Spelthorne Borough Council

Maintaining and Improving the Environment

STRATEGY

Summary

10.1

The strategy for the local environment is to maintain and improve the quality of the environment, safeguarding existing character and assets and seeking improvements to areas of poor quality environment, including tackling poor air quality. It also aims to ensure new development makes a positive contribution to the environment and is sustainable.

Relevant Objectives

To protect and improve the quality of the environment, including improving the landscape, promoting biodiversity and safeguarding the Borough’s cultural heritage.

To secure an improvement in the Borough’s air quality.

To minimise the impact of noise on local communities and the environment.

To safeguard valuable urban open space and provide for open recreational uses.

11.

To ensure new development is designed to a high standard appropriate to its setting and contributes to an improvement in the appearance of the environment.

14.

To contribute to making Spelthorne a safer place.

15.

To ensure development contributes to sustainable transport choices and reduces the need to travel.

16.

To prevent further urbanisation.

Explanation

10.2

The spatial description of the Borough has identified a number of specific environmental issues which need addressing. These include issues of poor air quality, areas of both the built and natural environment that need protection, including sites of international importance and areas of poorer environmental quality. Earlier consultation as part of preparing this DPD has also shown the particular importance the public attach to ensuring new development is of a high standard. These issues are reflected in the eight objectives relevant to the environment.

10.3

Strategic Policy SP6 identifies the key issues involved in maintaining and improving the environment and provides the strategy from which a number of detailed policies follow. Many of these may be implemented through other strategies and plans, including the Community Plan, Environment Strategy, strategies and environmental initiatives such as Green Arc (see paragraph 10.36b) and day to day management of areas such as Sites of Special Scientific Interest.

Strategic Policy SP6: Maintaining and Improving the Environment

The Council will seek to maintain and improve the quality of the environment of the Borough. It will:

ensure the design and layout of new development incorporates principles of sustainable development, and creates an environment that is inclusive, safe and secure, is attractive with its own distinct identity and respects the environment of the area in which it is situated,

contribute to improving air quality in the Borough,

protect and enhance areas of existing environmental character including sites of nature conservation value, areas of landscape value, the Borough’s historic and cultural heritage (including historic buildings and Conservation Areas) and open space of amenity and recreation value,

promote the improvement of poor quality environments both within the urban area and in the Green Belt.

DETAILED POLICIES

Design of New Development

10.4

High quality in the design and layout of new development is fundamental to achieving the vision of both meeting development needs and also improving the environment. Design is not just limited to the appearance of development, although that is an important element.

10.5

The policy reflects the increased importance attached to sustainability issues in design, including issues regarding energy reduction, the use of renewable energy, waste minimisation and recycling, sustainable drainage and accessibility by occupiers and visitors. It reflects the need to integrate consideration of these issues in the overall design process so that they are taken into account from the start.

10.6

The policy also reflects the potential contribution of good design to creating safe and secure environments. Community safety is one of the Council’s corporate priorities and it therefore attaches particular importance to the integration of safety and security considerations in the design process.

10.7

Planning applications must be supported by design statements and the Council expects design statements to show how all the design issues covered in the policy have been addressed in developing a proposal. The level of detail required will vary according to the scale and nature of the development and for some small scale proposals, such as domestic extensions, some of the criteria may not be relevant.

10.8

The Council intends to prepare a supplementary planning document on how the requirements of this policy and the other detailed policies in this section will be applied.

Policy EN1: Design of New Development

The Council will require a high standard in the design and layout of new development. Proposals for new development should demonstrate that they will:

create buildings and places that are attractive with their own distinct identity; they should respect and make a positive contribution to the street scene and the character of the area in which they are situated, paying due regard to the scale, height, proportions, building lines, layout, materials and other characteristics of adjoining buildings and land,

achieve a satisfactory relationship to adjoining properties avoiding significant harmful impact in terms of loss of privacy, daylight or sunlight, or overbearing effect due to bulk and proximity or outlook,

be designed in an inclusive way to be accessible to all members of the community regardless of any disability and to encourage sustainable means of travel,

incorporate landscaping to enhance the setting of the development, including the retention of any trees of amenity value and other significant landscape features that are of merit, and provide for suitable boundary treatment,

create a safe and secure environment in which the opportunities for crime are minimized,

incorporate measures to minimise energy consumption, conserve water resources and provide for renewable energy generation in accordance with Policy CC1,

incorporate provision for the storage of waste and recyclable materials and make provision for sustainable drainage systems (SUDS).

Replacement and Extension of Dwellings in the Green Belt including Plotland Areas

10.9

Policy EN2 gives specific guidance on rebuilding and extension of existing dwellings in the Green Belt and in Plotland Areas and is in addition to the requirements of Policy EN1. It aims to prevent an increase in the impact of existing buildings on the openness of the Green Belt, due either to large extensions or larger replacement dwellings. Most of these areas are also at flood risk and in the case of Flood Zone 3b no enlargement of the existing dwelling either by extension or rebuilding will be permitted (see Policy LO1).

10.10

In considering the scale of development that may be acceptable the policy requires comparison to be made with the scale of the original building. In this context ‘original’ refers to the building as originally constructed or as at 1947 whichever is the later, not the building as it exists at present. The reason for this is to enable account to be taken of the cumulative impact of the current proposal together with previous enlargements of the property that may have taken place either through past extensions or rebuilding. The cumulative effect of a series of small extensions can be just as great as a single large proposal.

10.11

The policy also deals specifically with development in Plotland Areas. These are developments, mostly along the Thames, that originated as weekend or holiday bungalows in the 1920s and 1930s but are now occupied on a permanent basis. There is a particular concentration in the Borough. Their distinctive character is an important element of the overall character of the Thames-side environment in Spelthorne and control on their scale in relation to the impact on the openness of the Green Belt is important. Plotland Areas are shown on the Proposals Map.

10.12

The additional criteria specific to plotlands in Policy EN2 are intended to ensure that their distinctive character is maintained. The policy is not intended to prevent the provision of essential facilities or basic amenities, subject to compliance with other aspects of the policy. However, it must be remembered that these buildings originated for occasional use; the fact that they may now be permanently occupied does not justify enlargement to meet the space standards of a modern suburban dwelling.

10.13

It is particularly important to maintain the small scale of the dwellings, including the gaps between individual dwellings and the single storey low profile form of the structure. This is reflected in the criteria.

Policy EN2: Replacement and Extension of Dwellings in the Green Belt including Plotland Areas

The Council will only permit the rebuilding and extension of dwellings in the Green Belt where the proposal:

does not significantly change the scale of the original building, regardless of the size of the plot,

does not detract from the character of the area, and

complies with policy EN1 on the design of new development.

Within Plotland Areas as defined on the Proposals Map the following criteria will also apply to proposed rebuilding and extension of structures and require them to be:

compatible in size with traditional plotland dwellings and with the scale of adjoining properties,

set in from flank boundaries to maintain existing gaps in the river frontage,

single storey with a low profile roof,

not projecting towards the river further than the existing building or adjoining properties,

in compliance with Policy EN9 on the setting of the River Thames and its tributaries and Policy LO1 on flooding.

Policy on Air Quality

10.14

Air quality is an important environmental issue for Spelthorne. The whole Borough is currently an Air Quality Management Area (AQMA) which reflects the particular need to improve air quality. The Council has an Air Quality Action Plan.

10.15

The biggest single contributor to poor air quality in Spelthorne is road traffic, and modelling suggests that the main road corridors are the worst affected areas. Improvements to vehicle technology offer scope for benefits but nevertheless some areas of poor air quality, below EU standards for nitrogen dioxide, are forecast to remain, notably alongside the A308 at Sunbury Cross. The level of particulates (known as PM10s) is also a concern adjoining the M25 and Heathrow Airport.

10.16

Much of the traffic on major roads in the Borough is through traffic, over which the Council has little or no direct influence. However, there is more scope to influence trips that have origins or destinations within Spelthorne. Measures to locate new development where it is accessible by non-car based modes of travel and support for initiatives such as travel plans to encourage alternatives to car use offer some scope to reduce the reliance on the car for local journeys and thereby help improve air quality.

10.17

There is also scope to reduce reliance on cars by the general promotion of non-car based transport through improved facilities, services and information on public transport and cycling. Developing an integrated sustainable and effective transport system is one of the six themes in the Spelthorne Community Plan and there are specific actions and targets identified in the County Council’s Local Transport Plan. Car use can also be limited to an extent by reducing parking provision. The appropriate routeing of lorries and low emission technology for both public service and other vehicles can also make a contribution.

10.18

A specific proposal the Council is promoting through its Allocations DPD is, as part of the extension of the Elmsleigh Centre, the reformatting of the Staines bus station to make it more attractive and safe for passengers and thereby encourage the greater use of bus travel.

10.19

New developments may affect air quality. Where development is proposed in areas of poor air quality measures will be required to ensure an acceptable environment will exist for occupiers of the development. The Council will require air quality assessments to be undertaken for development proposals and the policy identifies when these will be required.

10.20

The nature of the assessment will depend on local air quality circumstances. Developers are recommended to make early contact with the Council’s Environmental Health section on what may be required. Where adverse impacts can be overcome by mitigation measures these will be required by condition or agreement. Where adverse impacts cannot be overcome permission will be refused.

10.21

Policy EN3 sets out how the aim of Strategic Policy SP6, of contributing to improving air quality in the Borough, will be achieved.

Policy EN3: Air Quality

The Council will seek to improve the air quality of the Borough and minimise harm from poor air quality by:

supporting measures to encourage non-car based means of travel,

supporting appropriate measures to reduce traffic congestion where it is a contributor to existing areas of poor air quality,

requiring an air quality assessment where development:

is in an Air Quality Management Area, and

ii.

generates significant levels of pollution, or

iii.

increases traffic volumes or congestion, or

iv.

is for non-residential uses of 1000 m² or greater, or

is for 10 or more dwellings, or

involves development sensitive to poor air quality

refusing development where the adverse effects on air quality are of a significant scale, either individually or in combination with other proposals, and which are not outweighed by other important considerations or effects and cannot be appropriately and effectively mitigated,

refusing development where the adverse effects of existing air quality on future occupiers are of a significant scale which cannot be appropriately or effectively mitigated and which are not outweighed by other material considerations.

Provision of Open Space and Sport and Recreation Facilities

10.22

Open space and sport and recreation facilities have an important part to play in the well being and quality of life of people. These facilities include pedestrian and cycle routes. Sport England has a target to increase participation in sport and physical activity generally from the current 30% to 50% by 2020. This has an important role to play in generally improving the health of the nation to which the Government attaches importance. In this context the protection and improvement of existing space and expansion of facilities necessary to meet needs is important.

10.23

There are significant areas of open space within the Borough, including allotments, that perform a valuable role in providing facilities for sport and recreation and also in breaking up the continuity of built up areas and visually contributing to the character of the Borough’s different communities. Open space sites not only have a value individually but also collectively as broader networks, and the Council supports the ‘Green Arc’ initiative which covers outer London Boroughs and North Surrey.

10.24

Policy EN4 sets out the approach to the provision, maintenance and improvement of open space and sport and recreation facilities, and also the particular approach to maintaining designated open space in urban areas to ensure that open space of amenity or recreational value is retained. Protected urban open space sites over 0.1ha in size are shown on the Proposals Map.

Policy EN4: Provision of Open Space and Sport and Recreation Facilities

The Council will seek to ensure there is sufficient open space which is well sited and suitable to meet a wide range of outdoor sport, recreation and open space needs by:

providing additional space where required (see also Policy CO3),

maintaining and improving provision and access to open space through the design and layout of new development, encouraging owners and users of private sites to make improvements and also improving provision on Council owned land,

seeking to maintain, improve and where appropriate expand networks of green space and pedestrian and cycle routes with a recreational role,

retaining existing open space in the urban area used, or capable of use, for sport and recreation or having amenity value where:

there is a need for the site for sport or recreation purposes, or

ii.

the site as a whole is clearly visible to the general public from other public areas and its openness either:

makes a significant contribution to the quality and character of the urban area by virtue of its prominence, layout and position in relation to built development in the locality, or
is of particular value to local people where there is a shortage of open space in the locality.

iii.

the site is of particular nature conservation value, of at least SNCI or equivalent quality.

Exceptionally, development may be allowed on part of a site within the urban area which should otherwise be maintained for the above reasons where:

the remainder of the site is enhanced so its public value in visual and functional terms is equivalent to the original site or better, or

essential ancillary facilities are proposed to support outdoor recreational use of the site, or

the sport or recreational use is relocated to an alternative site of equivalent or greater value in terms of quantity, quality and accessibility to users of the original site, and other factors do not justify retention.

Protecting the Historic Environment

10.25

Spelthorne has an important legacy of historic buildings, including about 180 buildings and other structures on the statutory list of buildings of architectural or historic interest. A further 160 buildings and structures of local interest are included on the Council’s own list which was published in 2004 and will be kept under review as a Supplementary Planning Document.

10.26

The Council will resist the loss of listed buildings and will use advice, negotiation and refusal of consent if necessary to ensure features of architectural and historic interest are maintained and the setting of listed buildings is safeguarded. It will if necessary use its legal powers to ensure listed buildings are kept in proper repair.

10.27

Buildings on the local list do not have the same legal protection over demolition, alterations and minor extensions. However, the Council will oppose redevelopment proposals that would involve their loss, or unsympathetic proposals that would damage their character and setting. It will also provide advice on their repair and maintenance.

Policy EN5: Buildings of Architectural and Historic Interest

The Council will seek to preserve its architectural and historic heritage by:

refusing consent for the demolition of a listed building unless it has been conclusively demonstrated that it is not physically possible to retain the building,

requiring alterations and extensions to listed buildings to respect the host building in terms of scale, design, and use of materials, and the retention of the structure and any features of special historic or architectural importance; and refusing consent for any alteration or extension to a listed building that will not preserve the building or its setting,

seeking to retain listed buildings in the use for which they were designed and built, normally only allowing changes of use where necessary to achieve the restoration or preservation of a building and where the character of the building and the amenities of the area are maintained,

encouraging the retention of buildings of local architectural or historic interest and seeking to ensure that their character and setting is preserved in development proposals,

providing advice to owners on the appropriate repair and maintenance of listed buildings, and on the appropriate form of development proposals, together with the use of available statutory powers to ensure listed buildings are kept in proper repair,

requiring development proposals for any sites affecting the setting of a listed building to have special regard to the need to preserve its setting,

applying the Council’s policies in a more flexible way where justified to ensure the preservation of a listed building.

Where, exceptionally, consent is granted for the demolition or alteration of a listed building, which would destroy features of historic or architectural importance, the Council will require an adequate record to be made of the features lost, to be funded by the developer.

10.28

A Conservation Area is defined in law as ‘an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance’. Spelthorne has eight conservation areas, which are listed below together with the dates of designation and extension. The boundaries are shown on the Proposals Map:

Laleham	December 1970
Lower Halliford	December 1973
Lower Sunbury	July 1969 (extended Nov 1992)
Manygate Lane, Shepperton	October 2002
Shepperton	February 1970
Staines	September 1975
Stanwell	October 1972 (extended Jan 1992)
Upper Halliford	February 199310

10.29

Councils have a legal duty to prepare proposals for the preservation and enhancement of their conservation areas. Enhancement plans exist for all eight of the conservation areas.

10.30

Where development is proposed affecting a conservation area it must be shown that the development will contribute to its preservation or enhancement. To ensure sufficient information is available to make a proper assessment, planning applications will need to include detailed drawings including details of materials and the relationship to adjoining properties. Proposals for demolition will need to be accompanied by detailed plans for the future of the site. Advice and guidance will be available to owners and developers to help ensure new development and alterations to existing buildings are of a high quality.

10.31

Policy EN6 reflects the above issues and also seeks to maintain and enhance any historic landscapes and gardens of special historic interest.

Policy EN6: Conservation Areas, Historic Landscapes, Parks and Gardens

The Council will seek to preserve and enhance the character of conservation areas by:

reviewing and implementing enhancement plans for each of the Borough’s conservation areas,

requiring the retention of buildings, trees and other features, including open spaces, views and vistas, which are important to the character of the area,

encouraging private owners to carry out appropriate improvements to buildings and land in conservation areas, by the use of advice, guidance and statutory powers where appropriate,

applying the Council’s policies in a more flexible way where justified to ensure the preservation and enhancement of a conservation area.

Where new development affecting a conservation area is proposed, the Council will ensure that it contributes to its preservation or enhancement by:

requiring proposals for new development to be submitted as full planning applications, including details of materials and full elevational drawings, showing where appropriate the relationship with adjoining buildings,

requiring any proposal for demolition to be accompanied by detailed plans for the future of the site showing how the area will be preserved or enhanced, and controlling by legal agreements the timing of demolition and commencement of construction of the replacement building.

The Council will also seek to maintain and enhance areas of historic landscape value and gardens of special historic interest. It will seek to ensure that any proposed development within or adjacent to such an area does not detract from its character or appearance.

Tree Protection

10.32

Trees make an important contribution to the quality of both urban and open land areas. Tree cover in the Borough has never been extensive and in the last century the landscape was relatively open with small areas of woodland, orchards and hedgerows. More intensive development within the urban area has increased the importance of trees to enhance the landscape and, to a limited extent, improve air quality. The public in Spelthorne attach particular importance to the contribution of trees to the environment and the need for their protection. The Council has power to serve tree preservation orders (TPOs) to preserve trees of amenity value. Policy EN7 explains when orders will be served and how preserved trees will be protected.

Policy EN7: Tree Protection

The Council will promote tree preservation orders wherever appropriate to safeguard healthy trees of amenity value, giving priority to the protection of those known to be under threat. Permission will not normally be granted to fell preserved trees, but where such trees are felled replacement planting will be required.

Protecting and Improving the Landscape and Biodiversity

10.33

Protecting and improving the landscape and biodiversity are important aspects of Strategic Policy SP6. Spelthorne contains a number of areas of national and international importance which have statutory protection because of their nature conservation value. Spelthorne has sites which are part of a Special Protection Area and other sites designated as Sites of Special Scientific Interest:

The South West London Waterbodies Special Protection Area (SPA). This covers King George VI, Staines, Wraysbury and Kempton Park reservoirs together with the Staines Moor Site of Special Scientific Interest (SSSI) and other areas in adjoining authorities. SPA is an international designation reflecting the special value of the area for waterbirds. SPAs are designated under European Union directives and any project or plan that may significantly affect their integrity requires special assessment, known as ‘appropriate assessment’.

Sites of Special Scientific Interest (SSSIs). These cover the whole of the SPA and in addition Shortwood Common, Poyle Meadows (near M25 Junction 14) and Dumsey Meadow (near Chertsey Bridge). SSSIs are sites of national importance for nature conservation and there are strict policies governing their protection.

10.34

National policy in PPS9 ‘Biodiversity and Geological Conservation’ sets out guidance on the protection of both national and international sites which will be followed by the Council in determining planning proposals and considering enhancement schemes. Relevant sites listed above are shown on the Proposals Map.

10.35

Spelthorne also has local designations identified as Sites of Nature Conservation Importance (SNCI). These are covered by ‘saved’ Local Plan policies.

10.36

In addition to protecting existing sites of nature conservation value, the Council will work with other bodies to promote and secure the implementation of improvement initiatives. Specifically it will support:

The Colne Valley Park. The Colne Valley lies in the western part of the Borough and extends north from Staines into Hertfordshire. The park is a joint initiative of various local authorities along the Colne Valley aimed at providing informal recreation in a countryside setting. Environmental enhancement is an important part of the park strategy. Projects that contribute to achieving the objectives of the park will be supported and promoted.

The Green Arc project. This is a joint initiative with other local authorities to improve the environment of the inner Green Belt including both Surrey districts and outer London Boroughs.

Measures to improve poorly restored mineral workings and the timely restoration to a high standard of current and proposed workings. Mineral working has had a substantial impact on the landscape of the Borough and in some areas has resulted in a legacy of poorly restored land. While the County Council is the minerals planning authority Spelthorne Borough Council will support and encourage action to restore current and past workings to a high standard.

Local community initiatives, through organisations such as Civic Pride. Voluntary action can bring about significant improvements and in addition enables communities to be actively involved in improving their own local environment.

Initiatives to protect and where appropriate enhance common land. All commons are shown on the Proposals Map.

10.37

The Council will also look for opportunities to secure landscape enhancement and improvements to biodiversity in association with new development. It will oppose developments that would have a significant adverse impact on the landscape or features of nature conservation value.

10.38

There are extensive areas of common land in the Borough particularly to the north and east of Staines. Many are also of nature conservation importance. A management plan for Staines Moor was produced in 1990 and has recently been updated. The Council will continue to work with all bodies that have an interest in the commons, particularly the Moormasters and the Commoners, to ensure the effective management of the commons. It will oppose development that would result in the loss of Common Land or that would reduce its value.

Policy EN8: Protecting and Improving the Landscape and Biodiversity

The Council will seek to protect and improve the landscape and biodiversity of the Borough by:

safeguarding sites of international and national importance,

working with partners in the public, private and voluntary sectors to develop and secure the implementation of projects to enhance the landscape and create or improve habitats of nature conservation value, and to secure the more effective management of land in the Borough,

ensuring that new development, wherever possible, contributes to an improvement in the landscape and biodiversity and also avoids harm to features of significance in the landscape or of nature conservation interest,

refusing permission where development would have a significant harmful impact on the landscape or features of nature conservation value,

safeguarding the Borough’s Common Land and working with other interested parties to protect and where appropriate enhance its nature conservation and recreational value.

River Thames and its Tributaries

10.39

The River Thames forms a large part of the boundary of the Borough and is a significant local and regional amenity. Policy EN9 aims to ensure that the setting of the river and its tributaries is protected and where possible enhanced. This involves protecting landscape features that contribute to the setting, and protecting and enhancing views of the river.

10.40

Particular care will be needed in assessing the visual impact of development proposals in locations that form part of the setting of the river to ensure that the setting is not damaged and that new development makes a positive contribution to the riverside environment.

10.41

There is public access to much of the Thames riverside in Spelthorne, although access to the River Ash, Colne and the River Thames downstream of Shepperton Lock is more limited. Existing riverside access will be maintained and opportunities will be sought to improve access in conjunction with developments in riverside locations.

Policy EN9: River Thames and its Tributaries

The Council will seek to maintain and look for opportunities to enhance the setting of the River Thames and its tributaries. In considering development proposals it will:

ensure the protection of landscape features that contribute to the setting of the rivers,

seek to protect and enhance existing views of the rivers,

pay special attention to the design of development located in riverside settings to ensure that it respects and makes a positive contribution to the setting of the rivers,

ensure that the quality of the water environment is maintained,

seek opportunities to improve public access to and alongside the rivers and ensure that existing public access is maintained.

10.42

The River Thames has an important recreational role and is also a tourist facility. This arises from the quality of its environment. It is important that facilities that support its use for boating are protected. These include commercial sites providing facilities, moorings, visitor facilities and access facilities for launching boats.

Policy EN10: Recreational Use of the River Thames

Facilities which support the recreational use of the River Thames will be safeguarded and promoted by:

refusing development which involves the loss of facilities unless it can be demonstrated they are no longer required,

supporting the maintenance and provision of visitor facilities, including those for access to the water.

Noise

10.43

Parts of the Borough suffer from high levels of noise, particularly due to Heathrow Airport and road traffic. There are also high noise levels close to the motorways, trunk roads and other major roads such as the A308. Where noise sensitive development, including housing, is proposed in these areas, sound attenuation measures will be required to ensure an acceptable environment is created for occupiers of the development. If noise impact cannot be reduced to an acceptable level then permission will be refused. Early advice from the Council’s Environmental Health section is recommended to ensure the need for assessments and the appropriate level of detail is established at an early stage. The extent of aircraft noise from Heathrow is indicated by noise contours which are shown on the Proposals Map.

10.44

The noise impact of Heathrow Airport is such that the Council places particular importance on measures to contain it. The location of Heathrow Airport close to major built up areas means that far more people suffer noise disturbance from aircraft using the airport than is the case for any other UK airport. Approximately 300,000 people are affected by aircraft noise from Heathrow as defined by the 57Leq noise contour. In Spelthorne the worst affected areas are in the north of the Borough in Stanwell and Stanwell Moor.

10.45

The phasing out of noisier aircraft has led to some reduction in noise disturbance but the potential gains have not been fully realised because of a continuing upward trend in the total number of aircraft movements.

10.46

Night flights are also a potential source of great disturbance to communities. The Council will continue to support controls on night flying that achieve a progressive improvement in the night noise climate, including a limit on the total number of night flights.

10.47

The Council also supports the retention of noise preferential routes, aimed at ensuring flights are concentrated over more sparsely populated areas, and the maintenance of controls that limit ground noise at the airport.

10.48

Policy EN11 sets out the Council’s general approach to minimising the adverse impact of noise by reducing noise levels from noise generating activities and locating noise sensitive development away from sources of high noise, including Heathrow. In residential areas close to the airport, only one-for-one replacement of existing housing will be allowed within the 66Leq noise contour.

10.49

Policy EN12 deals specifically with measures to contain the noise impact of Heathrow on surrounding areas.

Policy EN11: Development and Noise

The Council will seek to minimise the adverse impact of noise by:

requiring developments that generate unacceptable noise levels to include measures to reduce noise to an acceptable level,

requiring appropriate noise attenuation measures where this can overcome unacceptable impacts on residential and other noise sensitive development proposed in areas with high noise levels. Development will otherwise be refused,

and in the case of development close to Heathrow by:

refusing new residential development where aircraft noise levels are at or exceed 66Leq; except in the case of the one-for-one replacement of dwellings

requiring appropriate attenuation measures for development between 60 and 65Leq

Policy EN12: Noise from Heathrow Airport

The Council will support measures to minimise the impact of noise from Heathrow Airport on the Borough and will oppose changes that increase noise impact. Specifically it will seek the support of BAA, the Government and relevant statutory authorities for the following measures:

maintenance of the use of noise preferential routes,

controls on flying at night that will achieve a progressive improvement in the night noise climate, including a limit on the total number of flights at night,

maintenance of existing controls on ground noise.

Light Pollution

10.50

Policy EN13 seeks to minimise the adverse impact from light pollution on the environment. It promotes the use of measures to minimise the adverse impact of lighting on surrounding areas. Those preparing proposals for lighting will be required to assess the impact of the lighting scheme and demonstrate there are no unacceptable adverse impacts.

Policy EN13: Light Pollution

The Council will seek to reduce light pollution by:

encouraging the installation of appropriate lighting including that provided by other statutory bodies,

only permitting lighting proposals which would not adversely affect amenity or public safety and requiring the lights to be:

appropriately shielded, directed to the ground and sited to minimise any impact on adjoining areas; and

ii.

of a height and illumination level of the minimum required to serve their purpose.

Hazardous Development

10.51

Policy EN14 deals with development involving hazardous substances or development in the vicinity of hazardous installations. It seeks to ensure that public safety is maintained. In applying the policy account will be taken of advice from the Health and Safety Executive. It also identifies the importance of tight controls on development within the Public Safety Zone (PSZ) (as defined by the Civil Aviation Authority) at the west end of the southern runway at Heathrow where development involving an increase in number of people living, working or otherwise congregating in the zone will be refused. The PSZ is shown on the Proposals Map.

Policy EN14: Hazardous Development

The Council will refuse permission for any proposal likely to significantly increase the risks associated with any particular hazardous installation or impose conditions where necessary to avoid increased risk. Development leading to an increase in people living, working or congregating in the Public Safety Zone will be refused.

Development affecting Contaminated Land

10.52

Policy EN15 deals with requirements for assessing and treating land affected by contamination. Large areas of the Borough have been worked for minerals and the land subsequently filled. Although much of this activity has been on land within the Green Belt, many old sites are now occupied by, or are close to housing and commercial developments. Over 200 former mineral extraction sites dating from 1876 to 1940 have been identified from Ordnance Survey mapping. These pits were filled long before any controls existed on waste disposal and, together with former industrial sites, now present a range of unknown contamination issues which need to be addressed. The issue is dealt with in some detail in government guidance (PPS23 and related annex) which is not repeated in this plan but must be taken into account.

Policy EN15: Development on Land Affected by Contamination

The Council will ensure that where development is proposed on land that may be affected by contamination, action will be taken to ensure the site is safe or will be made safe for its intended use.

The Council will:

expect development proposals to be accompanied by an assessment of risk from contamination where the development is on or adjacent to previous industrial uses or other land known to be affected by contamination, or in all cases where the proposal is for housing or other forms of development which are particularly sensitive to contamination,

require applicants to provide what information is necessary to determine whether the proposed development can proceed; and

impose conditions on planning permissions requiring appropriate investigation and treatment of contamination before development can proceed.

Where applicants fail to demonstrate to the Council’s satisfaction that treatment of contamination will be carried out appropriately to a standard sufficient to enable the development to be safely occupied then permission will be refused.

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