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GREENSPACE - Policies and Proposals

 

Policies Protecting Greenspace

1.33   “Open space is an essential part of the urban heritage, a strong element in the architectural and aesthetic form of a town, plays an important education role, is ecologically significant, is important for social interaction and in fostering community development and is supportive of economic objectives and activities... in particular it helps reduce the   inherent tension and conflict in deprived parts of urban areas ...; it has an important role in providing the recreational and leisure needs of a community and has, finally, an economic value in that environmental enhancement, in which the improvement of open space plays a major part, assists the economic revival of cities, not just through creating jobs but in increasing the attractiveness of a town as a place for business investment and sought-after residential areas.”1

1.34    The Middlesbrough Local Plan attaches particular importance to `green’ open space in this highly urbanised District, and uses the term `Greenspace’ to cover all types of open space. `Greenspace’ can be large or small, in public or in private ownership.

“It may act as a buffer between incompatible uses; provide an area of interest for nature conservation; be an important visual amenity; represent a key element of the local townscape; be vital for safe or adventurous children’s play; provide a link between other open areas; or, of course, be formally laid out for sports or, for more passive recreation, as an ornamental park or garden. It may play one or a number of these roles, sometimes in conjunction with other uses, as in the case of large grounds of public buildings. It will be managed and maintained in any number of ways. The common thread however is that it will be an integral and crucial part of the urban fabric, important not only recreationally and visually but also socially, educationally and as a habitat for other species. Nevertheless, it is a resource which has been and remains under serious threat from the pressures of development and of neglect.”2

1     Council of Europe Committee of Ministers of member states recommendation no.R(86)11 on Urban Open Space, adopted 12 September 1986
2     Metropolitan Planning Officers Society, Urban Greenspace Policy Study para.1.5, December 1992

1.35    The value of open space is significantly wider than simply its active recreational value alone, although this is the aspect on which traditional open space standards tend to focus, such as the well established NPFA `6 acre standard’.

1.36    This wider value of open space is now recognised in Central Government planning guidance as in PPG 17:- “undeveloped land which has recreational or amenity value should be protected ... if it can be demonstrated that there is (or would be) a deficiency in accessible public open space in the area.” (DoE 1991 para.27).

1.37             “Parks, playing fields, informal open spaces, allotments and private gardens can all be of great importance to the character of a neighbourhood” (DoE 1992 para.27, PPG 3).

1.38             “Open space, whether or not there is public access to it, is also important for its contribution to the quality of urban life. It enhances the character of conservation areas, listed buildings and historic landscapes; it can attract businesses and tourism; it is part of the urban regeneration process. Use of land as open space is no less important than other uses. Once built on, open space is likely to be lost to the community forever; planning decisions resulting in the development of open space should, therefore, take into account the long-term impact of the loss of such space” (DoE 1991 para.26 PPG 17).

1.39    Sports and recreation facilities are a major element of land use. Games pitches, school grounds and golf courses occupy large tracts of land, and in urban areas like Middlesbrough, they are a vital element of the Greenspace which is of great value as a visual amenity, and can be of nature conservation importance, in addition to their original function as areas for active sport.

1.40    Land such as this can come under pressure for development, and the policies in this Plan aim to preserve the most suitably located open space for its long-term value as an important component of the urban fabric, even where its original function has, perhaps temporarily, declined. Such space is irreplaceable. There has already been loss of open space as a result of school closures.
1.41    The identification of open space for protection through the policies of this Plan is therefore based upon a recognition and assessment of the various roles of open space, including:-

1.42    The value of urban open space for these various roles is greatly enhanced where such spaces can form a continuous series or network, consisting of public open space areas linked by footpaths, cycleways and landscaped corridors, and associated with private or limited access Urban Greenspace (eg school fields, private sports fields, cultivated land).

1.43             Middlesbrough is well placed to develop such a Greenspace network, given the existing radial ‘Green Wedges’ formed by the beck valleys penetrating well into the built up area. The network is not complete and lacks good links into the rural fringe and accessible countryside, so that advantage will be taken of opportunities to extend and improve the Greenspace system. Development proposals will be expected to respect and, where appropriate, to contribute to the Greenspace network by incorporating open space areas and linkages.

1.44    The Darlington to Middlesbrough and Middlesbrough to Whitby railways are contained in the ‘Green Space’, but their inclusion in no way implies that the public have right of access on these railway lines.

1.45    Since Greenspace is virtually irreplaceable, the basic principle of policy is to protect Greenspace in the urban area from development where it has any significant value or potential as open space to meet existing or future needs, unless absolutely compelling public needs or benefits are provided by development.

1.46             Policies are therefore set out to protect the existing Greenspace of the urban area of Middlesbrough, and to maintain and develop a green network of open space.

1.47    The proposals map identifies Greenspace protected and proposed by the policies which follow.

1.48    The “Protected Greenspace” is shown on the proposals map within the urban area in terms of the Landscape Classification adopted by Middlesbrough:

  1. Primary Open Space:-  (parks, public, private and school playing fields, and other urban space capable of active use. Standards are set for the provision of Urban Parks, which include children’s play, and for sports pitches).
  2. Secondary Open Space:-  (open space not currently used for active leisure, but which  could be, or has visual or ecological value, or potential value in completing or extending the open space network or wildlife corridors, eg Institutional Grounds, cemeteries,  unused open space, miscellaneous open space.)
  3. Special Protections and Designations:-  (Green Wedges, Local Nature Reserve, Special Landscape Areas, etc).

1.49    The limit of the urban area is defined by the Limit to Development, which is defined in pursuance of the policy of Compact Urban Growth, to contain and control the growth of the urban area. Policies are set out to deal with the problems of the urban fringe, and countryside particularly by supporting the Community Forest Initiative.

 

POLICY E2 GREEN WEDGES

The Green Wedges defined on the proposals map form a major element of the greenspace network and will be retained as open space. Planning permission will not be granted for development which would :

 

  1. Involve residential development not required for agriculture or forestry or substantial building works; or

  2. Result in the loss of grade 1, 2 or 3a agricultural land; or

  3. Affect the predominantly open, green character of a Green Wedge or create undue nuisance or disturbance to occupiers of nearby properties or to quiet enjoyment of the open space in the Green Wedge; or

  4. Harm visual amenity; or

  5. Adversely affect areas of nature conservation or archaeological value; or

  6. Impair public access to green wedges, or compromise greenlinks (policy E4); or

  7. Prejudice the sustainability of agricultural or forestry operations; or

  8. Reduce the physical separation between existing development

Proposals involving the ruse of existing buildings in addition to the above criteria will also need to satisfy the provisions of policy E23 or E24 as applicable.

 

POLICY E3 DEVELOPMENT ADJOINING GREEN WEDGES

Any development in areas adjoining Green Wedges must be designed to complement the character and environment of the Green Wedge in terms of the:

 

  1. Scale, materials, massing and visibility of buildings; and

  2. Means of enclosure; and

  3. Design and provision of landscaping

Proposals involving the ruse of existing buildings in addition to the above criteria will also need to satisfy the provisions of policy E23 or E24 as applicable.

1.50    The Green Wedges extend from the urban core to the Limit to Development. The Cleveland Structure Plan recognised the value of continuous corridors of open space or Green Wedges, which penetrate towards the urban core from the outer suburbs and countryside. They help to maintain local identity and variety, provide a visual and recreational amenity, form an attractive basis for recreational paths and cycleways, and are of ecological importance, forming an integral component of the town’s network of wildlife corridors. Green Wedges are a key element in the open space network. The Green Wedges may include open space, to which the public has no formal right of access, but in general they are a public amenity, and the Council will seek to extend public access in these areas by voluntary agreement.

1.51    The Middlesbrough to Whitby railway is contained within the Ormesby Beck Green Wedge. Its inclusion in no way implies that the public have right of access to the railway line.

1.52    The Middlesbrough Green Wedges are based on 6 beck valleys, for which the Council operates a conservation and leisure management policy, co-ordinated by a Beck Valleys Officer.

1.53    Low impact uses and developments which would normally be appropriate in Green Wedges include :

1.54    The Cleveland Structure Plan identifies the following Green Wedges (Policy LD2)

1.55    These are defined on the Proposals Map, with the following extensions:-

1.56             Green Wedges should not be regarded in isolation. These areas and their surroundings must be integrated visually and functionally as part of the urban fabric and its open space networks.  Development adjoining Green Wedges can have a significant impact upon the perceived character of the Green Wedge.  Whilst development may not physically reduce the width of a Green Wedge, if it is inappropriately designed or laid out it may give the appearance of visually reducing the gap.  It is important, therefore, that the perceived visual gap is maintained.  The design of buildings, roads and their landscaping and enclosure in areas adjoining Green Wedges should combine to enhance the setting of the Green Wedge.

 

POLICY E4 GREENLINK NETWORK (OPEN SPACE SPACE CORRIDORS WITH FOOTPATH/CYCLEPATHS

The existing radial network of “greenlinks” (main green corridors followed by public paths) as shown on the proposals map, will be protected, enhanced and extended and opportunities will be sought with the agreement of landowners and occupiers, to improve the alignment of public paths. This will provide opportunities for and access to informal recreation and nature conservation and by linking greenspace areas to one another and to publicly accessible countryside. Proposed major extensions to the greenlinks system of public paths are:

 

  1. Marton West Beck/Old Nunthorpe

  2. Coulby Newham Country Park Area

The design and route of paths must protect sites with specific nature conservation or archaeological value.

 

POLICY E5 TEESDALE WAY

The Teesdale Way will be improved, maintained and protected from development which could prejudice its use as a long distance footpath.  Where development is considered acceptable, planning permission will be granted if a suitably landscaped alternative route is provided which is equally convenient.

1.57    An objective of Greenspace policies is to provide for a range of accessible recreation opportunities and easy access to Greenspace. The integration of leisure paths and green open spaces is an important way of achieving this, and a basic “Greenlink” system based on a good network of public paths and cycleways in green corridors has been developed based on the existing ‘Green Wedges’ formed by the beck valleys penetrating the urban area. Such a network greatly increases the leisure value of urban open space and needs to be protected and extended, whilst protecting sites of nature conservation or scientific value.

1.61    The system of Greenlinks is illustrated on Fig 3.

1.62    The Teesdale Way is protected in line with Structure Plan Alteration No.1, Policy L11.

 

POLICY E7 PRIMARY OPEN SPACE, (EXISITING): PROTECTION FROM DEVELOPMENT

Land identified on the proposals map as primary open space, existing or proposed. Will be safeguarded from development. Exceptions will only be made for development which complements its function, or is of over-riding benefit to the community as a whole and which would not result in the significant loss of open space which is:

 

  1. Within a Conservation Area (policy E41); or
  2. Within a defined Green Wedge (policy E2); or
  3. Necessary for meeting existing needs or suitable for meeting future needs or deficiencies for public open space (policy E9) or outdoor sports (policy E14) and cannot be satisfactorily replaced by an alternative provision elsewhere; or
  4. Designated as a Site of Special Scientific Interest (policy E15), Site of Nature Conservation Importance or Local Nature Reserve (policy E16); or
  5. Part of or suitable for a wildlife corridor or nature space (policy E17, E18); or
  6. Part of a continuous corridor of greenspace linking the urban area with countryside; or
  7. Suitable for the provision or improvement or extension of the greenlink network (policy E4), the Teesdale Way long distance footpath (policy E5), or other public right of way links (policy E6); or
  8. In custom or practice used for public recreation, unless replaced by alternative provision of similar quality and accessibility; or
  9. Of significant visual or landscape value, in its own right, or as a setting for existing buildings, or forming part of a significant view or vista (policy E30), or complementing a major transport route (policy E49)

Any development which meets these criteria must be of a scale, design and location which does not harm the character, visual amenity, nature conservation value or recreational value of the remaining space, either on its own or cumulatively with other development.

 

POLICY E8 NEW PRIMARY OPEN SPACE, PROPOSALS

New open space with public access will be provided as shown on the proposals map, as follows:-

 

  1. Country Park, Coulby Newham (Country Park)

  2. Bonnygrove Park (Neighbourhood E), Coulby Newham (Local Park)

  3. Park (Neighbourhood C, Coulby Newham (Local Park)

  4. Mazepark, (Tees Barrage) (part of an Area Park)

1.63            Primary Open Space in this Plan includes land used for sport and active recreation (school, public and private playing fields, public and private golf courses, allotments) parks, and open space corridors such as the beck valleys.

1.64    The protection of the urban open space system is an important function of the Local Plan, with its aims of achieving sustainable development and a high quality of environment.  It is particularly important as a complement to the strategic policy of Compact Urban Growth which directs development to urban areas, so increasing pressure on urban open space.

1.65    The open space system makes a vital contribution to environmental quality, providing a green framework which defines and separates neighbourhoods, gives access to a series of accessible spaces and out to countryside, provides for the recreation and sports needs of residents, supports wildlife, and creates visual variety and interest.

1.66    These areas are a vital part of the urban fabric, providing valuable amenity open space even where that amenity is purely visual and ecological, and forming a reserve of space for future open space needs.  They are especially valuable where they:

1.67    The aim therefore is to protect such areas which have been identified on the Proposals Map on the basis of these criteria for the benefit of future generations.

1.68    Great importance is attached to the retention of open space in the urban area, since the loss of such spaces to development is irreversible.  Even when not required for their original purposes, spaces such as playing fields are of special significance both for their recreational and amenity value and for their contribution to the Greenspace of an urban environment, and may still be required to meet other open space and amenity needs.  Such needs must be met before there is any consideration of significant development.

1.69    The policy does however allow some flexibility and recognises that there may be special circumstances where limited development can be justified, if all open space related needs are first met.  For example, in order to manage and realise the recreational potential of open spaces such as parks and playing fields, it may be appropriate to provide certain facilities for uses such as changing rooms or interpretative facilities.

1.70    An important new Town Centre park has been created in Central Gardens, and major schemes are in progress to remodel older public parks, notably Albert Park, Pallister Park and Thorntree Park. Such schemes will necessarily include some development to cater for leisure and recreation use. Similarly sports fields may require the provision of changing accommodation.

1.71    The Third Review of the Coulby Newham Master Plan approved by the Council in June 1991, included provision for the development of a Country Park. The Review highlighted the need to protect and enhance the existing landscape and to provide informal recreational activities. It was against this background that 250 acres of land centred around Newham Hall was designated to be developed as a Country Park. It is also a Tees Forest ‘Gateway’ to the wider countryside.

1.72            Additional local parks are identified to serve new residential neighbourhoods at Coulby Newham. A park is proposed on the banks of the Tees near to and complementing the new Tees Barrage and other riverside improvements.

 

POLICY E10 SECONDARY OPEN SPACE: PROTECTION FROM DEVELOPMENT

Planning permission for development on secondary open space, as identified on the proposals map, will be granted where it would not result in the loss of an area of significant value:

 

  1. as a recreational, visual or amenity resource; or

  2. for nature conservation, including the contribution that it has to make to the wildlife network

In all cases where development is acceptable the predominantly green character of the open space should still be retained.

1.80            “Secondary Open Space” as identified on the Proposals Map includes institutions in large grounds, such as hospital and educational buildings, cemeteries, and miscellaneous amenity space. Such spaces make an important contribution to visual amenity in this densely developed urban area, are often of wildlife and nature conservation value, and have potential for amenity or sports use. Accordingly such spaces should generally be protected from development, unless their open space value to the community can be protected or enhanced by very limited development.

 

POLICY E13 OUTDOORS SPORTS, PROPOSALS

Additional land in the following locations is identified for new outdoor sports and recreation provision:-

 

  1. Coulby Newham, Neighbourhood C (Adjacent To Proposed  Country Park)

  2. Newham Grange, Coulby Newham

 

COUNTRYSIDE - Policies and Proposals

 

POLICY E20 OUTDOORS SPORTS, PROPOSALS

In the interests of protecting the open countryside the proposals map identifies a limit to development beyond which development will be strictly controlled.  The only allowable development will be:

 

  1. Conversions of buildings and proposals for farm diversification in accordance with policies E23 and E24

  2. Development of dwellings in accordance with policy E22

  3. Operational buildings required for agriculture or forestry

  4. Countryside leisure provision in accordance with policy E28

  5. Telecommunications equipment in accordance with policy U2

  6. Tourism proposals which are compatible in scale, materials, and appearance with a rural setting and designed to be integrated with the surrounding landscape.

  7. Retailing in accordance with policy SA14

  8. Stables and similar structures in accordance with policy E25

  9. Development identified in this Local Plan

Where development is considered acceptable it will be required to make a contribution to the achievement of the Tees Forest in accordance with policy E26.

1.115  In furtherance of the strategic policy of Compact Urban Growth, it is necessary to define the limit of urban development, to protect the small but important remaining rural fringe of Middlesbrough.

1.116  It is recognised that at least some of this rural fringe will inevitably be of a transitional nature between the urban area and countryside devoted to agriculture, and other policies reflect this in that certain leisure and other uses which are appropriate in the countryside are allowed, whilst aiming to preserve its essentially rural character, for instance through the Community Forest initiative.

1.117  The limit to development has been defined to reflect:-

  1. land required to be allocated for development needs within the plan period.
  2. preservation of the visual quality and character of the landscape.
  3. protection of the environmental and historic character of existing settlements (which include Conservation Areas) and their settings.
  4. preservation of archaeological sites, ancient monuments and their settings.
  5. safeguarding good quality agricultural land and viable holdings.
  6. the conservation of wildlife and the natural environment, including the continuity of wildlife corridors and links.

1.118  The fact that land is within the urban area defined by the Limit to Development does not however give an automatic presumption in favour of development. Other policies of the Plan still apply, including General Development Policy (Policy E1) and policies protecting Greenspace.

 

POLICY E21 SPECIAL LANDSCAPE AREAS

Special attention will be given to the protection and conservation of the scenic quality and character of the landscape in the areas designated as Special Landscape Areas on the proposals map. This will be given greater weight than other planning considerations. Development will only be permitted where it is in accordance with policy E20, and if it:-

 

  1. Would not detract from the special scenic character and quality of the landscape;

  2. Is of a high standard of design and carefully located to reflect the traditional scale and character of buildings and landscape in the area and the use of materials sympathetic to the locality;

  3. Does not have a detrimental impact on features important to the local landscape, such as trees, hedges, copses, woodlands, ponds and watercourses.

  4. Is, where applicable, in accordance with a site specific policy in this Local Plan.

1.119  The Cleveland Structure Plan has designated a Special Landscape Area which extends east from Poole and Nunthorpe into Redcar and Cleveland and which provides an important setting for the Eston Hills, North York Moors and Roseberry Topping, landscapes of national importance. The area has been defined having regard to its consistently high quality landscape and homogeneous character.

1.120  A similar area is defined in the adjoining Hambleton and Redcar & Cleveland Local Plans.

1.121            Special care is needed to control development in this area (which is placed outside the Limits of Development, Policy E20) in order to preserve its character and high visual quality.

1.122  The Special Landscape Area is within the Tees Forest, whose proposals and management regime will help to secure the quality of the landscape. Only development compatible with the scenic character of the area, such as farm diversification, leisure uses or informal leisure, which are of an appropriate scale and appearance, is likely to be appropriate.

 

POLICY E22 NEW HOUSING IN COUNTRYSIDE BEYOND THE LIMIT TO DEVELOPMENT OR IN GREEN WEDGES

Development will only be permitted where the dwelling is:-

 

  1. Essential for the efficient functioning of agriculture or forestry;

  2. Required for occupation by those engaged in agriculture or forestry; and

  3. Within an area identified for development in this Local Plan.

In those exceptional circumstances where a new dwelling is acceptable planning permission will only be granted where the siting, design, materials, external appearance, relationship with the surroundings and the means of access of the proposed dwelling are such that it blends in with its surroundings.  Where there are exceptional constraints or agricultural or forestry operational circumstances preventing the above, the dwelling should be sited in a location associated with an existing building or group of buildings.

 

An appropriate occupancy condition will be attached to any planning approval.

1.123  There is more than sufficient land available within the Limit to Development defined in the Local Plan to cater for the quantity and variety of housing required in the Plan period. Given the strategic policy for Compact Urban Growth, and the national policy to protect the countryside for its own sake, there is no justification for new housing beyond the Limit to Development other than that which is essential for agriculture, forestry and closely related countryside activities.

1.124  For the purposes of this policy, “agricultural land” is defined as in the Town and Country Planning Act (1990) Section 336.

Applications for development involving the conversion or re-use of existing buildings in the open countryside or in Green Wedges will be judged against the provisions of Policies E23 and E24.       

     

POLICY E23 CONVERSION OR RE-USE OF RURAL BUILDINGS

           

In countryside beyond the Limit to Development, or in Green Wedges, proposals for the re-use of existing buildings will only be permitted for business or leisure uses where all the following are met:

 

  1. The building is demonstrated to be capable of use without fundamental rebuilding;
  2. Where a building is unattractive in its present form, the conversion will produce an improved and visually appropriate result which complements its surroundings;
  3. The building is large enough to be converted without substantial extensions or additions. Any extensions should be subordinate in size and form to the original building;
  4. Where the building is of traditional design and materials, external alterations are kept to a minimum to retain the character of the building and the surrounding area;
  5. The proposal would not directly or indirectly produce significant alteration to the character of the site or surroundings;
  6. The proposed use is of a scale appropriate to the locality, and its operation in a rural context would not cause significant highway, environmental or amenity problems;
  7. Access, maneuvering space and parking in accordance with adopted standards (Appendix 16) can be accommodated without being visually intrusive;
  8. Where the building has been constructed under permitted development rights, it has been legitimately used for agriculture or forestry purposes; and
  9. The disturbance to protected wildlife species such as Barn Owls and Bats is kept to a minimum and, where appropriate, measures are taken for the provision of alternative accommodation for those species affected by development.
           

 

POLICY E24 CONVERSION OR RE-USE OF RURAL BUILDINGS FOR RESIDENTIAL PURPOSES

                                   

In countryside beyond the Limit to Development or in Green Wedges proposals for the re-use of existing buildings for residential uses will only be permitted where:        

               

  1. The applicant has made every reasonable attempt to secure business or leisure uses, and the application is supported by a statement of the efforts which have been made, or

  2. Residential conversion is a subordinate part of a scheme for business use; or

  3. It is essential for the efficient functioning of agriculture or forestry and is required for occupation of those engaged in such activities.         

Where acceptable under the above criteria, the proposal will also need to accord with sub clauses (i) to (ix) of policy E23 before planning permission will be granted.

1.125            Existing Buildings in the countryside can have value as a source of employment, recreation, historic interest and visual amenity. Traditional stone or brick built rural buildings can form an important and historic element in the landscape and in settlements, and in such cases should be preserved if possible and not allowed to become derelict. This policy aims to provide reasonable flexibility of use to encourage this, since, such buildings can lend themselves to use as small business premises, workshops, tourist or residential accommodation, depending on individual circumstances. Appropriate conversions can contribute to economic growth through diversification of activity on farms needing to do so, as well as providing opportunities to secure environmental and conservation objectives.

1.126  As reflected in PPG7 (The Countryside - Environmental Quality and Economic and Social Development) the conversion of rural buildings to residential use is not generally considered acceptable.  It can be detrimental to the fabric and character of historic and traditional rural buildings.  Whilst re-use for economic purposes is the principal use sought for rural building conversions, it is accepted that this will not always be possible.  Where this is so residential uses may be considered acceptable provided that it can be demonstrated by the applicant that an alternative economic use is not viable.  Exceptions may also be made where it can be proven that the residential use is for the purposes of forestry and agriculture in accordance with Policy E22.  In these situations occupancy conditions will be attached to any planning permission.  Where proposals are for residential use as part of a larger scheme for business re-use conditions or obligations may be imposed to restrict the occupancy of the residential component to the operation of the business use.

1.127  It is strongly recommended that a Farm Plan is agreed with the Council to support a proposal for conversion, to make clear how the diversification of a farm holding will be carried out, and its component parts.

1.128  More modern agricultural buildings may physically lend themselves to non agricultural uses of an appropriate semi-industrial type, some of which (like covered storage for private caravans), can have environmental benefits, but other uses may need careful control to avoid environmental problems and a change of rural character. Proposals for the re-use of modern agricultural buildings will be carefully assessed to ensure that they comply fully with Policy E23.

 

POLICY E25 STABLES AND SIMILAR STRUCTURES

                       

Beyond the Limit to Development, and in Green Wedges, the erection of stables and similar structures will normally only be permitted where:

                       

  1. They adjoin an existing building or group of buildings or their locations are inconspicuous; and
  2. Their siting design scale and materials are sympathetic to the appearance and character of nearby buildings and the surrounding area.

1.129  Horse keeping and riding is an increasingly popular activity, especially in urban fringe areas. This is a traditional and appropriate countryside activity, although the proliferation of storage, stables and hardware can become unsightly, especially where temporary buildings are used, and located without sufficient attention to their visual impact.

 

POLICY E28 RECREATIONAL USES IN THE COUNTRYSIDE AND IN GREEN WEDGES

                       

Outdoor participatory recreational uses will normally be permitted in countryside beyond the limits to development, and in Green Wedges, including open areas managed as community forest, provided that:

                                              

  1. There is no significant adverse impact on the rural character of the area by reason of noise, dirt, fumes, general disturbance or visual intrusion;

  2. There is no adverse affect upon areas of nature conservation or archaeological value;

  3. Any related buildings, access, and parking provision are of scale, design and materials appropriate to the location, and sited and landscaped to be unobtrusive and to complement their rural surroundings;

  4. The best and most versatile agricultural land is protected, and adverse effects on sustainable farm holdings are minimised;

  5. The existing road network is capable of accommodating the use or development;

  6. Public access by path or bridleway is not impaired, and links to existing public paths are provided where possible; and

  7. Water courses and water bodies, and their ecology, banks and beds, are not adversely affected.

1.144The Community Forest areas will be managed with the aim of improving public access to the areas as a recreational resource, subject to voluntary agreement. The ‘Forest’ is expected to be more resilient and to have a higher leisure use capacity than open countryside, and as such may be particularly suitable for urban fringe locations, where user pressures can be damaging.

1.145  It is in any case important to ensure that leisure use of rural and semi rural areas is carefully controlled to minimise nuisance and environmental damage, whilst allowing scope for diversification of the rural economy as traditional farm operation and management evolve. Diversification enterprises based on converted buildings can make an important contribution to the sustainability of many agricultural holdings.

1.146            Increased leisure use of the countryside and Green Wedges may require the provision of access points, small parking and picnic areas, play areas, footpaths and similar infrastructure, and such development must be compatible with what will still be a basically rural environment.

 

POLICY E44 ADVERTISMENT IN CONSERVATION AREAS AND ON LISTED BUILDINGS

                       

Planning consent for advertisements in conservation areas and on listed buildings will normally only be approved where:

 

  1. Policy (E51 advertisements) is complied with;
  2. They are restricted to the ground floor no higher than fascia level.  Other locations will be acceptable only where the proposed advertisement would not be detrimental to the character or appearance of the building or the area; and

In Conservation Areas or on listed buildings, illuminated projecting box signs, or internally illuminated fascia signs, which conflict with the character and appearance of the building or the Area, will not normally be permitted.

1.193            Carefully designed trade sign advertisements can enhance the appearance of conservation areas and listed buildings which have commercial functions, especially public house signs and traditional shop fronts. The main sign on shop premises is usually the fascia sign, other signs above this tend to detract from the character and appearance of the building and will usually be resisted (further guidance is given in Appendix 25). Great care is needed however to respect the character of the area and to avoid over-emphasis and inappropriate materials or location. Illuminated signs can be particularly intrusive and out of keeping with conservation objectives, and need great care and discreet design.

 

Enhancement Of Conservation Areas

POLICY E49 DEVELOPMENT ALONG MAIN APPROACH ROUTES

                       

In assessing proposals for new development visible from the main approach routes to Middlesbrough have particular regard will be paid to the quality of design and landscaping of the proposal. The main approach routes within the Middlesbrough boundary are:

 

  1. Trunk Road (All);
  2. A174     Parkway (All);

  3. A172 Marton/Stokesley Road (Longlands Road To Southern  Boundary);

  4. A1032     Acklam Road (Ayresome Green Lane To Stainton Way);

  5. A19     Trunk Road (All);

  6. A175      South Bank Link Road (A66 To Cargo Fleet Lane);

  7. A1085     Longlands Road; and

  8. Middlesbrough to Darlington Saltburn and Whitby railway lines.

All such redevelopment will need to satisfy other relevant policies in the Local Plan including E20, E21 and E22.

1.207            Environment improvements play a major part in the regeneration of the urban area. A high standard of development along the main approach roads and railway helps to build a positive image for the Town. The Council will also aim to maintain a high standard of landscaping along these routes and it is important that these efforts are complemented by developments with a high standard of design, layout and landscaping.

 

OTHER SAVED POLICIES

 

Cemeteries

7.21 There are three cemeteries in Middlesbrough where there is vacant land available, they are:

7.22 The land remaining at these cemeteries will meet the need for burial land for the next 30 to 40 years. To ensure an adequate provision of land the Council has resolved to develop additional land adjacent to Acklam Cemetery as a cemetery extension. An unused part of Thorntree Cemetery is allocated for housing use. (Policy HO1)

7.23 Land needs to be protected for long term burial requirements. Older burial grounds can lend themselves to gradual conversion to open space use, and are often well placed for this purpose, provided that valued monuments are protected, (see policy E11).

POLICY COM4 CEMETERY, ACKLAM

 

Land is allocated as an extension of Acklam cemetery.

 

Telecommunications

POLICY U2 TELECOMMUNICATIONS

 

In considering proposals for larger telecommunications equipment, regard will be paid to technical and operational constraints, take account of the following:

 

  1. The need to avoid locations which are especially sensitive to the visual impact of such equipment, unless the Council is satisfied that a suitable alternative location is not feasible, including:
    a) Conservation areas, the settings of Listed Buildings, sites of archaeological importance
    b) Special Landscape Areas
    c) SNCI’s, (Site of Nature Conservation Importance), LNR’s (Local Nature Reserves)
    d) Primarily residential areas;
  2. The need to site and design the facility or equipment in such a way as to minimise its impact on the surrounding area; and
  3. In the case of towers and masts, the possibility of sharing with other operators. permission for new masts or towers will only be granted if it can be demonstrated to the satisfaction of the council that erecting antennas on an existing building, mast tower or other structure is impractical or undesirable for amenity reasons.

8.12 “Telecommunication Equipment” refers to masts (guyed), towers (self-supporting), aerials and antennae, terrestrial microwave dishes, satellite dishes, and associated equipment enclosures, used for commercial telecommunications and needing planning consent under Parts 24 and 25 of the General Development Order 1988, together with telecommunications cable and fibre optic surface installations.

8.13 The provision of a technically advanced and highly efficient telecommunications system is essential for the health of the local economy and can help in supporting a sustainable development strategy. This must be achieved in a way which respects the aim of this plan to protect and improve the quality of the environment.

8.14 Major pieces of apparatus and facilities can be intrusive and need to be located so as to avoid sensitive locations such as conservation areas or near historic buildings. Smaller pieces of equipment such as satellite antennae should be located so as to minimise adverse effects on the external appearance of the building. Mast sharing reduces the visual impact, reducing the number of these structures while in some cases installers of new antennas will find it more economical to use existing structures.

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