk areas must be accompanied by a site-specific flood risk assessment, clearly identifying whether the development will be safe for its lifetime taking account of the vulnerability of its users, and whether there may be any potential increase or reduction in flood risk elsewhere.

 

Monitoring Indicator – Number of planning permissions granted contrary to the advice of the Environment Agency on either flood defence grounds or water quality.  Target: 0 (zero) Monitoring Indicator – The extent of the plan area that lies within flood zone 3.  Target: no net increase

LOCAL FLOOD ALLEVIATION SCHEMES

2.4.8 In addition to the extent of fluvial and tidal flooding, there are parts of the plan area affected by surface water, groundwater and sewer flooding. The councils recognise the need for local flood alleviation schemes in response to this increased risk.

COASTAL EROSION AND LAND INSTABILITY

2.4.9 As a first principle, new development should be directed away from areas vulnerable to coastal erosion and land instability, to avoid putting people at risk. Where there is development close to the coast in areas where there is risk, a sustainable and well informed approach will be taken. Coastal erosion and land instability will have an impact on our existing coastal communities, as there are only limited funds available for new or improved coastal defences. And even if there were sufficient funds, we also need to consider wider impacts of coastal defences on the natural environment. The status of the World Heritage Site depends on allowing these ongoing coastal processes. The introduction of tidal flows in an area can also provide opportunities to re-create inter-tidal habitats, although in places this may have an adverse impact on the integrity of valuable freshwater habitats. Managing coastal erosion is about finding the right balance between the needs of local communities, the economy and the environment, to secure a sustainable and affordable approach to the threat while protecting natural interests.

2.4.10 Although there are uncertainties regarding the extent and pace of sea level rise and coastal change, the Shoreline Management Plan has defined the over-arching strategy for managing the coast, identifying which sections of the coast are to be protected in the short (0 to 20 years), medium (20 to 50 years) and long term (50 to 100 years). However its delivery will be dependent on the funding available at the time. In addition to this, Coastal Risk Planning Guidance for West Dorset and Weymouth & Portland has been prepared which sets out the nature of risks posed to coastal areas from future coastal change and a detailed exploration of planning for, and managing, adaptation has been undertaken through the Dorset Coastal Change Pathfinder project on the 'Jurassic Coast'. Marine Plans are also to be written, covering defined inshore and off-shore areas, and will help establish where planning conditions or restrictions may be placed on what developers do.

2.4.11 Additional coastal defences are currently planned at Lyme Regis and Weymouth Town Centre to continue to defend these areas. Although existing defences will continue to protect the majority of other coastal areas in the medium term, a number of smaller communities will not be defended because of the ongoing sustainability of maintenance and the associated costs. The coastline is expected to continue to erode in areas such as Old Castle Road in Wyke, Bowleaze Cove and Furzy Cliffs, and parts of Ringstead Bay and the river mouth at Charmouth.

2.4.12 Managing the risk from coastal change will require further work to be undertaken to identify all the areas likely to be affected by physical changes to the coast, and what limited development may be appropriate according to local circumstances. These areas will be identified as Coastal Change Management Areas (CCMAs).

2.4.13 The councils will undertake more detailed studies to inform policy development in these areas using the Coastal Risk Planning Guidance and the Dorset Coastal Change Pathfinder Project. In some locations, the relocation and rollback inland of existing coastal development and infrastructure will also need to be considered carefully alongside landscape, wildlife and visual impacts.

2.4.14 Unstable ground conditions may occur on the coast or inland, and can be caused by a variety of factors including coastal erosion and the local geology. Known land instability zones within Lyme Regis and Charmouth are shown on the policies map. Where unstable ground conditions exist, landslides and subsidence may be triggered by natural processes (such as excess rainfall) or manmade processes (such as through excavation or local drainage systems). It is important that proposals for development do not trigger ground movements either within or beyond a development site. The submission of a ground stability report or coastal erosion study may be necessary, depending on the scope and scale of the proposed development.

2.4.15 A ground stability report will not be necessary if the development is unlikely to have the potential to trigger the occurrence of subsidence or land instability either by significantly altering groundwater conditions or by way of a significant change in magnitude of loads applied to the ground (as can reasonably be assessed). The proposed development would also need to meet the following tests:

1. Surface water run-off is accommodated within existing, fully functioning, piped water disposal systems;
2. The combined dead, imposed and wind loads are sustained and transmitted by the development to the ground by use of suitably designed foundations (without requiring adaptation, underpinning, extension or replacement of these foundations at a later stage);
3. There is no significant filling or excavation of the ground.

2.4.16 If these tests are not met then the developer will be required to submit a ground stability or coastal erosion vulnerability report. The report should be prepared by a suitably qualified and experienced geotechnical specialist, to provide sufficient evidence to demonstrate that the proposed development will not unacceptably adversely affect ground stability or that ground instability can be satisfactorily mitigated in the design of the development. The report should show whether the land / site is stable or could be made stable to support the loads imposed over the expected lifetime of the development, whether the development would threaten land stability in the wider local area, and whether any instability could be reduced to an acceptable level by mitigation and stabilisation measures. Any potential impacts on the character of the area, environmental designations, and public rights of way should also be highlighted.

2.4.17 Where necessary to reduce potential risk, a temporary permission may be used to limit the planned lifetime of the proposed development. Restoration conditions may also be imposed.

 

Monitoring Indicator: number of planning applications granted to support roll back in areas of coastal erosion and land instability.

AGRICULTURAL LAND AND FARMING RESILIENCE

2.4.18 Agricultural land is an important resource for current and future populations. The production of local food and energy crops can be supported through community initiatives such as allotments, community orchards and community woodland planting. Safeguarding farmland for future local food and energy crop production is an important consideration in planning. Where development of agricultural land is unavoidable, poorer quality land should be used in preference to higher quality land, except where this would be inconsistent with other policy and sustainability considerations. However it is recognised that many settlements would have located in the more productive agricultural areas, and as such options to expand these settlements to meet local needs may inevitably be on higher quality agricultural land.

POLLUTION AND CONTAMINATION

2.4.19 Past developments and processes, such as old gas works and landfill, may have resulted in contamination of land and water resources, which can pose a threat to human health, the natural environment and general amenity. Few sites are so badly contaminated that they cannot be re-used at all, but the contamination may limit the range of potential future uses and impact on the cost and viability of development. The councils will encourage proposals that help bring contaminated sites into productive use. Where a site is affected by contamination, responsibility for securing safe development rests with the developer and/or landowner.

2.4.20 Where it is anticipated that contamination may be present near or on a proposed development area, a contaminated land assessment will need to be submitted. This should establish the likely sources, pathways (such as seepage or air-borne transmission) and risks (including cumulative risks) posed to possible receptors (such as humans, wildlife and public water supplies). In assessing the level of risk, the councils will take into account any remedial works or mitigation included as part of the application.

2.4.21 Controls on developments that pose a risk to groundwater are essential in order to ensure an adequate, safe water supply across much of our area. Groundwater feeds into both the public water supply and over 500 private water supplies. This supply may be adversely affected through pollution and may also be depleted through surface water and drainage systems that do not allow water to percolate into the soils. The most vulnerable groundwater sources have been defined as Groundwater Source Protection Areas, and are identified on the policies map.

2.4.22 See also Policy ENV 16 which safeguards against development that is likely to result in contaminated land and considers the effects of water pollution on amenity, health and the natural environment.

2.5 ACHIEVING HIGH QUALITY AND SUSTAINABILITY IN DESIGN

2.5.1 Good design has a fundamental influence on our environment and the way we live our lives and is essential to achieving the aims of sustainable development and resilience to climate change. It makes places that are attractive, usable, durable and able to adapt to changing needs. It also shapes how we feel about a place and should make places special and unique – something that is often referred to as ‘a sense of place’. The following principles of good design are relevant to both urban and rural settings.

2.5.2 In designing new development , consideration needs to be given to many issues, including:

• understanding the landscape / townscape setting and what contributes to local distinctiveness;
• the importance of streets, spaces and routes;
• the form, scale and positioning of buildings;
• the detailed design and materials used;
• the environmental performance of places and individual buildings, what uses may take place in these areas and how they may impact on the amenity and enjoyment of the place;
• how a place functions and what facilities are required;
• ensuring places can adapt to the changing needs of users and environmental conditions.

2.5.3 Development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions will be refused.

THE LANDSCAPE AND TOWNSCAPE SETTING

2.5.4 New development should make a positive contribution to local distinctivess. Proposals should therefore be formulated with an appreciation of the built and natural context of the local area by recognising the features that collectively generate a sense of place. These can include landscape, townscape, street scene and routes through, views, the mix of uses, boundary treatments, locally recognised features etc. A detailed assessment of the site and its surroundings will be necessary to demonstrate how a proposal contributes to the local distinctiveness of that locality. The following is a checklist of matters that should form the basis of a site survey and be incorporated into supporting statements and Design and Access Statements where these are required:

• Landform – showing whether the site is level or how it slopes, and any specific features in terms of local geology;
• Microclimate – such as the prevailing wind direction, shading from buildings and other features, and any other known factors that may influence design;
• Land uses – in particular noting levels of activity they may generate and those that may be sensitive to noise, disturbance or overlooking;
• Key Views – identifying important views both in and out of the site;
• Routes – existing and potential links to other sites and areas such as streets, footpaths, bridleways and cycleways;
• Built form, materials, traditions and architectural detailing – the strength of local character and what aspects have influenced it, and the relationship of the site to existing surrounding development, in terms of plot size, building alignment, layout, uses and active frontages, massing, height, proportion, scale, building styles, materials and detailing;
• Nationally significant features – such as national landscape designations, national and international nature conservation sites, historically and architecturally important ‘heritage assets’ which include Conservation Areas, Listed Buildings and Scheduled Monuments and Registered Parks and Gardens;
• Locally significant features – such as local landmark buildings, key routes and stopping places, trees and hedgerows, streams or rivers, boundary features such as stone walls;
• Existing servicing / infrastructure – such as cabling, street signage, kerbs, bollards etc.
  

2.5.5 Conservation area appraisals, urban and landscape character assessments can help provide some understanding of how previous development and land uses have contributed to this sense of place. These are a material planning consideration.

2.5.6 The design and layout of proposals should have regard to the landscape and townscape setting of the site and effectively integrate new development (including any servicing or infrastructure requirements) into its surroundings. Development proposals should provide for the retention of existing trees and any other features of merit where their removal would harm the character and enjoyment of the site or surrounding area. An allowance should be made for any likely future growth of natural features and trees. To protect natural features in residential developments, these should be incorporated into the public domain rather than private gardens. Trees to be retained should be appropriately protected throughout construction. If the loss of trees is unavoidable, replacement trees of equivalent landscape, amenity and wildlife value should be planted and maintained. Where new planting is needed, native species that are indigenous to the locality are usually preferred, to be in keeping with the local landscape character and provide greater wildlife benefit. Any proposed planting schemes will be expected to commence no later than the next available planting season following implementation of the development. Details and method statements for achieving this should be submitted as part of a design statement or landscape plan.

THE IMPORTANCE OF STREETS AND SPACES

2.5.7 In built up areas, proposals should create layouts of buildings and spaces with a clear identity. The design should be informed by the relationship with nearby buildings and the general pattern of development that contributes to the character of the area. Where development will alter the prevailing street pattern, this should be justified in terms of improved legibility, permeability or local character.

2.5.8 Streets and spaces should be easy to move around and well connected to the surrounding area. Streets should be designed as public spaces and places in their own right and include a network of interconnected spaces and routes for pedestrians and cyclists as well as vehicles. Well defined public and private areas, with active and overlooked public areas and secure private areas, create places that are safe and easily understood.

2.5.9 Works to the public realm within the historic environment should positively contribute to local character and identity, sensitively integrating and retaining in situ traditional surface materials, boundary treatments and street furniture.

2.5.10 New developments should make provision for sustainable methods of transport including bus routes, footways, cycle routes and bridleways and proposals should not unduly limit opportunities for future connections and growth. Consideration should be given to how linkages relate to the wider route network in terms of an overall hierarchy, and how key routes and junctions are defined through their scale and enclosure, use of views, spaces and stopping places, and local landmarks. In residential areas or where pedestrian activity is high, the design of new vehicle routes should aim to keep traffic speeds below 20mph. The road layout including any parking provision should be designed so as not to dominate the street scene.

2.5.11 Where a development would create a new public space, information should be provided on how the spaces are to be laid out, indicating:

• natural surveillance from development;
• key routes and stopping places, and how these relate to local landmarks;
• provision for recreation and social interaction in open spaces, including disabled users;
• surface water run-off treatment;
• lighting;
• biodiversity benefits;
• future management of the space.

2.5.12 Proposed boundary treatments have an important influence on local character. Careful consideration needs to be given to the type, height and level of privacy required, how they define the street or space and maintain and enhance local character, and the potential impact of occupants’ permitted development rights on the maintenance of these treatments.

2.5.13 How well a place functions is also a key determinant of good design. Developments should be fit for purpose and consideration needs to be given to how functional elements (such as bin stores, recycling facilities, drying areas, cycle parking, mobility scooter storage and private amenity / garden space with associated storage and composting facilities) will be successfully accommodated, with regard to the uses proposed and character of the area. These facilities will also need to be provided to a level that is appropriate to the scale of development proposed. For example the amount of private garden space proposed for dwellings should reflect the scale of the property and provide enough useable space for the likely occupants. Specific provision for bins may need to be accommodated at the kerbside where groups of properties do not front onto a highway, to avoid obstruction and clutter of pavements.

DESIGNING OUT CRIME

2.5.14 The layout and design of buildings should take into account the need to create a sense of safety and security. Development should normally have the main access to a building at the front, facing the street. Doors and windows should provide surveillance onto public areas; blank facades should be avoided. Private areas should be clearly defined through appropriate boundary treatment, and care taken to limit opportunities for the criminal to gain easy access to the rear of buildings and other private spaces.

2.5.15 Secured by Design is a set of design principles devised by the Police to promote safe design and layouts. Compliance with this standard should be considered where it does not compromise the quality of design.

2.6 THE DESIGN AND POSITIONING OF BUILDINGS

FORM, SCALE AND POSITIONING

2.6.1 The form, scale and positioning of buildings, and how they relate to their surrounds, has a bearing on the character of an area and how it functions. Historically, the scale of individual buildings reflected their public function or importance, with more important buildings (such as town halls and places of worship) built at larger scales than other uses. Such buildings might deviate from the general building line to emphasise their importance, either to dominate the street scene or stand apart in a defined space. Corner plots (where roads or pathways meet) are often key sites which, if developed close to the front of the plot, help visually define the layout of an area. Buildings on such plots are usually visible from a number of vantage points and provide good sites for landmark buildings, especially where such buildings perform an important function. Sites that terminate a view also need careful consideration and may provide a good location for landmark buildings. Different uses, functions, scale, detailing and positioning of buildings and spaces can bring variety and vibrancy to an area, contributing to the local distinctiveness of a place.

2.6.2 Applications for new development should include information on how its form, scale and positioning relates to its surroundings. Where development would differ from this, it should only be justified in terms of improved legibility or local character.

2.6.3 The scale and design of extensions can have a negative impact on the individual character of a building and how it relates to its surroundings. This is particularly noticeable in the roof form, as this reflects the shape and symmetry of the entire building. In general, the extension should be visually subsidiary to the original building if it is to avoid overwhelming the original character of the building and the pitch of any extension should reflect the pitch of the original building. In some cases proposals that are not subservient to the host building may be acceptable if they achieve visual enhancement to both the building and surrounding area.

DETAILED DESIGN AND USE OF MATERIALS

2.6.4 In many Dorset settlements there has been a subtle, localised, historic evolution of building types and use of materials as a result of the use of local skills, crafts, traditions and materials. This led to locally distinctive development that can be seen in older settlements. Exceptions were sometimes made for more important buildings, with the use of more elaborate designs and less common building materials brought in from greater distances. However, with volume building providing economies of scale, the close association of local builders with suppliers of local materials has been lost. This has produced “placeless” buildings and estates which have no connection to the local area and use the same, repeated designs over large sites. This has resulted in areas which provide little visual interest or real sense of place and fail to integrate well into the local landscape.

2.6.5 The type and variety of designs and materials used, the amount and type of decoration and functional elements such as the position and type of doors and windows, flues, chimneys, gutters and flashings all influence local identity in an area. All new development should respond to its local context and be visually attractive as a result of good architecture and appropriate landscaping.

2.6.6 This does not mean that all buildings should replicate past designs. Original and innovative designs that reinforce the sense of place and help raise the standard of design will be encouraged. In all cases, the quality of the architecture should be appropriate to the type of building and style. Buildings should have an appropriate solid to void ratio, a sense of proportion, elegance, scale, symmetry and rhythm and should incorporate an appropriate richness of detail (without clutter). Using local stone is particularly important in preserving local historic character and ensuring high quality and sustainable design.

2.6.7 Good design is not restricted to external appearance and layout. It encompasses how capable developments are of fulfilling their purpose initially and into the future as needs of occupants change. Dwellings as a minimum should have sufficient internal space for a high level of functionality so that day to day tasks and activities can be carried out. The government is reducing the number of technical standards and consolidating them in a national framework centred on building regulations. National technical standards for all new dwellings are being introduced and dwellings should be constructed in accordance with these standards.

2.6.8 The plan area will be home to an increasingly older population, and both West Dorset and Weymouth and Portland have a greater proportion of people with their day to day activities limited by long term health issues compared with England as a whole. It is therefore important that new homes can adapt to the changing needs of occupiers. It is therefore the intention to work with stakeholders and the local community to develop an approach for adaptable and accessible development in accordance with government guidance. This will ensure inclusive and flexible designs which future proofs development and makes sure it is available to a wide section of the population.

HIGH STANDARDS OF ENVIRONMENTAL PERFORMANCE

2.6.9 Ensuring development has a high standard of environmental performance is an essential part of achieving sustainable development and often starts at the much broader site selection and master plan stage. The councils will therefore require a nationally recognised assessment (such as BREEAM Communities) to be carried out for the larger developments where masterplans are to be prepared. Like BREEAM Communities, such an assessment will be a measure of sustainable development that can be used for new mixed-use communities, or single-use developments of a significant size. It should be capable of raising sustainable design solutions when there is still ample opportunity to influence the planning process. This should in turn, reduce costs by avoiding the need to rework designs and plans at later stages.

2.6.10 At the more detailed level the construction, subsequent use and maintenance of individual buildings represent a major use of resources and materials. The energy used in the construction and use of buildings is estimated to account for about 50% of greenhouse gas emissions in the UK. The landform, layout and landscaping, building orientation, massing and design can all have a bearing on energy consumption. Building to a good standard of environmental performance is much more cost-effective and achievable if considered as part of the building design and layout.

2.6.11 New development will be expected to contribute toward the cutting of carbon emissions through sustainable design and construction methods. Part L of the Building Regulations requires that all new residential development improves energy efficiency over a phased period, subject to exemptions introduced for sites of ten or fewer dwellings. For domestic buildings this will be achieved through a combination of carbon compliance and ‘allowable solutions’, a mechanism for investment in carbon saving infrastructure and community projects. A similar mechanism is expected to be introduced for non domestic buildings to reach zero carbon by 2019.

2.6.12 New development, conversions and changes of use should achieve high standards of environmental performance, consistent with emerging government guidance and standards. Methods which may be appropriate include:

• optimising opportunities for the passive solar heating of buildings and the spaces between and around them;
• southerly facing roof slopes used for solar thermal and / or photovoltaic installations, which where possible should be integrated into the roof design;
• maximising opportunities for natural lighting and ventilation to buildings;
• minimise the amount of unnecessary overshadowing, including impact on existing renewable energy generators dependent on sunlight;
• putting in place systems to collect rainwater for use;
• not using those materials that are the most harmful to the environment; and
• Sustainable Urban Drainage principles.

2.6.13 A Sustainable Design and Construction Statement should be submitted with applications clearly explaining what measures have been incorporated to contribute to the sustainability of the design.

2.6.14 New buildings which promote high levels of sustainability should not be incompatible with an existing character, if they have been designed with both objectives in mind. In considering improvements for energy conservation it is important to remember that many traditional (historic) buildings perform very differently from modern buildings. The types of improvement that are most likely to be effective and compatible with a listed building include:

• improved draught proofing;
• increased roof insulation;
• installation of secondary glazing;
• installation of an energy efficient boiler;
• installation of a ground heat source pump.

2.6.15 The installation of solar panels or photovoltaics within the curtilage of a listed building may also be possible, provided that these would not irreversibly damage the historic fabric of the building, and that the impact on the listed building, including views of the building, would be limited. The roofscape, together with the location and design of the panels, including choice of materials, colours, specification etc, will all have a bearing on the potential impact. Anyone considering how best to improve their listed building is advised to obtain expert advice from a suitably qualified architect or surveyor.

SHOP FRONTS AND ADVERTISEMENTS

2.6.16 Shop fronts and advertisements are essential to commercial activities. They affect the appearance of the building or area, and can contribute positively to the street scene. However they can also have an adverse impact if they are visually intrusive through their design, colour, materials and/or degree of illumination. Their impacts can be particularly noticeable in historic settlements, and in the countryside (especially those areas recognised for their unspoilt natural character). The cumulative impact of such development will also be considered.

2.6.17 The councils will encourage high quality design and materials in shop front development. In some cases it may be desirable to reinstate traditional shop fronts or features. Good quality contemporary shop fronts can have a positive effect where these relate to modern buildings or would otherwise improve the character of the area. Standardised “off the shelf” designs can be harmful if they lack detail, are of inappropriate materials or detract from the character of the building or area.

EFFICIENT AND APPROPRIATE USE OF LAND

2.6.18 Development should make efficient use of land, and not create wasted or leftover land that has no real function. However this does not mean that every private garden should be developed, as large gardens may be an important characteristic of an area and provide local wildlife and landscape benefit. The re-use of previously developed (brownfield) land will be encouraged provided it is not of high environmental value.

2.6.19 Proposals for development of new buildings or change of use within settlements should, where practicable, contribute towards an appropriate mix of uses, aimed at increasing the level of self-containment, reducing the need for car-based travel and contributing to biodiversity through a balance of homes, open spaces, local services, community facilities and employment workspace. In this mix, uses that will generate a comparatively high degree of pedestrian activity should normally be clustered together, in or close to local centres, to ensure that trips can be shared and public transport can be effectively routed. Open spaces within new developments will be expected, where practicable, to perform a number of functions (such as for wildlife, recreation, flood risk mitigation, carbon storage, or food production).

2.6.20 The density of development will differ across the plan area, as the scale and positioning of buildings should be in harmony with the local character of the area (see Policy ENV 12).

AMENITY

2.6.21 Impact on amenity is one of the most important determining considerations within the planning application process, as it can impact greatly on the quality of life for those affected. Noise, light and overlooking are key factors affecting amenity, together with issues such as disturbance and pollution. In addition the scale and massing of development if too large can have an overbearing and dominating impact on surroundings, and in particular on neighbouring properties which adversely affects amenity.

2.6.22 Design can have a direct influence on the relationship between new and existing development, and the distribution of activities within a development. In some cases amenity reasons will rule out the provision of a development at a particular location either through the impact of the proposed development on existing residents or the impact on future occupants from existing lawful uses; in others, it may be possible for the impact on amenity to be made acceptable through appropriate design, layout and distribution of uses within the development. A basic level of privacy at the rear of homes can normally be provided through either sufficient rear garden depth or orientation and screening to prevent direct overlooking.

2.6.23 While recognising that many developments will create some noise, the level of noise should not give rise to significant adverse impacts on health and quality of life. Acceptable noise levels will vary according to the noise source, receptor and time, and the policy is not intended to unduly restrict existing, established businesses that may need to develop. Planning conditions may be used to reduce adverse impacts. In countryside areas particularly valued for their tranquillity, no significant increase will be allowed.

2.6.24 There are certain impacts on amenity that renewable energy schemes can generate such as flicker, vibration and shadowing and these will need to be considered carefully when making decisions on the acceptability of such schemes.

2.6.25 Air pollution may be caused by industrial processes (including the use of biomass boilers and combined heat and power plants) or through local traffic generation, and may be exacerbated by local microclimatic factors. The councils may ask for an air quality assessment if there is reason to believe that the development would give rise to a significant change in air quality (either individually or cumulatively with other planned development). Particular caution will be exercised in or close to designated Air Quality Management Areas, and due regard had to any air quality action plan. For example, the action plan for Chideock AQMA suggests that further development within the designated area should be limited.

2.6.26 The potential pollution of bathing water will be considered under this policy.

2.6.27 Lighting schemes can affect the amenities of occupiers and have wider impacts on a landscape scale through increasing light pollution loss of ‘dark skies’ (particularly in more rural areas), and tranquillity. The glare from lighting schemes can also have an adverse effect on local residents, vehicle users, cyclists, equestrians, pedestrians and some wildlife, such as bats. Not all lighting proposals require planning consent, but potential light pollution should be addressed at the planning application stage, when details of any external lighting schemes should be submitted. Applicants will be expected to demonstrate that any lighting scheme proposed is the minimum needed for security and working purposes and minimises potential light pollution from glare and spillage. Where such schemes are likely to have a significant adverse impact on local landscape character, policy ENV 1 will apply.

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