_Extract of Relevant Policy Documents
North Lanarkshire Council · 22 February 2023
Back to Local Review Body — 22 February 2023 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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74 North Lanarkshire Local Development Plan Policy Document Environmental and Design Qualities EDQ EDQ 1 POLICY Site Appraisal Any proposed development will require to be appraised in terms of the site and its surroundings to ensure it will integrate successfully into the local area and avoid harm to neighbouring amenity. The matters to be addressed in the appraisal include but are not limited to: • massing, height, style, finishing materials of any building or buildings on the site and surrounding Land Use Character Area • orientation and topography of the site and surrounding Land Use Character Area • mixture of uses in the Land Use Character Area • building lines, plot ratios, groupings, types of enclosure (e.g. fences, walls, hedges), landmarks in the Land Use Character Area • public utilities, e.g. underground services (including the fibre network), drainage systems, overhead power lines • public services available locally, e.g. schools, public transport, play/recreation provision • accessibility by a range of sustainable transport modes • lighting - day, night, seasonal variation of use, security arrangements, informal supervision • ground stability and contamination on the site and surrounding Land Use Character Area • existence and quality of connections and access including site and building entrances, roads, paths and visuals on the site and surrounding Land Use Character Area • Green Network, landscape character and quality on the site and surrounding Land Use Character Area • impacts associated with the holistic water environment and flood risk • biodiversity of plants and animals on the site and surrounding Land Use Character Area • heritage, or amenity value of buildings or structures above or below ground on the site and surrounding Land Use Character Area • the character and scale of any building clusters in rural areas • the nature and types of features to be safeguarded or enhanced on the site and surrounding Land Use Character Area • requirement for any additional assessments on the site and surrounding Land Use Character Area • the potential for a proposed development (particularly business uses) to co-locate and integrate with existing or proposed energy and waste innovations • the potential for installation and operation of low and zero-carbon generating technologies in new, refurbished or re-purposed buildings. • the existence of and impact of or on “Bad Neighbour” Development on the site and surrounding Land Use Character Area. Bad Neighbour uses are defined in Statutory Instrument 1992 No.224 (S.18) of the Town and Country Planning (General Development Procedure) (Scotland) Order 1992 Schedule 7. • in addition to the criteria set out here, proposals for renewable energy development must have regard to the considerations set out in Scottish Planning Policy paragraph 169 To achieve appropriate form and design and to allow consideration of the proposal, Planning Applications will require to be accompanied by an appraisal of the site and it’s surrounding Land Use Character Areas. The matters to be addressed in the appraisal include but are not limited to those specified in the Policy. Guidance on carrying out and the matters to be covered in an appropriate Site Appraisal can be found in: Scottish Planning Policy Planning Advice Notes Designing Streets Designing Places North Lanarkshire Council Supplementary Planning Guidance SPG 15 Good Design Toolkit With the exception of references to North Lanarkshire Local Plan Policies, Supplementary Planning Guidance currently in use remains in force and will be regularly reviewed to reflect changes in SPP, PAN other Government Guidance and best practice. Additional information may be required or Guidance referred to, depending on the type and scale of development, and may be identified in other Policies of this plan and discussed during the pre-application stage of the Development Management process. All proposed development will be subject to assessment against relevant legislation and all other Policies in the Plan.
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76 North Lanarkshire Local Development Plan Policy Document Environmental and Design Qualities EDQ EDQ 3 POLICY Quality of Development Development will only be permitted where high standards of site planning and sustainable design are achieved. Planning Applications will need to demonstrate that the proposed development takes account of the site appraisal carried out as a requirement of Policies EDQ 1 and, if appropriate, EDQ 2, assets protected under Policy PROT, any evaluation of design options, and achieves a high quality development in terms of: a. Establishing a clear vision for the site with design principles which lead to the creation of a distinct, successful place addressing: siting; overall layout; density; form; scale; height; massing; proportion; detailing; colour; materials. b. Providing a safe, pleasant, inclusive, convenient and welcoming development addressing: personal safety, security and crime prevention; adaptability (including, as appropriate, to the effects of Climate Change and for residential development for specialist provision); sustainable, safe, secure, and convenient access into and through the development that is easy to move around, attractive to pedestrians, cyclists, and people with disabilities; integration with public transport, green networks and wider links; sustainable access for cars where required, being safe for all road users, and appropriate parking or traffic calming being well located and integrated. c. Moving towards a low-carbon economy, addressing, resource efficiency, Mitigation of and Adaptation for the effects of Climate Change energy and waste issues in order to create a sustainable development with a low ecological footprint including: reducing energy need; promoting co-location of existing/proposed energy sources with high demand energy users and district heating networks for new developments; encouraging sustainable construction; promoting health and wellbeing; provision for electric vehicle charging points should be considered and provided where appropriate; reducing waste and resources used through effective storage collecting and composting of waste and recyclable materials, and measures that reduce CO2 emissions, where appropriate through the protection of carbon-rich soils, such as peatland and including the installation and operation of low and zero-carbon generating technologies in new, refurbished or re-purposed buildings to meet the following carbon dioxide emissions standards, as set out in Building Standards Technical Handbook Section 7: Aspect Silver Level 1 (at least 10% reduction) by 2025 and Aspect Gold Level 1 (at least 15% reduction) by 2030. d. Connection to the fibre optic network to ensure that next generation broadband speeds of 100 megabytes per second and above can be provided. e. Mitigating any likely air quality, noise, or pollution impacts particularly in or adjacent to Air Quality or Noise Management Areas. In some circumstances, mitigation may not always be possible and avoidance may be required. f. Ensuring that water body status is protected and, where possible, enhanced. Status includes physical characteristics, so proposals such as culverting will only be considered where no other practical option exists. Foul water should connect to the public sewer - alternatives to this will only be permitted where no public system exists and the alternative does not pose an environmental risk. Sustainable Urban Drainage Systems should be adopted within site design and appropriate details, including during the construction phase, require to be submitted with any relevant planning application. Buffer strips may be required in respect of the water environment between a development and each watercourse. g. Adequate provision has been made for the development and maintenance of landscaped open space areas and amenity space and play provision, and for linking to and enhancing open spaces and green networks. h. Existing features of Green Network or Historic Environmental interest or Resources, protected under the terms of the Protect Assets Policies, and including features (e.g. traditional stone buildings/structures) identified through the site appraisal required by Policy EDQ 1, will be safeguarded or enhanced.
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77 North Lanarkshire Local Development Plan Policy Document Environmental and Design Qualities EDQ EDQ 3 POLICY Quality of Development To achieve high standards of site planning and sustainable design and to allow consideration of the proposal, Planning Applications will require to take account of the Site Appraisal required by Policies EDQ 1 and, if appropriate, EDQ 2. Advice on creating Successful Places can be found in: Scottish Planning Policy Planning Advice Notes Designing Streets Designing Places North Lanarkshire Council Supplementary Planning Guidance SPG 15 Good Design Toolkit (in particular the Design Quality Checklist) Other Supplementary Planning Guidance of relevance are SPG 01 Landscaping and SPG 01A Landscaping Supplement SPG 02 Trees And Development, SPG 07 Green Belt, SPG 17 Accessibility For All, SPG 17 Accessibility Appendix as well as current open space and play area standards, minimum standards for space around houses and on minimum parking standards in new housing developments. In relation to the installation and operation of low and zero-carbon generating technologies in new, refurbished or re-purposed buildings reference should be made to current Building Regulations. For Guidance on specific matters relating to relevant EDQ 3 sections: e. Supplementary Guidance for noise will be developed. Until then, refer to Noise Guidance for New Developments. Also, refer to guidance for Air Quality. f. refer to - SPG 09 Flooding And Drainage g. refer to - SPG 01 Landscaping and SPG 01A Landscaping Supplement, current Open Space Guidelines and Minimum Space Standards (Play Provision) h. refer to - Guidance from NatureScot, Historic Environment Scotland, SPG 05 Rescuing Your Listed Building, SPG 20 Biodiversity, SPG 32 Antonine Wall, SPG 31 Conservation Areas, SPG 33 Archaeology The Council will seek to secure the aims of this Policy through planning conditions and obligations, as appropriate, depending on the merits of each proposal. With the exception of references to North Lanarkshire Local Plan Policies, Supplementary Planning Guidance currently in use remains in force and will be regularly reviewed to reflect changes in SPP, PAN, other Government Guidance and best practice. Additional information may be required or Guidance referred to, depending on the type and scale of development, and may be identified in other Policies of this Plan and discussed during the pre-application stage of the Development Management process. All proposed development will be subject to assessment against relevant legislation and all other Policies in the Plan.
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65 North Lanarkshire Local Development Plan Policy Document 4 Green Belt AD 4 POLICY Amount of Development Applications for planning permission for new development will be assessed for their implications related to the amount of development proposed. The need for an assessment depends on the combination of type (Use Class), scale and location of development. 1 shops 2 services 3 Food & drink 4 business 5 General industrial 6 Storage or distribution 7 hotels & hostels 8 residential institutions 9 houses 10 non- residential institutions 11 assembly & leisure Construction Minerals Renewable Energy Utilities Green Network Any amount of development – impact on Strategic Town, Other Town and Local Centres and subject to Sequential Approach (Policy PP 4) Any amount of development – Assessment of Appropriateness (Policy PP 4) Any amount of development – subject to a Sequential Approach (Policy PP 4) To support Green Belt appropriate use. (Policy PP 4) Any amount of development – subject to a Sequential Approach (Policy PP 4) Any amount of development. If over 2Ha assess impact on strategic supply Refer to Policies EDQ, PROM and PROT Where specified by this Policy, applicants will be expected to provide the identified appraisals or assessments, which should be submitted with any planning application to allow consideration of the proposal. Appropriateness refers to the nature and scale of the development and whether it would be more appropriate in a Land Use Character Area designated for the size and class of development proposed, or whether there are considerations which can be introduced to justify that the development is appropriate for the Green Belt, supported by a business plan, or statement. Assessment of amount of any development, or change of use within the Green Belt should include, but not be limited to: • a statement on whether the proposal is an intensification of an existing use. • its impact on land supplies, including all housing proposals over 10 units on the Housing Land Supply. • evidence regarding the existence of suitable alternative sites. Development not meeting these requirements will not be supported. All proposals for housing of over 10 units should include an assessment of its impact on the Council’s Housing Land Supply, as required by Clydeplan Strategic Development Plan. Attention is also drawn to the requirements of PROM LOC3 POLICY Housing Development Sites. The winning of construction minerals is not considered appropriate within the urban area. Within the Green Belt and Countryside this will be directed to currently operational sites in the first instance. Any proposals for the winning of construction minerals from sites over 2Ha in size will have to be assessed for the impact of the development on the strategic supply as defined in the Strategic Development Plan. There is existing guidance on Assessing Applications for Minerals. The search areas defined in this guidance will remain the same under the Local Development Plan, along with the broad principles of assessment, but the guidance will be updated to reflect the policies of the Local Development Plan and any changes in Scottish Planning Policy, advice or guidance. All proposed development will be subject to assessment against legislation and other Policies in the Plan. Notes Ancillary Uses: See Purpose of Place Policy PP 4 for appropriate uses Use Classes in the above table do not include sui generis uses within any Class of development in terms of the Town and Country Planning (Use Classes) (Scotland) Order 1997. Sequential Approach: 1st Strategic Town Centres, Other Town Centres and Local Centres/ 2nd Edge of Town Centre/ 3rd Commercial Centres/ 4th Out-of-Centre locations that are, or can be, made easily accessible by a choice of transport modes
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64 North Lanarkshire Local Development Plan Policy Document 4 Green Belt PP 4 POLICY Purpose of Place North Lanarkshire Council will protect the setting of communities, support regeneration by directing growth to urban areas, protect natural assets and provide a high quality environment, by promoting a Green Belt as defined on the Promote Map. North Lanarkshire Council will support developments for agriculture, forestry, recreation, or developments that need a non-urban location, including, where appropriate, Visitor Economy related development. Where specified by this Policy, applicants will be expected to provide the identified appraisals or assessments, which should be submitted with any planning application to allow consideration of the proposal. The purpose of the Green Belt is to protect the setting of communities, support regeneration by directing growth to urban areas, protect natural assets and provide a high quality environment. North Lanarkshire Council will encourage development appropriate for a Green Belt location by resisting development that is not for agriculture, forestry, recreation, tourism, or needs a Green Belt location, whilst allocating appropriate land for urban expansion. With regard to development that needs a Green Belt location, the need will be balanced against any adverse effects on the purposes of the Green Belt. Assessment of Appropriateness of any proposal for development (excluding Householder Development), or change of use, within the Green Belt, should include, but not be limited to: • support by a business plan, or statement justifying that the development is compatible with the Green Belt. • a statement that the proposal is not best suited to being located in a Centre, or General Urban Area, taking the Town Centres First Sequential Approach where appropriate. • a statement on the scale and nature of existing development in the Green Belt (all proposals require to satisfy the provisions of all EDQ Policies). • evidence that there is a specific locational requirement for the proposal. • evidence that the proposal will result in significant economic benefit. • its impact on travel patterns and accessibility by sustainable modes of transport (all proposals require to satisfy the provisions of Policy CI and Policy EDQ 3). The Council will resist other forms of development, through the full range of Policies in the Plan. Any application for planning permission will be subject to appropriate assessment of its impacts through the limits defined in the Amount of Development policy. All proposed development will be subject to assessment against relevant legislation and all other Policies in the Plan.
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36 North Lanarkshire Local Development Plan Policy Document PROT PROTECTING ASSETS PROT A POLICY Natural Environment and Green Network Assets North Lanarkshire Council will protect natural and resilient sustainable places by safeguarding natural heritage assets. When considering future development affecting the natural environment and the specific Green Network Assets identified in this Policy, the Council will seek guidance where appropriate from NatureScot. NatureScot has produced a variety of policy and guidance documents for aspects of the natural environment which the Council will utilise and will expect developers to consider in preparing proposals. Site categories identified in this Policy are locations protected for their importance for species or habitats, or other environmental value. Category A1 International (Designated by NatureScot) Special Areas of Conservation / Special Protection Areas Development proposals likely to have a significant effect on a European site will be subject to an Appropriate Assessment. Where an Appropriate Assessment is unable to conclude that a development will not adversely affect the integrity of the site, development will only be permitted where there are no alternative solutions; there are imperative reasons of overriding public interest; and if compensatory measures are provided to ensure the overall coherence of the European site network is protected. Refer to Supplementary Planning Guidance 20 Biodiversity and Development for further information. Category A2 National Sites of Special Scientific Interest (Designated by NatureScot) Ancient Woodland Development that affects a Site of Special Scientific Interest will only be permitted where an appraisal has demonstrated: the objectives of the designated area and the overall integrity of the area would not be compromised; or any significant adverse effects on the qualities for which the area has been designated are clearly outweighed by social or economic benefits of national importance. When assessing suitability for woodland creation, applicants should refer to the Clydeplan Forestry and Woodland Strategy. Applicants should adhere to the Scottish Government’s Control of Woodland Removal Policy with regards to any development proposal on land parcels containing woodland either in full or in part. Category A3 Local Sites Special Landscape Areas / Seven Lochs Wetland Park / Sites of Importance for Nature Conservation / Local Nature Reserves / Geodiversity Sites / Country Parks / Formal Town Parks / Community Parks / Tree Preservation Orders* / Core Paths* and Rights of Way* Planning permission will only be granted for proposals potentially affecting Local Sites if it can be demonstrated to the Council’s satisfaction that there will be no adverse impact or that any impacts can be mitigated in environmental terms relevant to the impact. Category A4 Urban Green Network Natural areas (including urban wildlife corridors, trees & woodlands, watercourses & wetlands and flood plains), outdoor sports facilities* and other green open spaces contributing to quality of life in local communities. The Council will maintain community wellbeing in residential areas by protecting the Urban Green Network. Planning permission will only be granted for proposals potentially affecting the Urban Green Network if it can be demonstrated to the Council’s satisfaction that there will be no adverse impact or that any impacts can be mitigated in environmental terms. Policy EDQ3 will outline how new development proposals may protect, enhance and manage existing Green Network infrastructure and, in key locations, provide new Green Network infrastructure. Outdoor sports facilities should not be redeveloped except where: • the proposed development is ancillary to the principal use as an outdoor sports facility or involves a minor part not affecting its use and potential for sport or training; • the outdoor sports facility would be replaced by a new or upgraded outdoor sports facility of comparable or greater benefit for sport and in a location convenient for its users; or • a playing field, or other relevant strategy prepared in consultation with sportscotland which demonstrates a clear excess of provision to meet current and anticipated future demand in the area, and the site could be developed without detriment to the overall quality of provision. Category A5 Protected Species* Development that significantly affects a species protected by law will only be permitted where an appraisal has demonstrated that the protected species would not be compromised; or any significant adverse effects on the protected species are mitigated through planning conditions or use of planning agreements to: facilitate protection of individual species members, reduce disturbance to a minimum and provide appropriate alternative habitats to sustain at least the current levels of the species locally. Not all locations important for species are identified. * Categories of assets indicated with an asterisk are not mapped on the Protect Map. Prior to applying for Planning Permission applicants should confirm that designations are still in effect prior to making an application.
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ASSESSING DEVELOPMENT IN THE GREEN BELT Supplementary Planning Guidance Note Ref. SPG.07 NLLP POLICY NBE.3A CONTENTS AMENDED & APPROVED AFTER PUBLIC CONSULTATION – 28th July 2010 Copies available from Planning & Development, Fleming House, Cumbernauld G67 1JW - or esdesign@northlan.gov.uk PURPOSE OF THE GREEN BELT Government policy (para.159 of SPP) identifies three key purposes for designating land as Green Belt. These are: l to direct growth to the most appropriate locations and support regeneration, l to protect and enhance the character, landscape setting and identity of towns and cities, l to protect and give access to open space within and around towns and cities, as part of the wider structure of green space INTRODUCTION 1. The countryside is a valuable asset to the people of North Lanarkshire for the visual amenity it provides as well as the opportunities for both formal and informal recreation. It covers 31,424 ha of the land area of North Lanarkshire of which 16,543 ha is designated as Green Belt, where more restrictive planning policies apply. It contains a variety of land uses, including agriculture, grazing, recreation, housing and businesses, and is an area where many changes are currently taking place. Increasingly these changes require to be carefully managed to safeguard the areas special open and rural character. 2. This leaflet provides detailed advice and guidance relating to development in the Green Belt to supplement the policies for development and land use as set out in the North Lanarkshire Local Plan. There is a separate leaflet for Development in the Rural Investment Area (SPG 08), Landscaping (SPG 01) and Biodiversity and Development (SPG 20). The rural character of the Green Belt - here North of Glenmavis - needs to be retained The council will seek to ensure these principles are achieved through the development management process A Policy Context p.02 L Equestrian Development p.14 B Green Belt Boundary & Settlements p.03 M Design Issues for the Conversion of Buildings p.15 C Agricultural Development p.04 N Window Proportions p.17 D Agricultural Permitted Development p.04 O Material and Detailing p.18 E New Businesses p.05 P Access and Car Parking p.20 F Existing Businesses p.06 Q Biodiversity Assessment and Mitigation p.21 G Dwellings for Agricultural Workers p.06 R Content and Assessment of Business Plans p.22 H Replacement of Existing Dwellings p.07 S Other Consents You May Need p.23 I New Dwellings and House Extensions p.08 T Sources of Further Guidance p.23 J Conversion and Reuse of Rural Buildings p.08 U Contact Details p.23 K Key Design Requirements for New Buildings p.09 V Development Checklist p.24 The latest Supplementary Planning Guidance and index can be found online at:- www.northlanarkshire.gov.uk/spg
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A. POLICY CONTEXT 2. Planning applications will need to demonstrate - through the design and written submissions - compliance with all these key tests where they are appropriate to the particular situation. They also need to demonstrate how the rural charac- ter will be retained and enhanced-as per this guidance. North Lanarkshire Local Plan NBE 3 Assessing Development in the Green Belt and Rural Investment Area The Council will protect the character and promote development in the Green Belt and the Rural Investment Area through restricting development to acceptable types and operating assessment criteria as follows: A. Green Belt 1. Types of acceptable development • proposals necessary for agriculture, forestry or horticulture telecommunications, generation of power from renewable sources or other • appropriate rural uses, including opencast coal extraction subject to assessment • limited extension or alteration of existing buildings, provided it does not result in disproportionate additions over and above the size of the original buildings and extensions are of appropriate scale, design and materials • facilities for outdoor recreation, education and tourism that are compatible with an agricultural or natural setting 2. Impact criteria for assessing acceptable development • have a positive economic benefit • minimise any adverse environmental impacts • do not pose undue infrastructure implications • have a specific locational need • be of a suitable scale and form for the location. • applications include a detailed landscape assessment and proposed high quality enhancement scheme which reinforces the rural character and provides a buffer to the development • developments must demonstrate that they will not adversely affect the integrity of European .....sites. • adherence to Scottish Planning Policy and other LP Policies. (See also SPG 07 ..... ..(Assessing Development in the Green Belt) and‘Site Assessment Guidance’ provided .....in SPG 20 (Biodiversity and Development) 3. Other assessment criteria relating to new development • design and siting of any new houses must have regard to PAN 72 Housing in the Countryside and PAN 73 Rural Diversification • businesses supported by detailed and financially robust Business Plans • houses associated with a new business will only be considered once that business has been operational for a minimum period of 18 months and is deemed viable on inspection of detailed financial accounts • new housing will be subject to occupancy conditions, or legal agreement • no assumed permission for a replacement house if an agricultural house is sold separately from the business • supporting information from an independent agricultural expert to justify the need for any additional dwellings on farm units 4. Other assessment criteria relating to proposals to restore, renovate, and convert redundant buildings in the Green Belt • the existing buildings are of vernacular interest, with external walls and roof substantially complete • development would not lead to effective demolition and reconstruction of the building • the building is no longer capable of reasonably beneficial use for the purpose for which it was designed, or last used, and is capable of accommodating the proposed conversion • the proposed use will be compatible with its location and adjoining uses, and extensions are of appropriate scale, design and materials NB: Supplementary Planning Guidance SPG.07 Green Belt and SPG.08 Rural Investment Area is a material consideration in determining applications for planning permission. 1. The following Green Belt Policy NBE 3A was incorporated in the North Lanarkshire Local Plan approved by the Council on the 27th of November 2008, the policy complies in full with the Scottish Planning Policy of February 2010. This document represents the Supplementary Planning Guidance referred to in Policy NBE 3A. Other relevant Scottish Government and Local Plan Policies also need to be complied with. See paras 159 - 164 of the Scottish Planning Policy (SPP). Other relevant policies within the Local Plan include:- Policy DSP 4 Quality of Design (see SPG.15) Policy NBE 2 The Anto- nine Wall WHS (see SPG. XX) 2
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Cumbernauld Kilsyth Croy Moodiesburn Stepps Coatbridge Airdrie Caldercruix Bellshill Motherwell Wishaw Shotts Harthill 0 1 2 3 4 50.5 Km This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright, and may lead to prosecution or civil proceedings. North Lanarkshire Council 100023396 2009. Regional Scenic Area Rural Investment Area Green Belt Urban Area Urban Area, Non Housing B. GREEN BELT BOUNDARY & SETTLEMENTS 1. The map below shows the extent of the Green Belt within North Lanarkshire in comparison to the Rural Investment Area. The Green Belt boundaries are defined by the Local Plan and are subject to annual monitoring to ensure that their integrity is maintained. The current boundaries will be subject to review in response to the forthcoming Strategic Development Plan and any proposed changes will be incorporated in the draft Local Development Plan which will be subject to public consultation.
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C. AGRICULTURAL DEVELOPMENT 1. For certain types of Permitted Development there is a “Prior Approval” procedure (with a fee) which you must follow. The types of development covered by this “Prior Approval” procedure are: a) New or significantly altered or extended agricultural and forestry buildings. b) Agricultural and forestry roads, certain excavations or waste deposits or the placing or assembly of fish tanks. 2. You must notify the Council with the following details which will normally be requested on a location plan show- ing: a) the siting design and external appearance of agricultural or forestry buildings, b) the siting and means of construction of a private road, c) the siting and excavations or waste deposits within an area exceeding 0.5 hectare, d) the siting and appearance of fish tanks. 3. The Council has 28 days to determine if it wishes to give approval to details of the development prior to its construction. If the Council does not wish to give approval you will be notified within the 28 day period. If the Council does wish to give approval it has 8 weeks from the receipt of the submitted details to issue its decision. A form setting out the information required may be obtained from the Planning Service. (see contacts on page 23). 4. The Council will require prior approval of all such details in the Clyde Valley Area of Great Landscape Value (A.G.L.V) and where proposals would affect sites of Nature Conservation Value (SAC’s, SPA’s, SSSI’s and SINC’s as shown on the Local Plan Proposals Map) or other sensitive areas (Antonine Wall W.H.S and associ- ated buffer zone) 5. Proposals in other areas will be examined on their individual merits but prior approval will always be required where a proposal is likely to have a significant impact on its surroundings. For design considerations see Section L. Traditional agricultural buildings and modern farm sheds create the rural character in North Lanarkshire D. AGRICULTURAL PERMITTED DEVELOPMENT 1. Agriculture is defined as including: l horticulture, fruit growing, seed growing, dairy farming. l the breeding and keeping of livestock, including any creature kept for the production of food, wool, skins or fur or for the purpose of its use in the farming of land; l the use of land as grazing land, meadow land, osier land, market gardens and nursery grounds; and l the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes. as per Town & Country Planning (Scotland) Act 1997 2. Some types of minor agricultural development (known as “permitted development”) do not need planning permission. For these rights to apply, use of the land must conform with the statutory definition of agriculture shown above. 3. The range and type of developments which are permitted varies depending on whether the agricultural unit is 5 hectares or more in area, or between 0.4 and 5 hectares. No agricultural permitted development rights exist for units less than 0.4 Hectares. Permitted development rights include temporary uses of agricultural land; agricultural buildings below a certain size including polytunnels (except farm dwellings, and livestock units, near residential and similar buildings); forestry buildings (except dwellings) and forestry roads; caravan sites and related buildings (in specified circumstances only). 4. These rights are frequently amended. A Planning Officer (see contacts on page 23) can provide guidance on the up-to-date situation and whether planning permission is required. If you proceed to carry out development without the benefit of planning consent, the Council may take enforcement action against you. Traditional farm yards and modern farm sheds need to be carefully sited to fit in with the rolling agricultural land in North Lanarkshire 4
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E. NEW BUSINESSES 1. The agricultural industry is subject to many pressures for change, some of which result in landowners looking for new uses for land and buildings. The Council recognises these pressures. It recognises that to secure a healthy living countryside in the future a balance must be struck between preserving what is best in the landscape and wildlife heritage, and providing opportunities for the creation of new jobs and stable populations. In North Lanarkshire, this balance must be achieved within the context of the Green belt where the range of acceptable new uses for both buildings and land is restricted. Renewable Energy Infrastructure 2. Landowners have sought potential income streams from the generation of renewable energy from wind turbines as an alternative source of income. The area below the turbines can often be used by livestock sharing the same space - with minimal impact on the land holdings. The location of wind turbines is a sensitive and complex issue and landowners are advised to review the Supplementary Guidance contained in SPG 12. Retail 3. Farm shops and retail nurseries should be ancillary to the farm and depend on the sale of unprocessed goods produced on the farm. Where a significant amount of imported produce is sold, the use will be treated as a new retail use which is contrary to Green Belt policy. Any proposed use and ancillary developments will need to have regard to landscape setting, site features and other matters of importance (see p.10) Recreation & Tourism 4. Green Belt land can provide opportunities for recreation and outdoor sport near urban areas. Provision may include facilities such as picnic areas and for activities such as golf and organised sport. It may also include new activities such as the opening of farms to the public as visitor centres. Such proposals are consistent with the Central Scotland Community Forest objectives. 5. Even when recreation activities are acceptable in principle, they may result in unacceptable adverse impacts. The landscape setting and consequently the appearance and visual amenity of the countryside may be adversely affected, e.g. floodlit football parks, trail bike circuits, etc. The development of sites for activities such as golf courses or adventure playgrounds should avoid the removal of site features such as wildlife habitats, stone walls or hedgerows (see p.14). Other possible adverse impacts include noise, traffic generation, the impact of floodlighting and disruption to residential amenity. 6. Where development would result in the loss of or harmful impact on any amenity present on site prior to development the Council may require off-setting benefits/ mitigation measures. 7. New buildings and structures should be limited to facilities which are essential for the operation of the associated activity. The Council will assess whether the scale, location and design of any ancillary developments, including access, parking arrangements and landscape works are in keeping with preserving the rural character of the countryside. 8. The Clyde Valley Area of Great Landscape Value (AGLV) has been identified as a recreational priority area in the Glasgow and Clyde Valley Joint Structure Plan (GCVJSP). The Council will seek to promote informal recreation where this can be achieved without creating excessive disturbance and which will have minimal impact on the character of the valley. The Council will resist new sites for touring caravans or camping within the Clyde Valley AGLV. Renewables - micro hydro generator Commercial Plant Nursery, S of Condorrat Tourist facilities - Auchinstarry Basin Limited footprint from wind turbine, Longriggend Commercial Plant Nursery, S of Condorrat Recreational Facilities, Mount Ellen Golf Club 5
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F. EXISTING BUSINESSES G. DWELLINGS FOR AGRICULTURAL WORKERS Uses Appropriate to a Rural Area 1. New Buildings and extensions relating to the use of land for commercial activities appropriate to a rural area and which are not harmful to the Green Belt are likely to be acceptable in principle. 2. Applicants will still have to satisfy the Council that the location, siting and design of buildings and proposals for landscaping, access and parking are appropriate and would not have a harmful visual impact. 3. Other impacts, for example on residential amenities, sites of nature conservation value (SAC’s, SPA’s, SSSI’s,SINC’s etc, see SPG 20 Biodiversity & Development for further information) and sites of historic or archaeological importance will also be assessed. 4. Schemes giving rise to adverse effects will be resisted. Where appropriate the Council will seek mitigating measures. Inappropriate Uses 5. Green Belts contain some employment sites which pre-date Green Belt designation. Government policy recognises that provision needs to be made to secure their future as well as environmental benefits. Each development proposal relating to an established non- conforming use will be assessed on its own merits, and will require to provide the following detailed information :- a) A proposal should identify the site boundary and present extent of development. b) Proposals for infill development should not prejudice the open character of the countryside or lead to a major increase in the developed portion of the site. c) Where an applicant is seeking to redevelop an existing site, proposals should seek to minimise the impact the development will have, and to contribute positively to the rural character of the countryside. d) Proposals should seek to locate new buildings and reduce their footprint and bulk so that the appearance, scale and mass of the replacement building are less intrusive. Enhanced landscaping of the site and its boundaries will be sought by the Council. Proposals for partial redevelopment should be set in the context of comprehensive, long term plans for the whole site. 6. The applicant will need to satisfy the Council regarding the detailed matters listed above (see checklist on p.24) 1. The council acknowledges that there are particular circumstances when a new house in a countryside location is sometimes required to accommodate a full time worker who is employed in a necessarily rural based business, and where the nature and demands of the work concerned make it essential for one person engaged in the enterprise to live at, or very close to the site of their work. 2 The presence of a business in the countryside is however not, of itself, sufficient justification for a new house. The material factors which will determine whether there is a genuine need for a new house include the scale, viability and detail of the farming / business operations; the labour requirements, including the need for specialist workers and the level of attention needed outside normal hours; the existing residential accommodation available to the farm or business and other development opportunities on the farm or land holding. 3. In any instance, favourable consideration will only be afforded to those proposals where the applicant is able to satisfactorily demonstrate that: i) A new house is essential for the proper functioning of the farm / rural business and there is a clearly established need for a worker to be readily available at most times rather than in other available accommodation in the locality; ii) There is clear evidence that the proposed enterprise has been planned on a sound financial basis and that the farm / rural business is economically viable (see also section L.4.2); iii) The need relates to a full-time farm worker or one who is mainly involved in agriculture or the running of the rural business; iv)There is no appropriate alternative accommodation or “development opportunities” available on the landholding associated with the farm or rural business; v) The need for a house is not a direct consequence of the recent severance of a house from the agricultural holding and its resultant loss to agriculture or the rural business. vi)The extent of existing suitable accommodation in the area and its availability, The Council may apply tests to establish whether the proposal is financially sound and has a realistic chance of being implemented successfully (see section R, p.22) Commercial Cookery School, Port of Monteith Open Cast Coal Mining, Drumshangie Commercial Offices, Inverness 6
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H. REPLACEMENT OF EXISTING DWELLINGS 3. Favourable consideration will only be afforded to those proposals where the applicant is able to satisfactorily demonstrate that: i) The redevelopment of such sites will be on a one for- one basis. Additional houses will not be permitted; ii) The redevelopment of such sites should not ordinarily result in any extension to the “residential curtilage” - unless it can be satisfactorily demonstrated that this will achieve significant environmental improvements. The “residential curtilage” is effectively the developed land associated with the existing house and includes the site of the existing house together with its related outbuildings, garden ground etc; iii) The size of a new house should sympathetically reflect the original house and must not result in a building that is disproportionately larger than the one it is replacing. Ordinarily, and unless the council is convinced that exceptional circumstances prevail, the volume of the replacement house should not be more than 30 % larger than the existing house and of a comparable height (or less). The aim should be to achieve a level of accommodation consistent with meeting the reasonable aspirations of occupants while safeguarding the country- side from unnecessary and out-of scale development. The council will normally seek to prevent any subsequent increase by removing permitted development rights by condition; iv) The replacement house should be on or close to the site of the original house, unless it can be satisfactorily demonstrated that an alternative site will achieve significant environmental improvements or road safety benefits. In such cases it will be necessary to demonstrate that there is no increase in the overall visual impact of the building in the landscape. A scheme of remediation of the original house site will also be required and will be linked by condition or legal agreement to any replacement house. v) The existing dwelling will have to be demolished (via legal agreement) prior to occupation of the replacement dwelling. Demolition of obsolete farm buildings prior to redevelopment of steading 1. Many existing houses in the countryside pre-date the introduction of the planning system. Other properties have been the subject of planning applications down the years, and, for a multitude of different reasons, have been granted consent. Over time some of these properties have aged to the point that they no longer meet modern living requirements, have fallen into a poor state of repair, or have structural problems. There are also a small but significant number of existing houses which detract from the character, appearance and landscape setting of the countryside and whose removal would be beneficial. 2. Planning policies seek to regulate new housing in the countryside. They generally require such proposals to be allied to agriculture, forestry, necessarily located rural businesses, recreation, tourism, sport and other uses normally located in the countryside. An exception has been identified which makes conditional allowance for the replacement of existing houses where this would result in a distinct enhancement to the local rural character. Any such development would also need to be carried out to high environmental and sustainable standards. The replacement building would also need to bring about a distinct enhancement of the local character and landscape. Derelict Barn Conversion, N of Coatbridge Lock-keepers Cottage, Forth & Clyde Canal Derelict Steading Conversion, N of Coatbridge 7
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I. NEW DWELLINGS & HOUSE EXTENSIONS 1. There is a general presumption against granting planning permission for new dwellings in the Green Belt not associated with agricultural or forestry workers. 2. Exceptions to this policy must be justified by evidence of very special circumstances which must be demonstrated by the applicant. 3. New dwellings should not prejudice landscape character and quality or site features and should meet the Council’s environmental performance standards. 4. Because of the likely visual impact of a new dwelling in the countryside, the Council does not consider it appropriate to grant planning permission in principle, but will in all cases require a full detailed planning application. 5. Extensions to dwellings in the Green belt are generally acceptable provided that their size and scale does not prejudice the open character of the surrounding countryside and the design is consistent with the character and scale of the existing building group. 6. As a general guideline, the Council considers that an extension or succession of extensions which increase the original floorspace of the house by more than 30% are likely to form an intrusive feature in the landscape and prejudice the integrity and original scale of the dwelling. General advice on House Extensions will be provided in a separate Guidance Note. This SPG also gives advice on minor developments which do not need planning permission under permitted development rights). J. CONVERSION AND REUSE OF RURAL BUILDINGS 1.The Council will examine proposed changes of use of agricultural buildings to dwellings with particular care. Where consent is granted for the conversion of agricultural buildings to a non-agricultural use, the Council may consider imposing a condition on the farm unit withdrawing agricultural permitted development rights so as to control construction of any new farm buildings (see sections D and E). Contemporary new private dwelling Contemporary extension of dwelling Conversion of Allanton Mill to dwelling Conversion is likely to be appropriate where: Conversion is not likely to be appropriate where: 1. The building is functionally obsolete. 2. The form, massing and general design of the buildings are in keeping with their surroundings. 3. The re-use of the building will not prejudice the purposes, open character and visual amenity of the Green Belt. 4. The proposals are set within the context of the farm/ steading unit and will maintain and enhance the wider landscape setting and site features (see Section J). 5. Proposals seek to improve the external appearance of the building, especially in conjunction with any necessary structural changes, in order to contribute to the visual amenity of the Green Belt. 6. The proposed use can be accommodated within the existing structure of the building, without major change or extension (e.g. less than 30%). 7. In traditional buildings, the proposal retains essential features such as openings, walls and roofs. 8. The original character of the rural setting around the building is maintained and enhanced. 1. The proposal fails to maintain or enhance the wider landscape setting. 2. The proposed use requires construction of large scale extensions which are inappropriate in scale and design in relation to the existing building (eg over 30%) 3. The proposal alters essential elements such as walls, openings, roofs and individual characteristics such as stone steps and flagstones. 4. The proposal requires a new access splay or route, or introduces ‘urban clutter’ such as exposed parking areas, garages, storage areas, sheds, washing lines or new driveways which would be visible in the wider landscape. 5. The proposal would result in unacceptable levels of traffic on local roads, noise or other unacceptable adverse environmental impacts. 6. The building is within an area of flood risk and satisfactory mitigating measures cannot be achieved. OP 8
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1. This section sets out the key issues to consider when formulating development proposals in the Green Belt and making a planning application. Please note that the Council does not consider it appropriate to grant planning permission in principle, but will in all cases require a full detailed planning application to ensure that all of the requirements of this guidance have been met. The need for a full range of information at the time of application as opposed to subject to conditions attached to a planning consent is important as officers of the Council need to have sufficient information to assess whether the development (architectural plans) and the development setting (landscape plans) have been well considered and respond favourably to the points raised in this guidance. Establish the Landscape Setting 1. The rural landscape of North Lanarkshire is diverse. It is an expression of various factors combining to give an appearance to the land. Factors such as landform, vegetation and the impact of man through development. 2. The Clyde Valley Area of Great Landscape Value (AGLV) is of regional importance. Topography, vegetation and the pattern of settlement along the valley combine to give the landscape its unique character. 3. Analysis of the landscape setting will also show the traditional siting of buildings in the countryside, traditional patterns of tree and hedgerow planting, and the local importance of dry stone walls. 4. River corridors contain features which require protection and enhancement. They also form wildlife corridors. 5. Proposals should have minimal visual impact and should seek to enhance the landscape by:- i) Reinforcing field patterns wherever appropriate and retaining and improving traditional boundaries such as walls. ii) Retaining and enhancing trees, woodlands and hedgerows. iii) Introducing additional planting of indigenous broad leaved woodland species in appropriate locations (grants may be available from the Forestry Commission). This is consistent with the objectives of the Central Scotland Forest Trust which seeks to . increase the amount of woodland in North Lanarkshire. iv) Sympathetic siting of new buildings (see advice on page 11). Site Features 1. Any areas within the site which are of conservation, archaeological or historic interest, and any area beyond the site boundary which may be affected by the proposal should be identified. (see SPG.20 on Biodiversity) 2. An accurate site survey should include: i) A description of the nature and extent of any features of interest, levels, topography, north point (orientation). ii) Details of the site drainage including ponds, burns and ditches. iii) Areas over which the public have access, including footpaths and vehicular tracks. iv) Existing boundaries, trees (trunk & canopies) and hedges. v) Existing buildings (including their condition) vi) Areas to be affected by land fill, earth moving and excavation. 3. The proposals should identify: i) The nature and extent of any impacts on the important features. ii) Mitigation measures (e.g. buffer planting) where adverse impacts are identified, proposed changes in level. iii) Features to be enhanced and restored and the means of achieving this. iv) Areas to be retained and managed to maintain existing character value. v) Protective measures during construction. K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS The sunpath is different throughout the year Site survey plan information 9
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Typical rural house plot: exposed sloping site Inappropriate Development: Traditional design, building too prominent in the plot and out of scale with plot, impacting on skyline Inappropriate Development: Modern suburban design, building too prominent in the plot and out of scale with plot Appropriate Development: Modern vernacular design, building mass broken down, avoids exposed/elevated ground. Avoiding skyline. K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS /2 Siting New Buildings 1. The siting of new buildings within the landscape is a key issue that needs careful consideration. Applicants are advised to: i) Avoid siting new buildings and ancillary development such as parking areas and access roads in prominent locations such as on sky-lines and open hill sides. ii) As a general rule, locate new buildings near existing clusters of development. This will reinforce a traditional sheltered pattern of development in the countryside. It will reduce the perceived loss of open land. iii) However, there are some circumstances where separation may be justified. Older farm buildings may be listed, and should be separated from new additions to preserve their integrity. Existing historic or archaeological features or the location of a site of importance for nature conservation may also justify separation. iv) Take advantage of local topography to reduce the visual impact of new development and to exploit natural shelter. It may be appropriate to excavate into sloping ground to help disguise the mass and height of new building. With agricultural buildings, reduced cut and fill wherever possible by sloping floor levels and stepping the roof to follow falls in the landscape. v) Use existing mature landscape features such as hedgerows and trees to provide screening and scale. New woodland planting can reinforce the effect and enhance the landscape generally. vi) Identify the need for ancillary features such as storage areas, parking and fuel tanks at the early planning stage so that they can be integrated into the overall site layout and screening can be provided as naturally as possible. P O O 10
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00 K. Siting New Buildings (continued) The images on the left indicate well considered and appropriate forms of site layout and development. The shape and form of the buildings are simple. The buildings respect the contours of the site, make best use of available landscaping, utilise vernacular building materials and are well related to the wider landscape. The images on the right indicate insensitive and inappropriate forms of site layout and development on the basis of incorrect positioning within the site, poorly designed and over-complicated buildings, suburban boundary treatments and lack of landscaping. Building hugs site contours, natural enclosure, landscaped Building isolated, cars to front, urban enclosure Buildings well related to each other, integrated into landscape Building isolated, urban enclosure, parking to front Massing of building relates to landscape setting Building out of scale, urban enclosure P P P O O O K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS /3 11
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K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS /4 1. Agricultural buildings are an integral part of the land- scape. Well designed and located structures can enhance the visual amenity of the area. Conversely, poor siting and design can have an adverse impact on the appearance of the countryside. Below are some design objectives to facilitate the integration of new agricultural buildings into the landscape. 2. Roofs in new agricultural buildings often have a wide span and shallow pitch which make them prominent in the landscape. Dark colours should therefore be used such as sombre greens, blues and browns. Avoid reflective materi- als. Timber cladding should, if used, be dark stained. 3. Making roofs darker than walls and keeping the eaves simple and as traditional as possible will help reduce the perceived mass of the building. Modern “box eaves” should be avoided. 4. Roof lights often form very visible features. They should be avoided unless functionally essential and are best finished flush. 5. Proposals should include measures to prevent pollution from animal waste and encourage re-use of grey water. 6. Where walls are especially noticable in the landscape, they should be suitably rendered or appropriately clad, rather than left as exposed concrete block. Dark plastic U.P.V.C guttering and down-pipes are acceptable as they help to provide relief and shadow. 7. Storage areas and fuel tanks may be necessary. Choose locations well screened from view either by exist- ing or proposed buildings or by trees and hedgerows. 8. The existing landscape should be enhanced so that new buildings “fit in” rather than clutter the countryside. 9. Once construction is complete, regrade any disturbed soil to blend with the existing landform, restore the top-soil and re-seed. Agricultural Buildings Commercial & Business Premises 1. New commercial and business premises may vary in scale. However, in general their siting and design has much in common with new agricultural buildings. The fol- lowing issues are of particular note to applicants: 2. In those cases where the nature of the activity to be housed will result in a building of a different character, the advice relating to landscape setting and site features are very important. 3. External materials and detailing should be sympathetic to the vernacular which here consists of stone, timber, corrugated steel, slate and slate substitute. 4. The design of the building should seek to minimise its scale and bulk in order to reduce its impact upon the appearance of the surrounding landscape. Careful siting and location is critical. 5. Businesses must be established for a minimum of 3 years prior to the consideration of a permanent dwelling, 18 months for a temporary dwelling, and such dwellings will be legally tied to the operation of the business via a Section 75 Agreement. In such circumstances, the criteria in Section.G will also be applied. Typical North Lanarkshire stone farm buildings and steading groups provide design clues for new development Bute Recycling Centre Loch Lomond National Park Offices New commercial business, Port of Monteith Collective Architecture Page & Park Architects 12
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Appropriate Dwelling Forms (Suitable scale, rural in character) K. Dwellings Typical Historical Development of a Farm Steading 1. Traditional rural dwellings in North Lanarkshire are usually small in scale with a compact floor plan reflecting their historical origins as dwellings for agricultural workers or for those working in other traditional industries. The following issues are of particular note to applicants: 2. New dwellings should reflect the traditional scale of the vernacular buildings. Proposals should avoid sprawling layouts that are more appropriate to urban and suburban areas, and which could adversly affect the open, un-developed nature of the countryside. 3. Unless surrounding properties provide a unique context dwellings rarely exceed 2 stories in height, and are tradi- tionally one storey and a half with dormer windows. 4. Roofs are frequently of a narrow width, usually pitched and often slated. 5. Older dwellings are usually built of natural materials. These may vary from sandstone and ashlar to harling or roughcast. New dwellings should use materials that sympathise with the local traditions. 6. Traditional detailing includes dressed stone to doorways and windows, and crow-stepped gable detail- ing. Detailing should reflect local traditions. Simple robust detailing is usually most appropriate. Inappropriate Dwelling Forms (Excessively large, suburban in character) P O K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS /5 13
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L. EQUESTRIAN DEVELOPMENT 1. The keeping and riding of horses is a popular pastime but one which, through the erection of stables, fences, jumps and the like, can have a significant impact on the character and appearance of the countryside. Isolated developments insensitively located and of poor design will not be supported and will be regarded as being contrary to Policy NBE 3B. 2. The Council expects that facilities associated with the keeping of horses avoid harming the visual amenity and character of the countryside. In particular stables, jumps, fences, access gates, hard standings, lighting, parked vehicles, schooling areas and the like need to be carefully located, well landscaped and built in materials which help them “fit in” and make them unobtrusive features in the landscape. The Council will resist such intrusive elements unless they are well integrated into the rural landscape. Siting 1. Facilities should avoid sky-line locations and any other prominent sites which are highly visible from public foot- paths and roads. 2. Stables and ancillary structures of two or more adjacent facilities should be grouped into clusters, preferably in field corners, using mature planting to reduce their visual impact. 3. Proposals which require long or visually intrusive access roads will be resisted especially where proposals require hard- surface tracks. Facilities should be within 15m of the access. 4. Protect new planting from browsing – horses can browse up to 2 metres over a fence. Landscaping 1. Applications should also be accompanied by manage- ment proposals to ensure that existing and new vegetation and any features of wildlife interest are properly protected both during and subsequent to the implementation of the proposals. 2. Use native trees and hedgerow plants and avoid using conifers as hedging or screening as these are alien to the traditional landscape (see SPG 01). 3. Applications will be accompanied by detailed schemes of planting to help minimise the visual impact of development. Fences & Jumps 1. Fencing should be post and rail, a well laid hedge or a well maintained dry stone wall depending on local characteristics. 2. New fences should be kept to a minimum and normally be accompanied by new hedgerow planting in native species. 3. Moveable objects such as jumps should be removed when not in frequent use. This is to minimise visual impact and damage to grass. Provision for storage should be shown. Access Points and Hard Standings 1. Avoid the need to create new field access points onto public roads. Two or more developments can often share the same gateway. 2. Access points should be located to avoid the need for visibility splays. Where such access splays are essential, natural stonewalls or hedgerow planting will be required (instead of post-and-rail fences) in order to retain a sense of enclosure. 3. Hard standings and tracks should be suitably surfaced to minimise their visual impact. Large areas of tarmac and concrete should be avoided. 4. Particular care is required in the design and material of gateways to maintain a rustic/rural character. Stables 1. External materials and colours should be used which will quickly weather to minimise their impact on the land- scape. Dark stained timber can be more in keeping with the landscape than external brick or block work. 2. Wherever possible adopt characteristics of design and materials of older agricultural buildings in the locality which are visually attractive. 3. Avoid the temptation to make a bold statement in the landscape. Too many bold statements will compete visually to the detriment of the local scene - facilities should generally be discrete. 4. Buildings are usually best grouped around a yard to provide shelter. Openings should generally face inwards to the yard, field or building group. Solid wall areas can help the character. 5. Using simple roof shapes, details and materials can enhance the overall design. 6. Consider the needs of humans too! It is better to make provision for facilities in the stable block than to use cara- vans and the like as ancillary facilities further advice is available from British Horse Society Scotland at www.bhsscotland.org.uk and www.bhs.org.uk 14
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M. DESIGN ISSUES FOR THE CONVERSION OF BUILDINGS 1. The character of traditional farm buildings derives from their original function as working agricultural buildings. In general they are simple and unfussy both in form and detail, which is part of their appeal. Effective conversion should maintain this simplicity and protect the essential features and original fabric of the building to be converted. Retention of solid wall areas and other traditional details helps. 2. If you are intending to convert or reuse an existing build- ing then you need to address the key issues in this section when making a planning application. If your application fails to satisfactorily address these issues, you may be requested to revise your proposals or, in some cases, the application may be refused. The Council encourages pre-application discussions, once sketch proposals have been prepared and the issues within the guidance have been considered. (See Contacts on page 23 to make an appointment). Identify Essential Character 1. The character of traditional farm buildings derives from their original function as working agricultural buildings. In general they are simple both in form and detail, which is part of their appeal. Effective conversion will maintain this simplicity and protect essential features and the original fabric of the building to be converted. Retention of solid wall areas helps. Structural Survey 1. Conversion proposals should incorporate a full survey carried out by a structural engineer or other suitably quali- fied person to show the current state of the building and indicate how the proposed conversion can be achieved. Annotated photos of the existing situation can also assist. 2. The survey should be realistic - neither “belt & braces” cautious or without detail. It should analyse any movement, highlight elements of the building to be retained, repaired or replaced, the shoring-up necessary whilst works take place and other protective measures. 3. Elevations, cross sections and longitudinal sections should be provided at a scale of at least 1:50. N.B: If the building collapses at any stage then fresh per- mission may be required. Landscape Setting 1. Applicants need to establish the landscape character (see p.4 and 5) and use it as a basis for a landscape strategy for the whole farm steading / unit. The strategy should enhance the setting and should contribute to the rural character of the converted buildings in their new use. 2. Traditional farm buildings are generally grouped together around a yard to provide shelter - often forming a small cluster or steading which may be visible over a considerable distance. 3. Large specimen trees and natural hedging usually con- tribute to providing shelter and scale to the setting. Additional advice on landscaping is provided in SPG 01 Restored interior Former school converted to houses Conversion possibilities Former School converted to a house P PO Additional Double (appropriate if link design works) 15 Hipped Dormer Bungalow (inappropriate) Traditional Single (appropriate) Traditional Double (appropriate) Traditional additions (appropriate) Two storey,additional gable (inappropriate) Traditional Single (appropriate) Traditional Double (appropriate)
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Conversion of a Farmsteading Existing Farm Steading 1. A typical farmsteading in North Lanarkshire has been developed over time. Traditionally it takes the form of a single or one and half storey stone U-block comprising a dwelling with associated equipment and animal storage buildings on either side. Overall it forms an enclosed and sheltered courtyard and hardstanding area - typically with a few large specimen trees to provide scale and shelter. 2. The buildings will typically be located within a landscape which has matured over time to provide shelter from the elements and visual screening - so that the building in integrated well into the land- scape. Appropriate Conversion 1. The image on the right indicates ways in which to sensitively design a steading conversion. 2. The roof line and profile have been maintained through the use of internal facing flush roof lights. Alterations to the existing openings have been contained within the internal courtyard as much as possible. New windows are of a traditional simple vertical emphasis and style. The mature planting has been retained and enhanced to protect and screen the building. 3. The interventions are considered to be appropriate in that they maintain the rural character of the building while providing accommodation to meet the needs of modern lifestyles. Inappropriate Conversion 1. The image on the right indicates how NOT to convert a traditional steading. 2. The box dormers do not respect the simple roof line or profile. The insertion of overlarge horizontal windows on blank gables harms the solid to void ratio of the building. The removal of the mature planting exposes the building, makes it more visible in the landscape, and increases the perceived scale of the buildings. 3. The interventions are considered to be inappro- priate in that they reduce the integration with the adjoining countryside and seek to suburbanise the rural character of the building. M. DESIGN ISSUES FOR THE CONVERSION OF BUILDINGS /2 O P 16
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N. WINDOW PROPORTIONS Doors and Windows 1. In general, agricultural buildings have few windows and door openings, and those which exist are rarely arranged symmetrically within an elevation. 2. New openings are discouraged, particularly if they face outwards. The layout and type of accommodation that can be provided in the converted building may be restricted by the number and sizes of existing openings. 3. Where additional doors and windows are to be provid- ed, they should generally be on the least public face of the building and should copy existing patterns. Simple robust frames (timber or metal) will normally be most appropri- ate and usually these should be stained or painted in dark colours to be sympathetic to the surrounding walls. 4. Where additional floors are to be provided at first floor level, they should be set back or designed to avoid dis- rupting the appearance of the existing full height windows. 5. Where roof lights are needed, they should be the mini- mum necessary. They should be finished flush with the roof to avoid disruption of the roof line and should be on the least public face of the building. A large “conservatory type” section of roof may alternatively work. 6. Barn door openings of substantial proportions are found on many farm buildings. Full height windows may be inserted but these usually benefit from being set back into the opening to maintain the impression of shadow and depth attached to the original opening. The frames should be simple, robust and dark stained. Window to Wall Ratios The ratio of window to wall area and the proportions of the openings are all important to help a building fit in. O OP PP P PP Simple traditional forms can echo the agricultural character. There is usually a need to balance proportions and extent of openings. Traditional materials can be used in modern ways to reflect the traditional or agricultural character. Modern rural housing can use traditional materials and forms to fit in. Vertical openings usually fit in better than horizontal proportions Oliver Chapman Architects Rural Design Architects Studio KAP Paterson Architects 16 17
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1. The original building fabric should be retained where possible. New or recycled materials should where possible be sourced locally to reduce the carbon footprint of the development. Completely new re-building will not normally be acceptable. 2. External materials should either be matched exactly to that of the original building and steading group or be clearly distinctive and modern. 3. Appropriate external building materials are stone, pebble dash, timber, corrugated iron/tin/steel, slate or slate substitute. 4. Windows and doors should generally be of timber or metal construction. 5. The urban character of modern ground surfaces such as concrete paving and concrete blocks is inappropriate for rural buildings. Surfaces should be permeable (see SPG 09). Tarmac may be appropriate if used in a limited way and with simple or hidden edging. Applicants should reuse existing materials supplementing these as necessary. For large areas, gravel and whinstone are recommended. 6. Proposals should include measures to prevent pollution from animal waste and encourage re-use of grey water. Anciliary Buildings & Gardens 1. Gardens often contain domestic clutter i.e: washing lines, play equipment. Careful location and landscaping should aim to contain and enclose these so as to avoid a suburban character. 2. Existing out-buildings should be used to house domestic items where possible. If new anciliary outbuildings are required these should be limited, located sensitively within the plot to form a clear relationship to the existing buildings and the external materials should compliment the existing buildings within the plot. 3. Private garden areas should generally be well screened with existing walls and hedges enhanced wherever necessary. (See Landscaping Guidance SPG 01). A clear distinction between the residential garden area and any adjoining agricultural fields is essential. O. MATERIALS AND DETAILING Building Materials 18 Retaining and reflecting traditional details and materials - from white painted roughcast render, semi-dressed local stone; metal gutters & downpipes; - can be carried though to modern textured rendered walls with slate roof, or smooth render with timber details. Reflecting diverse local materials can help development fit in - whether painted metal corrugated sheeting, slate roof with lead flashings, to timber doors, windows and screens and crow-stepped gables
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Roof Profiles 1. Original roof structures and pitch should be retained wherever possible - setting height and massing limits. Approval will not normally be given to unjustified alteration of roof trusses and other structural roof timbers. 2. Carefully designed solutions may be necessary to achieve adequate head room and retain the original structure (e.g. lowering floor level). This requirement may restrict the amount and type of accommodation which can be provided. 3. Simple, large unbroken roof slopes are characteristic of traditional farm buildings. They often dominate elevations and can be prominent in distant views. To preserve the original character of the building, these simple, undis- turbed lines need to be retained. 4. Appropriate roofing materials are natural slate, high quality concrete tile, slate substitute and corrugated metal. sheeting. 5. Dormer windows (if not already used within the stead- ing) are generally inappropriate. Where proposed they need to be limited in number. A small number of roof lights may be appropriate on the least public roof slope. 6. Vents should minimise disturbance to the roof line but can have their visual impact reduced by placing them along the eaves using ducting specifically designed for this purpose. 7. New chimneys and flues, which suggest a domestic use, should not be used in non-domestic buildings. Metal- lic vents / flues are preferred to masonry chimneys in order to reinforce the functional / industrial function of the building. Adjoining Buildings Applicants need to establish the relationship of the build- ing to be converted to any adjoining buildings. Their loca- tion, the way they will function and their character makes it necessary to consider the future of the whole building group (Impact on wider use / potential nuisance etc.) Inappropriate Roof Details Appropriate Roof Details PO O. MATERIALS AND DETAILING /2 detail 19 Photographs showing various traditional and contemporary gables and roof profiles.
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P. ACCESS & CAR PARKING Entrances & Boundaries l. The existing means of access should be used wherever possible. New driveways across open land will generally be inappropriate. 2. Avoid widening existing accesses onto roads and removing walls, hedgerows or trees. 3. When creating access splays, natural stone walls or hedgerow planting should be employed in order to match the local context (rather than post-and-rail fences) and also to provide a sense of enclosure in the lane. 4. Cars, vehicles and other modern requirements (wash- ing lines, sheds, play equipment, etc) can detract from the appearance of farm yards causing them to look suburban. Containing parking and garages and other modern “clut- ter” by careful location and good landscaping helps. 5. Existing out-buildings should be used whenever possible to garage vehicles, provided that access ar- rangements are suitable for modern requirements. The Council will not normally approve new structures for garaging when suitable accommodation for vehicles exists within the steading group. Parking Integrated within the Landscape Acceptable & Unacceptable Parking Layouts OPP 20 Appropriate car-parking layout. The parking arrangement shown in this diagram is appropriate because the parking bays are in a discrete lo- cation and are screened by planting and do not clutter the main eleva- tions of the dwelling Inappropriate car-parking layout The parking arrangement in this diagram is inappropriate because the parking bays are in too prominent a position and therefore give the dwell- ing a cluttered appearance. Appropriate car-parking layout. The parking arrangement shown in this diagram is appropriate because the parking bays are in a discrete lo- cation and are screened by planting and do not clutter the main eleva- tions of the dwelling
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00 1. Some forms of development can threaten biodiversity but development can also contribute positively towards the protection and enhancement of biodiversity. Opportunities can vary from retaining existing vegetation to providing new planting of native trees and shrubs; ensuring that watercourses are protected and taking measures to protect individual species. With a few simple steps developers can ensure they comply with biodiversity legislation, meet the Councils’ requirements for biodiversity conservation, and help avoid delays at a later stage. Development should not result in a net loss of biodiversity. Where significant adverse impacts to biodiversity are identified, appropriate mitigation measures will be required. However, it should be noted that long established habitats are almost impossible to re- create and particular effort should be made to protect such habitats. This is fully explained in SPG 20 Biodiversity and Development and accompanying checklists - with the key points in making a planning application described below. Pre-Application Discussions 2. Discussions are encouraged at an early stage with Council planning officers and Greenspace staff. Where the development might affect Sites of Importance to Nature Conservation, European sites or raise natural her- itage issues of national interest Scottish Natural Heritage should also be involved in pre-application discussions. This can provide information identifying how a proposal can be improved to allow the development to proceed. Site Audit 3. An initial site audit should be undertaken to determine the possible ecological issues at a potential development site. In the case of a site with a range of established envi- ronmental features/habitats/species this audit requires to be undertaken by a qualified ecologist or landscape archi- tect with suitable ecological experience. The initial audit will assist in the selection of an appropriate development site, highlight the potential biodiversity issues and opportunities at a site, identify existing species and habitat records and identify where further survey data will be required. 4. Developers should identify any designations on or adjacent to the site, eg, Sites of Importance for Nature Conservation (SINCs), and should incorporate relevant mitigation measures to ensure their protection. Details of designated sites can be obtained by consulting the ecologist within North Lanarkshire Council’s Greenspace Services. Even where existing survey information exists, updated survey work is likely to be required to support development proposals as the use of the site by protected species can vary from year to year. The site audit should be included with the planning application. Detailed Surveys & Impact Assessment 5. Where the initial site audit indicates that the site does or could support species, habitats or features of biodiversity interest, specific targeted surveys should be carried out. This information should be included with the planning application. 6. The production of environmental surveys, impact as- sessments, biodiversity objectives, detailed methodologies for biodiversity conservation and biodiversity management plans should be carried out by a suitably qualified ecologist. As an absolute minimum, sufficient data should always be obtained to determine the presence or otherwise of legally protected and Local Biodiversity Action Plan Priority Spe- cies and Habitats and if present indicate their distribution and population size/area. 7. Additional survey information may be necessary to inform mitigation, enhancement, compensation and management works on site, and will be a requirement for certain development types or sites - particularly where there are protected species or habitats - see SPG.20 Bio- diversity and SPG.22 on Environmental Impact Assess- ment. These additional data needs will be highlighted by the initial site audit and / or by early discussions with the Council and other relevant bodies. For instance, in accordance with the Site Assessment Guidance of SPG 20, for proposals which are considered to have a likely significant effect on any European designated sites and Appropriate Assessment (under the Habitats Regulations) will be required to investigate in detail the likely impacts of specific development proposals on any such protected sites. To be in accordance with the development plan, proposals for the RIA must demonstrate that they will not adversely affect the integrity of European sites. 8. In some cases more than one survey will be required to provide sufficient data on a species/habitat. Given these seasonal constraints survey requirements for a develop- ment should be determined at the earliest possible stage to avoid delays later in the planning process. Optimium survey seasons vary for different species and habitats. 9. Further information is available in SPG 20 Biodiversity and Development and in the North Lanarkshire Biodiver- sity Action Plan. Design Development to Incorporate Biodiversity 10. Having identified biodiversity opportunities and con- straints within a site these should be considered as part of the design or masterplan for the site. It is important that design should consider biodiversity not just within the site boundaries but also existing biodiversity features in the surrounding area and any links which can be created. Even where few features of ecological value have been identified on site, the developer will be expected to explore opportunities to enhance the value of the site for wildlife. At the detailed planning application stage more detail of the design and biodiversity objectives will be required. Planning conditions may be used to ensure the necessary work is undertaken to achieve the biodiversity objectives. Q. BIODIVERSITY ASSESSMENT & MITIGATION 20 21
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00 R. CONTENT & ASSESSMENT OF BUSINESS PLANS 1. A number of development proposals in the Green Belt are required to provide a detailed and financially robust business case to support and validate the proposed de- velopment activity. This is required by Policy NBE 3A point 3 “supported by detailed and financially robust business plans” (see Section A on page 2). 2. The Business Plan (BP) should be prepared by a suit- ably qualified person. Applicants are encouraged to use recognised professional expertise from agencies such as the Scottish Agricultural College, National Farmers Union Scotland, Institute of Chartered Accountants Scotland, Royal Institute of Chartered Surveyors etc. All BP’s will be scrutinised in order to ensure that the proposed business is viable in the medium to long term - not just the short term. 3. It should be noted that all new businesses are required to be established for a minimum period of three years prior to the Council considering any residential use as- sociated with the operation of the business (other than temporary accommodation see section H page 6). Even then, there can be no assumption that a successful busi- ness will justify a related residential property. Information Required 4. The following information should be addressed in the submitted Business Plan (BP) in support of a develop- ment proposal in the Green Belt. Succinct comprehensible information with clearly stated and realistic assumptions is preferred to numerous unexplained data tables. (A) Basic Factual Information l The name and professional qualifications of the person producing the BP, and contact details l The name of the client / business for which the BP has been prepared and contact details l The address / site for which the BP relates, including a scale plan of the site / landholdings, l The area of land in the clients ownership and or the area of land to which the BP relates, and a schedule of existing and proposed floor areas (B) Business Development Plan A Business Development Plan (typically as required for any loan agreement) should include: l the business activity, hours and method of operation, buildings, plant/infrastructure, number of employees, expected number of clients, etc. l set up costs: including building construction costs, groundworks (access costs, utility connections, drainage / septic tank.) temporary accommodation during construc- tion or during the business establishment period etc. l a projected balance sheet with forecast annual profit and loss for the first three years (the minimum business establishment period) and related cash flow projection. l sales income/cost of sales (including related assump- tions on labour costs), gross profit/overheads, net profit, and professional fees (architects fees, engineer’s fees, solicitor’s fees, wildlife report fees (if required) topographic survey, planning application fees etc). l assumptions on on-going expenditure including: elec- tricity costs, insurance and safety certification and other costs. This might cover payroll and accountancy costs, CCTV / security, disposables / stores and equipment, and ongoing professional fees e.g. vet / blacksmiths. l evidence of market demand and testing for the busi- ness/service being promoted, ideally this should include sensitivity testing and risk assessment. l project funding source and finance costs: private capital / savings, banking loan etc. NB Where a business has been established without plan- ning consent and the applicant is seeking retrospective ap- proval the Council will in addition to the above information require evidence of receipts and audited accounts to prove the existence of the operation and its ongoing viability. 5. The overall objective of the Council seeking the above information is to ensure that, in granting planning permis- sion for a development, it is a robust and viable business. Where there are concerns as to the ongoing viability of the business then a bond (secured through a Section 75 agreement) may be required to ensure that the land can be reinstated should the business fail.Example of typical Financial Projection Information 22
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T. SOURCES OF FURTHER GUIDANCE U. CONTACT DETAILS S. OTHER CONSENTS YOU MAY NEED North Lanarkshire Council Development Management Northern Area Office Fleming House, 2 Tryst Road Cumbernauld G67 1JW 01236 632518 esenquiries@northlan.gov.uk North Lanarkshire Council Development Management Southern Area Office Fleming House, 2 Tryst Road Cumbernauld G67 1JW 01236 632514 esenquiries@northlan.gov.uk The latest Supplementary Planning Guidance and index can be found online at:- www.northlanarkshire.gov.uk/spg North Lanarkshire Council Development Implementation Team Fleming House, 2 Tryst Road Cumbernauld,G67 1JW 01236 632625 esdesign@northlan.gov.uk North Lanarkshire Council Transportation Team Northern Area Office Central Area Offitce Southern Area Office (see addresses above) esenquiries@northlan.gov.uk Scottish Natural Heritage 30 Hope Street, Lanark, ML11 7NE Tel 0155 566 5928 www.snh.gov.uk S.E.P.A Corporate Office East Kilbride, 5 Redwood Crescent, Peel Park, G74 5PP Planning.ek@sepa.org.uk www.sepa.org.uk See also: www.rics.org./scotland www.historic-scotland.gov.uk www.scotland.gov.uk www.sac.ac.uk www.nfus.org.uk www.icas.org.uk 23 Scottish Government www.scotland.gov.uk/topics/planning Contains general information on plan- ning and building standards. Scottish Planning Policy (SPP) para 92-97 (p.19-20) Plus Policy Advice Notes: PAN 72 Housing in the Countryside & PAN 73 Rural Diversification. Historic Scotland www.historicscotland.org.uk Historic Scotland “Rural Buildings of the Lothian’s: Conservation and Con- version Guide for Practitioners” British Horse Society www.bhs.org.uk or www.bhsscotland.org.uk British Horse Society Scotland for advice on all things equine and equestrian, animal welfare, bridal-paths etc. See also www.scotland.gov.uk/Topics/farmingrural www.sears.scotland.gov.uk Illustrations by www.collectivearchitecture.com 1. Building Standards Consent This is necessary for any structural alterations or new build. Contact: Area Building Standards Office 2. Listed Building Consent This is needed for any works which affect the historic or architectural character of a Listed Building in any way. Contact: NLC Planning. 3. Advertisement Consent Consent is needed for most signs and adverts in North Lanarkshire. Contact: NLC Planning 4. Scheduled Monument Consent. This is required when works affect the scheduled area of a monument designated under the Ancient Monuments and Archaeological Areas Act 1979. The consents are administered by Historic Scotland on behalf of Scottish Ministers. Contact: Historic Scotland 5. Waste Disposal Waste disposal may require consent and a licence. Contact: NLC Environmental Services 6. Works to Trees Works to trees, including felling will require consent where trees are subject to a Tree Preservation Order Contact: NLC Planning. 7. Foot-path Diversion This will require approval under the Planning or Roads Acts.Contact: Area Transportation Team. 8. Drainage & Roads Works affecting drainage and public roads may need consent: Contact: the area Transportation Team. Land drainage consent may also be required from S.E.P.A. Contact: S.E.P.A. 9. Protected Species Licence This is required when works affect European protected species (e.g. bats, otters, great crested newts) or their shelter / breeding places from the licensing authority (the Scottish Government). A licence is also required for any works that are likely to disturb badgers and their setts from the licensing authority (SNH). See SPG.20 NOTE: All illustrations are intended as general guidance COPYRIGHT - Please note this document contains various copyrighted images all of which have been used to illus- trate exemplar quality rural developments. The express permis- sion of the copyright holders has not been requested.
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A. POLICY COMPLIANCE: have you established... o that the proposed development / activity is acceptable within the Green Belt? o a robust business case to support the proposed development? (see p.22) o evidence of a specific locational need for the development / activity? o if the development is covered by the Agricultural Permitted Development Procedure? (see p.4) o whether the scheme has an impact on any designated site or protected species? (see p.21) B. SITE SELECTION: have you explained how the... o important characteristics of the site inform the design and utilise the optimum southern orientation? o location - in terms of visual impact - is optimal – i.e. avoided skylines and prominent positions? (see p.9) o site creates privacy, shelter from prevailing winds and exploits the landscaping? (see p.10) o site uses its orientation to ensure the main living spaces and openings face south? (see p.9) o site allows safe and discreet access without the removal of road boundaries? C. SITE LAYOUT: have you designed the... o building to work with the contours of the site to ensure it sits comfortably in the landscape and maximises shelter, privacy and screening whilst minimising the visual impact and visibility from the road?. o landscaping and garden to integrate with the natural and mature features surrounding the site – are new plants indigenous / native? are drainage and water managed? o access to retain roadside boundaries and boundary treatments to enhance the landscape setting? D. DESIGN: have you developed... o a house that is simple in its form and related to local rural building forms? o distinctive characteristics related to the rural location within North Lanarkshire? o a development with appropriate proportions and scale relative to its; l site – does the choice of single or two storey respond to the character of the site? l surrounding buildings – is the scale appropriate to the existing character of the locality? o the massing to articulate different elements and reduce the perceived scale? o a plan which will allow a good solid-to-void relationship in its openings (windows, doors, etc)? E: MATERIALS AND CONSTRUCTION DETAILING: have you used... o a roof profile (eaves height & detail, ridge height, pitch) to blend in with the local environment? o roofing materials that respect and reflect the tradition of the location and surroundings? o the chimney positions to ensure there is substance to their appearance? o doors & windows in a well proportioned way to provide good natural light and views whilst maintaining a balance of solid wall? Are they appropriate in terms of size, design and materials? o carefully detailed dormers or rooflights (if necessary) to ensure they minimise visual impact? o natural design, natural light (including any sunspace) and materials to be energy efficient and airtight? o materials and finishes simply and consistent with the local character ? o colour and planting effectively to enhance the building and its rural setting? This is one of a series of Supplementary Planning Guidance Leaflets aimed at encouraging good practice in the design and layout of new development. The advice supplements the policies in the emerging North Lanarkshire Local Plan. The Council will have regard to this Guidance when assessing the merits of planning applications. This leaflet was approved following public consultation and consideration of all comments made, as Supplementary Planning Guidance on the 28th of July 2010. It is available on-line can be translated or provided in other languages or formats on request. Ref: SPG 07 Development in the Green Belt - Approved 28 July 2010 www.northlanarkshire.gov.uk/spg North Lanarkshire Council, Environmental Services, Strategic Planning, Fleming House, 2 Tryst Road, Cumbernauld G67 1JW Tel 01236 632625 esdesign@northlan.gov.uk updated to 1 April 2011 V. Checklist The Council will expect applications for schemes within the Green Belt to comply with this checklist and demonstrate in the Design Statement:- 24 The latest Supplementary Planning Guidance and index can be found online at:- www.northlanarkshire.gov.uk/spg
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Victoria Quay, Edinburgh EH6 6QQ www.gov.scot Local Government and Housing Directorate Planning, Architecture and Regeneration Division T: 0131-244 7547 E: chief.planner@gov.scot ___ 8 February 2023 Dear Colleague Transitional Arrangements for National Planning Framework 4 Following the approval by the Scottish Parliament of National Planning Framework 4 (NPF4) on 11 January 2023, the following provides advice on NPF4 becoming part of the statutory ‘development plan’ alongside local development plans (LDPs). We intend for this advice to support consistency in decision making ahead of new style LDPs being in place. The Development Plan In Scotland, the planning system is plan-led. From 13 February, on adoption and publication by Scottish Ministers, NPF4 will form part of the statutory development plan, along with the LDP applicable to the area at that time and its supplementary guidance. NPF4 will supersede National Planning Framework 3 and Scottish Planning Policy (SPP) (2014). NPF3 and SPP will no longer represent Scottish Ministers’ planning policy and should not therefore form the basis for, or be a consideration to be taken into account, when determining planning applications on or after 13 February. On 13 February, Strategic Development Plans (SDP) and associated supplementary guidance will cease to have effect and as such no longer be part of the development plan. LDPs already adopted will continue to be part of the development plan. For avoidance of doubt, existing LDP land allocations will be maintained. LDPs within SDP areas will no longer be required to be consistent with the SDP. For proposed LDPs prepared prior to the adoption and publication of NPF4, it may be that there are opportunities to reconcile identified inconsistencies with NPF4 through the examination process. However there are clear limitations to this. The scope of an examination is limited to issues raised in representations and the process must remain proportionate and fair. Whether an LDP has been adopted prior to or after the adoption and publication of NPF4, legislation states that in the event of any incompatibility between a provision of NPF and a
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Victoria Quay, Edinburgh EH6 6QQ www.gov.scot provision of an LDP, whichever of them is the later in date is to prevail (Town and Country Planning (Scotland) Act 1997 (”the 1997 Act”); section 24(3)). Across Scotland there is a substantial amount of supplementary guidance associated with SDPs and LDPs. Supplementary guidance associated with SDPs will no longer have effect following adoption and publication of NPF4 on 13 February. Supplementary guidance associated with LDPs which was in force before 12 February (the date on which section 13 of the 2019 Act comes into force) will continue to be in force and be part of the development plan (1997 Act; paragraph 2 of schedule 1). As the development plan system transitions to one without statutory supplementary guidance, the Planning (Scotland) Act 2019 (Commencement No.11 and Saving and Transitional Provisions) Regulations 2023 provide for local authorities to continue to prepare and adopt supplementary guidance associated with LDPs until 31 March 2025. Supplementary guidance adopted under those provisions is to be treated as forming part of the development plan for the area to which the LDP relates. The provisions of section 16(1)(a) of the 1997 Act require planning authorities to prepare a new LDP for their area at intervals of no more than 10 years or whenever required to do so by the Scottish Ministers. It will be important for the first round of ‘new style’ LDPs to be prepared in a timely fashion. We expect that every planning authority in Scotland will have a new style plan in place within around 5 years of the new development plan regulations coming into force, which we anticipate happening this spring. Legislation provides for planning authorities to prepare LDPs that include policies and proposals for development and use of land in their area. There is no legal requirement for LDPs to be directly ‘compatible’ with NPF4, although in preparing LDPs, there will be a statutory requirement under section 16(2)(a)(i) of the 1997 Act that planning authorities take the NPF into account. Applying NPF4 Policy Section 25 of the 1997 Act requires that decisions are made in accordance with the development plan unless material considerations indicate otherwise. Application of planning judgement to the circumstances of an individual situation remains essential to all decision making, informed by principles of proportionality and reasonableness. It is important to bear in mind NPF4 must be read and applied as a whole. The intent of each of the 33 policies is set out in NPF4 and can be used to guide decision-making. Conflicts between policies are to be expected. Factors for and against development will be weighed up in the balance of planning judgement. It is recognised that it may take some time for planning authorities and stakeholders to get to grips with the NPF4 policies, and in particular the interface with individual LDP policies. As outlined above, in the event of any incompatibility between a provision of NPF and a provision of an LDP, whichever of them is the later in date is to prevail. Provisions that are contradictory or in conflict would be likely to be considered incompatible. We expect that monitoring of the policies will particularly focus on new and developing policy areas, so that their application in practice can inform future guidance. Below we have set out some more specific advice on individual policies.
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Victoria Quay, Edinburgh EH6 6QQ www.gov.scot Policy 1 – Tackling the climate and nature crises This policy prioritises the climate and nature crises in all decisions. It should be applied together with the other policies in NPF4. It will be for the decision maker to determine whether the significant weight to be applied tips the balance in favour for, or against a proposal on the basis of its positive or negative contribution to the climate and nature crises. Policy 2 - Climate mitigation and adaptation There is currently no single accepted methodology for calculating and / or minimising emissions. The emphasis is on reducing emissions as far as possible, rather than eliminating all emissions. At this stage, quantitative assessments are not expected for all applications and there are no defined thresholds that require different levels of information at this stage. Planning authorities will be aware that this is unlikely to be a key consideration for many applications, for example for smaller scale developments, householder applications or many changes of use. However, for other types of development proposals that may generate significant emissions, such as some national or major developments, we consider it to be reasonable to expect quantitative information to be provided. For developments that require an Environmental Impact Assessment (EIA), the impact of the project on climate (e.g. the nature and magnitude of greenhouse gas emissions) and the vulnerability of the project to climate change will have been considered as appropriate in the EIA Report. See Circular 1/2017 for further information. Last year the Scottish Government published carbon management guidance for projects and programmes. Whilst this is aimed at larger scale projects within city region and growth deals and a fully quantified approach is only likely to be proportionately applicable to larger scale proposals, at least whilst practice and methodologies develop over the coming years, the guidance includes useful information and highlights established methodologies which may be of assistance to applicants and planning authorities. Published research on the Lifecycle Greenhouse Gas Emissions of NPF4 Proposed National Developments1, also offers an example of a high-level approach to identifying direct and indirect effects of proposals on GHG emissions which can be embedded into statutory Environmental Assessment obligations. Policy 3 - Biodiversity To support this policy in practice, NatureScot previously consulted on new ‘Developing with Nature guidance’ to accompany NPF4 Biodiversity policy 3c), which is to be applied to certain local development. A final version of the guidance will be available shortly. We are committed to developing guidance to accompany wider NPF4 policy 3, and – recognising that currently there is no single accepted methodology for calculating and / or measuring biodiversity ‘enhancement’ – we have commissioned research to explore options for developing a biodiversity metric or other tool, specifically for use in Scotland. There will be some proposals which will not give rise to opportunities to contribute to the enhancement of biodiversity, and it will be for the decision maker to take into account the policies in NPF4 as a whole, together with material considerations in each case. 1 National Planning Framework 4 - lifecycle greenhouse gas emissions: assessment findings - gov.scot (www.gov.scot)
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Victoria Quay, Edinburgh EH6 6QQ www.gov.scot Policy 16 - Quality homes NPF4 sets out a distinct, new approach to planning for new homes across Scotland that aims to deliver more quality homes that meet diverse needs. Policy 16, Quality Homes, promotes a plan-led approach. New style LDPs must include targets for meeting the housing needs of people living in the area, this is referred to in NPF4 as the ”Local Housing Land Requirement” (LHLR) 2. The LHLR will be informed by the Evidence Report and Gate Check process. It is expected that the LHLR will exceed the Minimum All-Tenure Housing Land Requirements (MATHLR) set out in NPF4. Proposed Plans will allocate sites to meet the LHLR and, in doing so, we expect there to be greater emphasis on delivery. Policy 16 looks to incentivise delivery of allocated sites, as they will have been considered and agreed through the comprehensive and participative LDP preparation process. If an LDP reaches Examination without sufficient sites identified to meet the LHLR, a planning authority can be required to prepare another Proposed LDP under new legislative provisions in section 19ZA of the 1997 Act. Once adopted, the delivery of new style LDPs will be monitored and supported through the Housing Land Audit and the LDP Delivery Programme. New guidance on Housing Land Audits will be prepared this year, in collaboration with key stakeholders. The new guidance will seek to ensure a consistent approach is adopted in the preparation of new Housing Land Audits. If needed, collaboration on the LDP Delivery Programme can assist in early consideration of bringing forward longer term sites. Policy 16 is applicable to decision making when NPF4 becomes part of the statutory development plan. As outlined above, SPP(2014) will be superseded and not form part of Scottish Government planning policies, including: the requirement to maintain at least a 5 year supply of effective housing land at all times, shortfalls in supply indicating LDP policies are not up-to-date, the ‘presumption in favour of development that contributes to sustainable development’ and the concept commonly known as the ‘tilted balance’. Consideration must be given as to whether provisions in LDPs are incompatible with provisions of NPF4. Where there is an incompatibility, such as between a housing exceptions policy in an LDP and Policy 16(f) of NPF4, the latter will prevail. Policy 23 - Health and safety We understand that there were some concerns about references within NPF4 to suicide risk, including recognition that LDPs should be informed by awareness of locations of concern for suicide. We would draw your attention to Creating Hope Together (Scotland’s Suicide Prevention Action Plan 2022-2025) which was published last year by the Scottish Government together with COSLA. This recognises the importance of the National Planning Framework in reflecting the role of planning in suicide prevention. Further resources are referenced in the action plan and have been produced by Public Health Scotland. 2NPF4: Annex F provides the Local Housing Land Requirement means “The amount of land required for housing, as identified by the local development plan. The Local Housing Land Requirement (LHLR) is expected to exceed the 10 year Minimum All-Tenure Housing Land Requirement (MATHLR) set out in the National Planning Framework”
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Victoria Quay, Edinburgh EH6 6QQ www.gov.scot It may also be useful to see guidance produced by the Welsh Government, which emphasises a pragmatic approach, suggests that suicide prevention should ideally be built into the design of projects and should be compatible with creation of good places. It also references further available practical advice on this. Policy 27(d) - Drive through developments During the Parliamentary scrutiny of the draft NPF4, there was some debate about the meaning and application of Policy 27(d), which states that “drive-through developments will only be supported where they are specifically supported in the LDP”. The intention of this policy was to ensure that this type of development is considered as an integral part of the wider development plan, and is not (as has been erroneously reported) a moratorium or ban on such developments. In applying policy 27(d) and whether such developments are supported, planning authorities may regard wider uses that are compatible with the drive through function to be included, as there is no single class of development that this relates to and may sometimes be considered as sui generis. Suitable locations may include for example those allocated for Class 1 shops or Class 3 Food and drink, depending on the nature of the proposal involved in each case. In looking at the potential impact of the development as a whole, as always, decisions will depend on the facts and circumstances of each individual case and regard should be given to wider policies within NPF4, including those relating to reducing emissions that contribute to climate change and to wider policies that aim to improve town centres and support local living. Looking forward, we will include guidance on drive throughs and the relationship to Policy 27(d) within the forthcoming local development plan guidance, which will be published this spring to support implementation of the new arrangements for LDPs. Further Planning Guidance and Advice In the NPF4 Delivery Programme, we have given our commitment to progress work on a new suite of guidance and advice that will support activity to deliver the policy intent of NPF4. We will do this alongside careful monitoring of the implementation of policies. With some substantial changes being made through the reform of our planning system, both through legislation and in NPF4, there will now be some discrepancies in existing planning guidance and advice as a result. Nevertheless, there will remain aspects which will still be useful for reference through the new planning system and policy approach. Over time, we will review that historic advice as appropriate. Yours faithfully Dr Fiona Simpson Chief Planner Tom Arthur Minister for Public Finance, Planning and Community Wealth
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National Planning Framework 4 Revised Draft Laid before the Scottish Parliament on 8 November 2022
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National Planning Framework 4 – Revised Draft 01 Contents Part 2 – National Planning Policy Sustainable Places 1. Tackling the climate and nature crises 2. Climate mitigation and adaptation 3. Biodiversity 4. Natural places 5. Soils 6. Forestry, woodland and trees 7. Historic assets and places 8. Green belts 9. Brownfield, vacant and derelict land and empty buildings 10. Coastal development 11. Energy 12. Zero waste 13. Sustainable transport Liveable Places 14. Design, quality and place 15. Local living and 20 minute neighbourhoods 16. Quality homes 17. Rural homes 18. Infrastructure first 19. Heat and cooling 20. Blue and green infrastructure 21. Play, recreation and sport 22. Flood risk and water management 23. Health and safety 24. Digital infrastructure Productive Places 25. Community wealth building 26. Business and industry 27. City, town, local and commercial centres 28. Retail 29. Rural development 30. Tourism 31. Culture and creativity 32. Aquaculture 33. Minerals
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Part 2 – National Planning Policy Sustainable Places Part 2 – National Planning Framework 4 – Revised Draft 36 National Planning Policy Tackling the climate and nature crises Policy Principles Policy 1 When considering all development proposals significant weight will be given to the global climate and nature crises. Local Development Plans: LDPs must address the global climate emergency and nature crisis by ensuring the spatial strategy will reduce emissions and adapt to current and future risks of climate change by promoting nature recovery and restoration in the area. Key policy connections: All other policies. Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation Policy Intent: To encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. Policy Outcomes: • Zero carbon, nature positive places.
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National Planning Framework 4 – Revised Draft 37 Part 2 – National Planning Policy Climate mitigation and adaptation Policy Principles Policy 2 a) Development proposals will be sited and designed to minimise lifecycle greenhouse gas emissions as far as possible. b) Development proposals will be sited and designed to adapt to current and future risks from climate change. c) Development proposals to retrofit measures to existing developments that reduce emissions or support adaptation to climate change will be supported. Local Development Plans: The LDP spatial strategy should be designed to reduce, minimise or avoid greenhouse gas emissions. The six spatial principles should form the basis of the spatial strategy, helping to guide development to, and create, sustainable locations. The strategy should be informed by an understanding of the impacts of the proposals on greenhouse gas emissions. LDPs should support adaptation to the current and future impacts of climate change by taking into account climate risks, guiding development away from vulnerable areas, and enabling places to adapt to those risks. Key policy connections: All other policies. Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation Policy Intent: To encourage, promote and facilitate development that minimises emissions and adapts to the current and future impacts of climate change. Policy Outcomes: • Emissions from development are minimised; and • Our places are more resilient to climate change impacts.
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National Planning Framework 4 – Revised Draft 38 Part 2 – National Planning Policy Biodiversity Policy Principles Local Development Plans: LDPs should protect, conserve, restore and enhance biodiversity in line with the mitigation hierarchy. They should also promote nature recovery and nature restoration across the development plan area, including by: facilitating the creation of nature networks and strengthening connections between them to support improved ecological connectivity; restoring degraded habitats or creating new habitats; and incorporating measures to increase biodiversity, including populations of priority species. Policy 3 a) Development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, where possible. b) Development proposals for national or major development, or for development that requires an Environmental Impact Assessment will only be supported where it can be demonstrated that the proposal will conserve, restore and enhance biodiversity, including nature networks so they are in a demonstrably better state than without intervention. This will include future management. To inform this, best practice assessment methods should be used. Proposals within these categories will demonstrate how they have met all of the following criteria: i. the proposal is based on an understanding of the existing characteristics of the site and its local, regional and national ecological context prior to development, including the presence of any irreplaceable habitats; ii. wherever feasible, nature-based solutions have been integrated and made best use of; iii. an assessment of potential negative effects which should be fully mitigated in line with the mitigation hierarchy prior to identifying enhancements; iv. significant biodiversity enhancements are provided, in addition to any proposed mitigation. This should include nature networks, linking to and strengthening habitat connectivity within and beyond the development, secured within a reasonable timescale and with reasonable certainty. Management arrangements for their long- term retention and monitoring should be included, wherever appropriate; and v. local community benefits of the biodiversity and/or nature networks have been considered. c) Proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity, in accordance with national and local guidance. Measures should be proportionate to the nature and scale of development. Applications for individual householder development, or which fall within scope of (b) above, are excluded from this requirement. d) Any potential adverse impacts, including cumulative impacts, of development proposals on biodiversity, nature networks and the natural environment will be minimised through careful planning and design. This will take into account the need to reverse biodiversity loss, safeguard the ecosystem services that the natural environment provides, and build resilience by enhancing nature networks and maximising the potential for restoration. Policy Intent: To protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. Policy Outcomes: • Biodiversity is enhanced and better connected including through strengthened nature networks and nature- based solutions.
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National Planning Framework 4 – Revised Draft 39 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Natural places Soils Forestry, woodland and trees Green belts Coastal development Energy Design, quality and place Blue and green infrastructure Flood risk and water management Policy impact: Just Transition Conserving and recycling assets Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 40 Part 2 – National Planning Policy Natural places Policy Principles Local Development Plans: LDPs will identify and protect locally, regionally, nationally and internationally important natural assets, on land and along coasts. The spatial strategy should safeguard them and take into account the objectives and level of their protected status in allocating land for development. Spatial strategies should also better connect nature rich areas by establishing and growing nature networks to help protect and restore the biodiversity, ecosystems and natural processes in their area. Policy 4 a) Development proposals which by virtue of type, location or scale will have an unacceptable impact on the natural environment, will not be supported. b) Development proposals that are likely to have a significant effect on an existing or proposed European site (Special Area of Conservation or Special Protection Areas) and are not directly connected with or necessary to their conservation management are required to be subject to an “appropriate assessment” of the implications for the conservation objectives. c) Development proposals that will affect a National Park, National Scenic Area, Site of Special Scientific Interest or a National Nature Reserve will only be supported where: i. The objectives of designation and the overall integrity of the areas will not be compromised; or ii. Any significant adverse effects on the qualities for which the area has been designated are clearly outweighed by social, environmental or economic benefits of national importance. All Ramsar sites are also European sites and/ or Sites of Special Scientific Interest and are extended protection under the relevant statutory regimes. d) Development proposals that affect a site designated as a local nature conservation site or landscape area in the LDP will only be supported where: i. Development will not have significant adverse effects on the integrity of the area or the qualities for which it has been identified; or ii. Any significant adverse effects on the integrity of the area are clearly outweighed by social, environmental or economic benefits of at least local importance. e) The precautionary principle will be applied in accordance with relevant legislation and Scottish Government guidance. f) Development proposals that are likely to have an adverse effect on species protected by legislation will only be supported where the proposal meets the relevant statutory tests. If there is reasonable evidence to suggest that a protected species is present on a site or may be affected by a proposed development, steps must be taken to establish its presence. The level of protection required by legislation must be factored into the planning and design of development, and potential impacts must be fully considered prior to the determination of any application. Policy Intent: To protect, restore and enhance natural assets making best use of nature-based solutions. Policy Outcomes: • Natural places are protected and restored. • Natural assets are managed in a sustainable way that maintains and grows their essential benefits and services.
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National Planning Framework 4 – Revised Draft 41 Part 2 – National Planning Policy Policy impact: Just Transition Conserving and recycling assets Rebalanced development Rural revitalisation g) Development proposals in areas identified as wild land in the Nature Scot Wild Land Areas map will only be supported where the proposal: i. will support meeting renewable energy targets; or, ii. is for small scale development directly linked to a rural business or croft, or is required to support a fragile community in a rural area. All such proposals must be accompanied by a wild land impact assessment which sets out how design, siting, or other mitigation measures have been and will be used to minimise significant impacts on the qualities of the wild land, as well as any management and monitoring arrangements where appropriate. Buffer zones around wild land will not be applied, and effects of development outwith wild land areas will not be a significant consideration. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Soils Forestry, woodland and trees Historic assets and places Green belts Coastal development Energy Design, quality and place Blue and green infrastructure Play, recreation and sport Flood risk and water management Rural development Tourism
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National Planning Framework 4 – Revised Draft 42 Part 2 – National Planning Policy Soils Policy Principles Local Development Plans: LDPs should protect locally, regionally, nationally and internationally valued soils, including land of lesser quality that is culturally or locally important for primary use. Policy 5 a) Development proposals will only be supported if they are designed and constructed: i. In accordance with the mitigation hierarchy by first avoiding and then minimising the amount of disturbance to soils on undeveloped land; and ii. In a manner that protects soil from damage including from compaction and erosion, and that minimises soil sealing. b) Development proposals on prime agricultural land, or land of lesser quality that is culturally or locally important for primary use, as identified by the LDP, will only be supported where it is for: i. Essential infrastructure and there is a specific locational need and no other suitable site; ii. Small-scale development directly linked to a rural business, farm or croft or for essential workers for the rural business to be able to live onsite; iii. The development of production and processing facilities associated with the land produce where no other local site is suitable; iv. The generation of energy from renewable sources or the extraction of minerals and there is secure provision for restoration; and In all of the above exceptions, the layout and design of the proposal minimises the amount of protected land that is required. c) Development proposals on peatland, carbon- rich soils and priority peatland habitat will only be supported for: i. Essential infrastructure and there is a specific locational need and no other suitable site; ii. The generation of energy from renewable sources that optimises the contribution of the area to greenhouse gas emissions reductions targets; iii. Small-scale development directly linked to a rural business, farm or croft; iv. Supporting a fragile community in a rural or island area; or v. Restoration of peatland habitats. d) Where development on peatland, carbon-rich soils or priority peatland habitat is proposed, a detailed site specific assessment will be required to identify: i. the baseline depth, habitat condition, quality and stability of carbon rich soils; ii. the likely effects of the development on peatland, including on soil disturbance; and iii. the likely net effects of the development on climate emissions and loss of carbon. Policy Intent: To protect carbon-rich soils, restore peatlands and minimise disturbance to soils from development. Policy Outcomes: • Valued soils are protected and restored. • Soils, including carbon-rich soils, are sequestering and storing carbon. • Soils are healthy and provide essential ecosystem services for nature, people and our economy.
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National Planning Framework 4 – Revised Draft 43 Part 2 – National Planning Policy drainage features; This assessment should inform careful project design and ensure, in accordance with relevant guidance and the mitigation hierarchy, that adverse impacts are first avoided and then minimised through best practice. A peat management plan will be required to demonstrate that this approach has been followed, alongside other appropriate plans required for restoring and/ or enhancing the site into a functioning peatland system capable of achieving carbon sequestration. e) Development proposals for new commercial peat extraction, including extensions to existing sites, will only be supported where: i. the extracted peat is supporting the Scottish whisky industry; ii. there is no reasonable substitute; iii. the area of extraction is the minimum necessary and the proposal retains an in-situ residual depth of part of at least 1 metre across the whole site, including iv. the time period for extraction is the minimum necessary; and v. there is an agreed comprehensive site restoration plan which will progressively restore, over a reasonable timescale, the area of extraction to a functioning peatland system capable of achieving carbon sequestration. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Natural places Forestry, woodland and trees Historic assets and places Energy Blue and green infrastructure Rural development Policy impact: Just Transition Conserving and recycling assets Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 44 Part 2 – National Planning Policy Policy impact: Just Transition Conserving and recycling assets Rebalanced development Rural revitalisation Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Natural places Soils Historic assets and places Green belts Energy Design, quality and place Local Living and 20 minute neighbourhoods Heat and cooling Blue and green infrastructure Play, recreation and sport Flood risk and water management Health and safety Tourism Forestry, woodland and trees Policy Principles Local Development Plans: LDPs should identify and protect existing woodland and the potential for its enhancement or expansion to avoid habitat fragmentation and improve ecological connectivity, helping to support and expand nature networks. The spatial strategy should identify and set out proposals for forestry, woodlands and trees in the area, including their development, protection and enhancement, resilience to climate change, and the expansion of a range of types to provide multiple benefits. This will be supported and informed by an up to date Forestry and Woodland Strategy. Policy 6 a) Development proposals that enhance, expand and improve woodland and tree cover will be b) Development proposals will not be supported where they will result in: i. Any loss of ancient woodlands, ancient and veteran trees, or adverse impact on their ii. Adverse impacts on native woodlands, hedgerows and individual trees of high biodiversity value, or identified for protection in the Forestry and Woodland Strategy; iii. Fragmenting or severing woodland habitats, unless appropriate mitigation measures are identified and implemented in line with the mitigation hierarchy; iv. Conflict with Restocking Direction, Remedial Notice or Registered Notice to Comply issued by Scottish Forestry. c) Development proposals involving woodland removal will only be supported where they will achieve significant and clearly defined additional public benefits in accordance with relevant Scottish Government policy on woodland removal. Where woodland is removed, compensatory planting will most likely be expected to be delivered. d) Development proposals on sites which include an area of existing woodland or land identified in the Forestry and Woodland Strategy as being suitable for woodland creation will only be supported where the enhancement and improvement of woodlands and the planting of new trees on the site (in accordance with the Forestry and Woodland Strategy) are integrated into the design. ecological condition; supported. Policy Intent: To protect and expand forests, woodland and trees. Policy Outcomes: • Existing woodlands and trees are protected, and cover is expanded. • Woodland and trees on development sites are sustainably managed.
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National Planning Framework 4 – Revised Draft 45 Part 2 – National Planning Policy Historic assets and places Policy Principles Local Development Plans: LDPs, including through their spatial strategies, should support the sustainable management of the historic environment. They should identify, protect and enhance valued historic assets and places. Policy 7 a) Development proposals with a potentially significant impact on historic assets or places will be accompanied by an assessment which is based on an understanding of the cultural significance of the historic asset and/or place. The assessment should identify the likely visual or physical impact of any proposals for change, including cumulative effects and provide a sound basis for managing the impacts of change. Proposals should also be informed by national policy and guidance on managing change in the historic environment, and information held within Historic Environment Records. b) Development proposals for the demolition of listed buildings will not be supported unless it has been demonstrated that there are exceptional circumstances and that all reasonable efforts have been made to retain, reuse and/or adapt the listed building. Considerations include whether the: i. building is no longer of special interest; ii. building is incapable of physical repair and re-use as verified through a detailed structural condition survey report; iii. repair of the building is not economically viable and there has been adequate marketing for existing and/or new uses at a price reflecting its location and condition for a reasonable period to attract interest from potential restoring purchasers; or iv. demolition of the building is essential to delivering significant benefits to economic growth or the wider community. c) Development proposals for the reuse, alteration or extension of a listed building will only be supported where they will preserve its character, special architectural or historic interest and setting. Development proposals affecting the setting of a listed building should preserve its character, and its special architectural or historic interest. d) Development proposals in or affecting conservation areas will only be supported where the character and appearance of the conservation area and its setting is preserved or enhanced. Relevant considerations include the: i. architectural and historic character of the area; ii. existing density, built form and layout; and iii. context and siting, quality of design and suitable materials. e) Development proposals in conservation areas will ensure that existing natural and built features which contribute to the character of the conservation area and its setting, including structures, boundary walls, railings, trees and hedges, are retained. Policy Intent: To protect and enhance historic environment assets and places, and to enable positive change as a catalyst for the regeneration of places. Policy Outcomes: • The historic environment is valued, protected, and enhanced, supporting the transition to net zero and ensuring assets are resilient to current and future impacts of climate change. • Redundant or neglected historic buildings are brought back into sustainable and productive uses. • Recognise the social, environmental and economic value of the historic environment, to our economy and cultural identity.
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National Planning Framework 4 – Revised Draft 46 Part 2 – National Planning Policy f) Demolition of buildings in a conservation area which make a positive contribution to its character will only be supported where it has been demonstrated that: i. reasonable efforts have been made to retain, repair and reuse the building; ii. the building is of little townscape value; iii. the structural condition of the building prevents its retention at a reasonable cost; or iv. the form or location of the building makes its reuse extremely difficult. g) Where demolition within a conservation area is to be followed by redevelopment, consent to demolish will only be supported when an acceptable design, layout and materials are being used for the replacement development. h) Development proposals affecting scheduled monuments will only be supported where: i. direct impacts on the scheduled monument are avoided; ii. significant adverse impacts on the integrity of the setting of a scheduled monument are avoided; or iii. exceptional circumstances have been demonstrated to justify the impact on a scheduled monument and its setting and impacts on the monument or its setting have been minimised. i) Development proposals affecting nationally important Gardens and Designed Landscapes will be supported where they protect, preserve or enhance their cultural significance, character and integrity and where proposals will not significantly impact on important views to, from and within the site, or its setting. j) Development proposals affecting nationally important Historic Battlefields will only be supported where they protect and, where appropriate, enhance their cultural significance, key landscape characteristics, physical remains and special qualities. k) Development proposals at the coast edge or that extend offshore will only be supported where proposals do not significantly hinder the preservation objectives of Historic Marine Protected Areas. l) Development proposals affecting a World Heritage Site or its setting will only be supported where their Outstanding Universal Value is protected and preserved. m) Development proposals which sensitively repair, enhance and bring historic buildings, as identified as being at risk locally or on the national Buildings at Risk Register, back into beneficial use will be supported. n) Enabling development for historic environment assets or places that would otherwise be unacceptable in planning terms, will only be supported when it has been demonstrated that the enabling development proposed is: i. essential to secure the future of an historic environment asset or place which is at risk of serious deterioration or loss; and ii. the minimum necessary to secure the restoration, adaptation and long-term future of the historic environment asset or place. The beneficial outcomes for the historic environment asset or place should be secured early in the phasing of the development, and will be ensured through the use of conditions and/or legal agreements. o) Non-designated historic environment assets, places and their setting should be protected and preserved in situ wherever feasible. Where there is potential for non-designated buried archaeological remains to exist below a site, developers will provide an evaluation of the archaeological resource at an early stage so that planning authorities can assess impacts. Historic buildings may also have archaeological significance which is not understood and may require assessment.
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National Planning Framework 4 – Revised Draft 47 Part 2 – National Planning Policy Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation Where impacts cannot be avoided they should be minimised. Where it has been demonstrated that avoidance or retention is not possible, excavation, recording, analysis, archiving, publication and activities to provide public benefit may be required through the use of conditions or legal/planning obligations. When new archaeological discoveries are made during the course of development works, they must be reported to the planning authority to enable agreement on appropriate inspection, recording and mitigation measures. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Natural places Forestry, woodland and trees Green belts Brownfield, vacant and derelict land and empty buildings Coastal development Energy Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Quality homes Rural homes Blue and green infrastructure Flood risk and water management Digital infrastructure Community wealth building City, town, local and commercial centres Rural development Tourism Culture and creativity
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National Planning Framework 4 – Revised Draft 48 Part 2 – National Planning Policy Green belts Policy Principles Local Development Plans: LDPs should consider using green belts, to support their spatial strategy as a settlement management tool to restrict development around towns and cities. Green belts will not be necessary for most settlements but may be zoned around settlements where there is a significant danger of unsustainable growth in car-based commuting or suburbanisation of the countryside. Green belts should be identified or reviewed as part of the preparation of LDPs. Boundary changes may be made to accommodate planned growth, or to extend, or alter the area covered as green belt. Detailed green belt boundaries should be based on evidence and should be clearly identified in plans. Policy 8 a) Development proposals within a green belt designated within the LDP will only be supported if: i) they are for: • development associated with agriculture, woodland creation, forestry and existing woodland (including community woodlands); • residential accommodation required and designed for a key worker in a primary industry within the immediate vicinity of their place of employment where the presence of a worker is essential to the operation of the enterprise, or retired workers where there is no suitable alternative accommodation available; • horticulture, including market gardening and directly connected retailing, as well as community growing; • outdoor recreation, play and sport or leisure and tourism uses; and developments that provide opportunities for access to the open countryside (including routes for active travel and core paths); • flood risk management (such as development of blue and green infrastructure within a “drainage catchment” to manage/mitigate flood risk and/or drainage issues); • essential infrastructure or new cemetery provision; • minerals operations and renewable energy developments; • intensification of established uses, including extensions to an existing building where that is ancillary to the main use; • the reuse, rehabilitation and conversion of historic environment assets; or • one-for-one replacements of existing permanent homes. and Policy Intent: To encourage, promote and facilitate compact urban growth and use the land around our towns and cities sustainably. Policy Outcomes: • Development is directed to the right locations, urban density is increased and unsustainable growth is prevented. • The character, landscape, natural setting and identity of settlements is protected and enhanced. • Nature networks are supported and land is managed to help tackle climate change.
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National Planning Framework 4 – Revised Draft 49 Part 2 – National Planning Policy location is not undermined; Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation ii) the following requirements are met: • reasons are provided as to why a green belt location is essential and why it cannot be located on an alternative site outwith the green belt; • the purpose of the green belt at that • the proposal is compatible with the surrounding established countryside and landscape character; • the proposal has been designed to ensure it is of an appropriate scale, massing and external appearance, and uses materials that minimise visual impact on the green belt as far as possible; and • there will be no significant long-term impacts on the environmental quality of the green belt. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Natural places Forestry, woodland and trees Historic assets and places Brownfield, vacant and derelict land and empty buildings Energy Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Quality homes Rural homes Blue and green infrastructure Play, recreation and sport Flood risk and water management Digital infrastructure Business and industry Rural development Retail Tourism Minerals
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National Planning Framework 4 – Revised Draft 50 Part 2 – National Planning Policy Brownfield, vacant and derelict land and empty buildings Policy Principles c) Where land is known or suspected to be unstable or contaminated, development proposals will demonstrate that the land is, or can be made, safe and suitable for the proposed new use. d) Development proposals for the reuse of existing buildings will be supported, taking into account their suitability for conversion to other uses. Given the need to conserve embodied energy, demolition will be regarded as the least preferred option. Local Development Plans: LDPs should set out opportunities for the sustainable reuse of brownfield land including vacant and derelict land and empty buildings. Policy 9 a) Development proposals that will result in the sustainable reuse of brownfield land including vacant and derelict land and buildings, whether permanent or temporary, will be supported. In determining whether the reuse is sustainable, the biodiversity value of brownfield land which has naturalised should be taken into account. b) Proposals on greenfield sites will not be supported unless the site has been allocated for development or the proposal is explicitly supported by policies in the LDP. Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Historic assets and places Zero waste Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Quality homes Rural homes Blue and green infrastructure Play, recreation and sport Health and safety Business and industry City, town, local and commercial centres Rural development Culture and creativity Policy Intent: To encourage, promote and facilitate the reuse of brownfield, vacant and derelict land and empty buildings, and to help reduce the need for greenfield development. Policy Outcomes: • Development is directed to the right locations, maximising the use of existing assets and minimising additional land take. • The contribution of brownfield land to nature recovery is recognised and opportunities for use as productive greenspace are realised where appropriate. • Derelict buildings and spaces are regenerated to improve wellbeing and transform our places.
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National Planning Framework 4 – Revised Draft 51 Part 2 – National Planning Policy Coastal development Policy Principles Local Development Plans: LDP spatial strategies should consider how to adapt coastlines to the impacts of climate change. This should recognise that rising sea levels and more extreme weather events resulting from climate change will potentially have a significant impact on coastal and islands areas, and take a precautionary approach to flood risk including by inundation. Spatial strategies should reflect the diversity of coastal areas and opportunities to use nature- based solutions to improve the resilience of coastal communities and assets. LDP spatial strategies should identify areas of developed and undeveloped coast and should align with national, sectoral and regional marine plans. Policy 10 a) Development proposals in developed coastal areas will only be supported where the proposal: i. does not result in the need for further coastal protection measures taking into account future sea level change; or increase the risk to people of coastal flooding or coastal erosion, including through the loss of natural coastal defences including dune systems; and ii. is anticipated to be supportable in the long- term, taking into account projected climate change. b) Development proposals in undeveloped coastal areas will only be supported where they: i. are necessary to support the blue economy, net zero emissions or to contribute to the economy or wellbeing of communities whose livelihood depend on marine or coastal activities, or is for essential infrastructure, where there is a specific locational need and no other suitable site; ii. do not result in the need for further coastal protection measures taking into account future sea level change; or increase the risk to people of coastal flooding or coastal erosion, including through the loss of natural coastal defences including dune systems; and iii. are anticipated to be supportable in the long-term, taking into account projected climate change; or iv. are designed to have a very short lifespan. c) Development proposals for coastal defence measures will be supported if: i. they are consistent with relevant coastal or marine plans; ii. nature-based solutions are utilised and allow for managed future coastal change wherever practical; and iii. any in-perpetuity hard defense measures can be demonstrated to be necessary to protect essential assets. d) Where a design statement is submitted with any planning application that may impact on the coast it will take into account, as appropriate, long-term coastal vulnerability and resilience. Policy Intent: To protect coastal communities and assets and support resilience to the impacts of climate change. Policy Outcomes: • Coastal areas develop sustainably and adapt to climate change.
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National Planning Framework 4 – Revised Draft 52 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Natural places Energy Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Blue and green infrastructure Play, recreation and sport Flood risk and water management Rural development Tourism Aquaculture Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 53 Part 2 – National Planning Policy Energy Policy Principles Local Development Plans: LDPs should seek to realise their area’s full potential for electricity and heat from renewable, low carbon and zero emission sources by identifying a range of opportunities for energy development. Policy 11 a) Development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. These include: i. wind farms including repowering, extending, expanding and extending the life of existing wind farms; ii. enabling works, such as grid transmission and distribution infrastructure; iii. energy storage, such as battery storage and pumped storage hydro; iv. small scale renewable energy generation technology; v. solar arrays; vi. proposals associated with negative emissions technologies and carbon capture; and vii. proposals including co-location of these technologies. b) Development proposals for wind farms in National Parks and National Scenic Areas will not be supported. c) Development proposals will only be supported where they maximise net economic impact, including local and community socio-economic benefits such as employment, associated business and supply chain opportunities. d) Development proposals that impact on international or national designations will be assessed in relation to Policy 4. e) In addition, project design and mitigation will demonstrate how the following impacts are addressed: i. impacts on communities and individual dwellings, including, residential amenity, visual impact, noise and shadow flicker; ii. significant landscape and visual impacts, recognising that such impacts are to be expected for some forms of renewable energy. Where impacts are localised and/ or appropriate design mitigation has been applied, they will generally be considered to be acceptable; iii. public access, including impact on long distance walking and cycling routes and scenic routes; iv. impacts on aviation and defence interests including seismological recording; v. impacts on telecommunications and broadcasting installations, particularly ensuring that transmission links are not compromised; vi. impacts on road traffic and on adjacent trunk roads, including during construction; vii. impacts on historic environment; viii. effects on hydrology, the water environment and flood risk; ix. biodiversity including impacts on birds; x. impacts on trees, woods and forests; xi. proposals for the decommissioning of developments, including ancillary infrastructure, and site restoration; xii. the quality of site restoration plans including the measures in place to safeguard or guarantee availability of finances to effectively implement those plans; and xiii. cumulative impacts. Policy Intent: To encourage, promote and facilitate all forms of renewable energy development onshore and offshore. This includes energy generation, storage, new and replacement transmission and distribution infrastructure and emerging low-carbon and zero emissions technologies including hydrogen and carbon capture utilisation and storage (CCUS). Policy Outcomes: • Expansion of renewable, low-carbon and zero emissions technologies.
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National Planning Framework 4 – Revised Draft 54 Part 2 – National Planning Policy reduction targets. in perpetuity. In considering these impacts, significant weight will be placed on the contribution of the proposal to renewable energy generation targets and on greenhouse gas emissions Grid capacity should not constrain renewable energy development. It is for developers to agree connections to the grid with the relevant network operator. In the case of proposals for grid infrastructure, consideration should be given to underground connections where possible. f) Consents for development proposals may be time-limited. Areas identified for wind farms are, however, expected to be suitable for use Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Natural places Forestry, woodland and trees Soils Historic assets and places Green belts Infrastructure first Heat and cooling Community wealth building Policy impact: Just Transition Conserving and recycling assets Rebalanced development
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National Planning Framework 4 – Revised Draft 55 Part 2 – National Planning Policy Zero waste Policy Principles Local Development Plans: LDPs should identify appropriate locations for new waste management infrastructure to support the circular economy and meet identified needs in a way that moves waste as high up the waste hierarchy as possible. Policy 12 a) Development proposals will seek to reduce, reuse, or recycle materials in line with the waste hierarchy. b) Development proposals will be supported where they: i. reuse existing buildings and infrastructure; ii. minimise demolition and salvage materials for reuse; iii. minimise waste, reduce pressure on virgin resources and enable building materials, components and products to be disassembled, and reused at the end of their useful life; iv. use materials with the lowest forms of embodied emissions, such as recycled and natural construction materials; v. use materials that are suitable for reuse with minimal reprocessing. c) Development proposals that are likely to generate waste when operational, including residential, commercial, and industrial properties, will set out how much waste the proposal is expected to generate and how it will be managed including: i. provision to maximise waste reduction and waste separation at source, and ii. measures to minimise the cross- contamination of materials, through appropriate segregation and storage of waste; convenient access for the collection of waste; and recycling and localised waste management facilities. d) Development proposals for waste infrastructure and facilities (except landfill and energy from waste facilities) will be only supported where: i. there are no unacceptable impacts (including cumulative) on the residential amenity of nearby dwellings, local communities; the transport network; and natural and historic environment assets; ii. environmental (including cumulative) impacts relating to noise, dust, smells, pest control and pollution of land, air and water are acceptable; iii. any greenhouse gas emissions resulting from the processing and transportation of waste to and from the facility are minimised; iv. an adequate buffer zone between sites and sensitive uses such as homes is provided taking account of the various environmental effects likely to arise; v. a restoration and aftercare scheme (including appropriate financial mechanisms) is provided and agreed to ensure the site is restored; vi. consideration has been given to co-location with end users of outputs. e) Development proposals for new or extended landfill sites will only be supported if: i. there is demonstrable need for additional landfill capacity taking into account Scottish Government objectives on waste management; and ii. waste heat and/or electricity generation is included. Where this is considered impractical, evidence and justification will require to be provided. Policy Intent: To encourage, promote and facilitate development that is consistent with the waste hierarchy. Policy Outcomes: • The reduction and reuse of materials in construction is prioritised. • Infrastructure for zero waste and to develop Scotland’s circular economy is delivered in appropriate locations.
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National Planning Framework 4 – Revised Draft 56 Part 2 – National Planning Policy f) Proposals for the capture, distribution or use of gases captured from landfill sites or waste water treatment plant will be supported. g) Development proposals for energy-from-waste facilities will not be supported except under limited circumstances where a national or local need has been sufficiently demonstrated (e.g. in terms of capacity need or carbon benefits) as part of a strategic approach to residual waste management and where the proposal: i. is consistent with climate change mitigation targets and in line with circular economy principles; ii. can demonstrate that a functional heat network can be created and provided within the site for appropriate infrastructure to allow a heat network to be developed and potential local consumers have been identified; iii. is supported by a heat and power plan, which demonstrates how energy recovered from the development would be used to provide electricity and heat and where consideration is given to methods to reduce carbon emissions of the facility (for example through carbon capture and storage) iv. complies with relevant guidelines published by Scottish Environment Protection Agency (SEPA); and v. has supplied an acceptable decarbonisation strategy aligned with Scottish Government decarbonisation goals. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Brownfield, vacant and derelict land and empty buildings Energy Infrastructure first Heat and cooling Community wealth building Minerals Policy impact: Just Transition Conserving and recycling assets Compact urban growth
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National Planning Framework 4 – Revised Draft 57 Part 2 – National Planning Policy Sustainable transport Policy Principles Local Development Plans: LDPs should prioritise locations for future development that can be accessed by sustainable modes. The spatial strategy should reflect the sustainable travel hierarchy and sustainable investment hierarchy by making best use of existing infrastructure and services. LDPs should promote a place-based approach to consider how to reduce car-dominance. This could include low traffic schemes, shared transport options, designing–in speed controls, bus/cycle priority, pedestrianisation and minimising space dedicated to car parking. Consideration should be given to the type, mix and use of development; local living and 20 minute neighbourhoods; car ownership levels; the accessibility of proposals and allocations by sustainable modes; and the accessibility for users of all abilities. LDPs should be informed by an appropriate and effective transport appraisal undertaken in line with relevant transport appraisal guidance. Plans should be informed by evidence of the area’s transport infrastructure capacity, and an appraisal of the spatial strategy on the transport network. This should identify any potential cumulative transport impacts and deliverable mitigation proposed to inform the plan’s infrastructure first approach. Where there is likely to be an impact on the trunk road or rail network, early engagement with Transport Scotland is required. Policy 13 a) Proposals to improve, enhance or provide active travel infrastructure, public transport infrastructure or multi-modal hubs will be supported. This includes proposals: i. for electric vehicle charging infrastructure and electric vehicle forecourts, especially where fuelled by renewable energy. ii. which support a mode shift of freight from road to more sustainable modes, including last-mile delivery. iii. that build in resilience to the effects of climate change and where appropriate incorporate blue and green infrastructure and nature rich habitats (such as natural planting or water systems). b) Development proposals will be supported where it can be demonstrated that the transport requirements generated have been considered in line with the sustainable travel and investment hierarchies and where appropriate they: i. Provide direct, easy, segregated and safe links to local facilities via walking, wheeling and cycling networks before occupation; ii. Will be accessible by public transport, ideally supporting the use of existing services; iii. Integrate transport modes; iv. Provide low or zero-emission vehicle and cycle charging points in safe and convenient locations, in alignment with building standards; v. Supply safe, secure and convenient cycle parking to meet the needs of users and which is more conveniently located than car parking; vi. Are designed to incorporate safety measures including safe crossings for walking and wheeling and reducing the number and speed of vehicles; Policy Intent: To encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. Policy Outcomes: • Investment in transport infrastructure supports connectivity and reflects place- based approaches and local living. • More, better, safer and more inclusive active and sustainable travel opportunities. • Developments are in locations which support sustainable travel.
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National Planning Framework 4 – Revised Draft 58 Part 2 – National Planning Policy vii. Have taken into account, at the earliest stage of design, the transport needs of diverse groups including users with protected characteristics to ensure the safety, ease and needs of all users; and viii. Adequately mitigate any impact on local public access routes. c) Where a development proposal will generate a significant increase in the number of person trips, a transport assessment will be required to be undertaken in accordance with the relevant guidance. d) Development proposals for significant travel generating uses will not be supported in locations which would increase reliance on the private car, taking into account the specific characteristics of the area. e) Development proposals which are ambitious in terms of low/no car parking will be supported, particularly in urban locations that are well-served by sustainable transport modes and where they do not create barriers to access by disabled people. f) Development proposals for significant travel generating uses, or smaller-scale developments where it is important to monitor travel patterns resulting from the development, will only be supported if they are accompanied by a Travel Plan with supporting planning conditions/obligations. Travel plans should set out clear arrangements for delivering against targets, as well as monitoring and evaluation. g) Development proposals that have the potential to affect the operation and safety of the Strategic Transport Network will be fully assessed to determine their impact. Where it has been demonstrated that existing infrastructure does not have the capacity to accommodate a development without adverse impacts on safety or unacceptable impacts on operational performance, the cost of the mitigation measures required to ensure the continued safe and effective operation of the network should be met by the developer. While new junctions on trunk roads are not normally acceptable, the case for a new junction will be considered by Transport Scotland where significant economic or regeneration benefits can be demonstrated. New junctions will only be considered if they are designed in accordance with relevant guidance and where there will be no adverse impact on road safety or operational performance. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Quality homes Rural homes Blue and green infrastructure Business and industry City, town, local and commercial centres Retail Rural development Tourism Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 59 Part 2 – National Planning Policy Design, quality and place Policy Principles Local Development Plans: LDPs should be place-based and created in line with the Place Principle. The spatial strategy should be underpinned by the six qualities of successful places. LDPs should provide clear expectations for design, quality and place taking account of the local context, characteristics and connectivity of the area. They should also identify where more detailed design guidance is expected, for example, by way of design frameworks, briefs, masterplans and design codes. Planning authorities should use the Place Standard tool in the preparation of LDPs and design guidance to engage with communities and other stakeholders. They should also where relevant promote its use in early design discussions on planning applications. Policy 14 a) Development proposals will be designed to improve the quality of an area whether in urban or rural locations and regardless of scale. b) Development proposals will be supported where they are consistent with the six qualities of successful places: Healthy: Supporting the prioritisation of women’s safety and improving physical and mental health. Pleasant: Supporting attractive natural and built spaces. Connected: Supporting well connected networks that make moving around easy and reduce car dependency Distinctive: Supporting attention to detail of local architectural styles and natural landscapes to be interpreted, literally or creatively, into designs to reinforce identity. Sustainable: Supporting the efficient use of resources that will allow people to live, play, work and stay in their area, ensuring climate resilience, and integrating nature positive, biodiversity solutions. Adaptable: Supporting commitment to investing in the long-term value of buildings, streets and spaces by allowing for flexibility so that they can be changed quickly to accommodate different uses as well as maintained over time. Further details on delivering the six qualities of successful places are set out in Annex D. c) Development proposals that are poorly designed, detrimental to the amenity of the surrounding area or inconsistent with the six qualities of successful places, will not be supported. Policy Intent: To encourage, promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the Place Principle. Policy Outcomes: • Quality places, spaces and environments. • Places that consistently deliver healthy, pleasant, distinctive, connected, sustainable and adaptable qualities. Liveable Places
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National Planning Framework 4 – Revised Draft 60 Part 2 – National Planning Policy Key policy connections: All other policies. Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 61 Part 2 – National Planning Policy Local Living and 20 minute neighbourhoods Policy Principles with the surrounding area, including local access to: • sustainable modes of transport including local public transport and safe, high quality walking, wheeling and cycling networks; • employment; • shopping; • health and social care facilities; • childcare, schools and lifelong learning opportunities; • playgrounds and informal play opportunities, parks, green streets and spaces, community gardens, opportunities for food growth and allotments, sport and recreation facilities; • publicly accessible toilets; • affordable and accessible housing options, ability to age in place and housing diversity. Local Development Plans: LDPs should support local living, including 20 minute neighbourhoods within settlements, through the spatial strategy, associated site briefs and masterplans. The approach should take into account the local context, consider the varying settlement patterns and reflect the particular characteristics and challenges faced by each place. Communities and businesses will have an important role to play in informing this, helping to strengthen local living through their engagement with the planning system. Policy 15 a) Development proposals will contribute to local living including, where relevant, 20 minute neighbourhoods. To establish this, consideration will be given to existing settlement pattern, and the level and quality of interconnectivity of the proposed development Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Sustainable transport Design, quality and place Infrastructure first Quality homes Blue and green infrastructure Play, recreation and sport Community wealth building City, town, local and commercial centres Retail Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation Policy Intent: To encourage, promote and facilitate the application of the Place Principle and create connected and compact neighbourhoods where people can meet the majority of their daily needs within a reasonable distance of their home, preferably by walking, wheeling or cycling or using sustainable transport options. Policy Outcomes: • Places are planned to improve local living in a way that reflects local circumstances. • A network of high-quality, accessible, mixed-use neighbourhoods which support health and wellbeing, reduce inequalities and are resilient to the effects of climate change. • New and existing communities are planned together with homes and the key local infrastructure including schools, community centres, local shops, greenspaces, health and social care, digital and sustainable transport links.
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National Planning Framework 4 – Revised Draft 62 Part 2 – National Planning Policy Quality homes Policy Principles Local Development Plans: LDPs are expected to identify a Local Housing Land Requirement for the area they cover. This is to meet the duty for a housing target and to represent how much land is required. To promote an ambitious and plan-led approach, the Local Housing Land Requirement is expected to exceed the 10 year Minimum All- Tenure Housing Land Requirement (MATHLR) set out in Annex E. Deliverable land should be allocated to meet the 10 year Local Housing Land Requirement in locations that create quality places for people to live. Areas that may be suitable for new homes beyond 10 years are also to be identified. The location of where new homes are allocated should be consistent with local living including, where relevant, 20 minute neighbourhoods and an infrastructure first approach. In rural and island areas, authorities are encouraged to set out tailored approaches to housing which reflect locally specific market circumstances and delivery approaches. Diverse needs and delivery models should be taken into account across all areas, as well as allocating land to ensure provision of accommodation for Gypsy/Travellers and Travelling Showpeople where need is identified. The LDP delivery programme is expected to establish a deliverable housing land pipeline for the Local Housing Land Requirement. The purpose of the pipeline is to provide a transparent view of the phasing of housing allocations so that interventions, including infrastructure, that enable delivery can be planned: it is not to stage permissions. Representing when land will be brought forward, phasing is expected across the short (1-3 years), medium (4-6 years) and long-term (7-10 years). Where sites earlier in the deliverable housing land pipeline are not delivering as programmed, and alternative delivery mechanisms identified in the delivery programme are not practical, measures should be considered to enable earlier delivery of long-term deliverable sites (7-10 years) or areas identified for new homes beyond 10 years. De-allocations should be considered where sites are no longer deliverable. The annual Housing Land Audit will monitor the delivery of housing land to inform the pipeline and the actions to be taken in the delivery programme. Policy 16 a) Development proposals for new homes on land allocated for housing in LDPs will be supported. b) Development proposals that include 50 or more homes, and smaller developments if required by local policy or guidance, should be accompanied by a Statement of Community Benefit. The statement will explain the contribution of the proposed development to: i. meeting local housing requirements, including affordable homes; ii. providing or enhancing local infrastructure, facilities and services; and iii. improving the residential amenity of the surrounding area. Policy Intent: To encourage, promote and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meet the diverse housing needs of people and communities across Scotland. Policy Outcomes: • Good quality homes are at the heart of great places and contribute to strengthening the health and wellbeing of communities. • Provision of land in the right locations to accommodate future need and demand for new homes, supported by the appropriate infrastructure. • More energy efficient, net zero emissions homes, supporting a greener, fairer and more inclusive wellbeing economy and community wealth building, tackling both fuel and child poverty.
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National Planning Framework 4 – Revised Draft 63 Part 2 – National Planning Policy c) Development proposals for new homes that improve affordability and choice by being adaptable to changing and diverse needs, and which address identified gaps in provision, will be supported. This could include: i. self-provided homes; ii. accessible, adaptable and wheelchair accessible homes; iii. build to rent; iv. affordable homes; v. a range of size of homes such as those for larger families; vi. homes for older people, including supported accommodation, care homes and sheltered housing; vii. homes for people undertaking further and higher education; and viii. homes for other specialist groups such as service personnel. d) Development proposals for public or private, permanent or temporary, Gypsy/Travellers sites and family yards and Travelling Showpeople yards, including on land not specifically allocated for this use in the LDP, should be supported where a need is identified and the proposal is otherwise consistent with the plan spatial strategy and other relevant policies, including human rights and equality. e) Development proposals for new homes will be supported where they make provision for affordable homes to meet an identified need. Proposals for market homes will only be supported where the contribution to the provision of affordable homes on a site will be at least 25% of the total number of homes, unless the LDP sets out locations or circumstances where: i. a higher contribution is justified by evidence of need, or ii. a lower contribution is justified, for example, by evidence of impact on viability, where proposals are small in scale, or to incentivise particular types of homes that are needed to diversify the supply, such as self-build or wheelchair accessible homes. The contribution is to be provided in accordance with local policy or guidance. f) Development proposals for new homes on land not allocated for housing in the LDP will only be supported in limited circumstances where: i. the proposal is supported by an agreed timescale for build-out; and ii. the proposal is otherwise consistent with the plan spatial strategy and other relevant policies including local living and 20 minute neighbourhoods; iii. and either: • delivery of sites is happening earlier than identified in the deliverable housing land pipeline. This will be determined by reference to two consecutive years of the Housing Land Audit evidencing substantial delivery earlier than pipeline timescales and that general trend being sustained; or • the proposal is consistent with policy on rural homes; or • the proposal is for smaller scale opportunities within an existing settlement boundary; or • the proposal is for the delivery of less than 50 affordable homes as part of a local authority supported affordable housing plan. g) Householder development proposals will be supported where they: i. do not have a detrimental impact on the character or environmental quality of the home and the surrounding area in terms of size, design and materials; and ii. do not have a detrimental effect on the neighbouring properties in terms of physical impact, overshadowing or overlooking. h) Householder development proposals that provide adaptations in response to risks from a changing climate, or relating to people with health conditions that lead to particular accommodation needs will be supported.
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National Planning Framework 4 – Revised Draft 64 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Green belts Brownfield, vacant and derelict land and empty buildings Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Heat and cooling Blue and green infrastructure Play, recreation and sport Rural homes Health and safety City, town, local and commercial centres Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 65 Part 2 – National Planning Policy Rural homes Policy Principles Local Development Plans: LDPs should be informed by an understanding of population change over time, locally specific needs and market circumstances in rural and island areas. LDPs should set out tailored approaches to rural housing and where relevant include proposals for future population growth – including provision for small-scale housing such as crofts and woodland crofts and the appropriate resettlement of previously inhabited areas. The Scottish Government’s 6 fold Urban Rural Classification 2020 should be used to identify remote rural areas. Plans should reflect locally appropriate delivery approaches. Previously inhabited areas that are suitable for resettlement should be identified in the spatial strategy. Policy 17 a) Development proposals for new homes in rural areas will be supported where the development is suitably scaled, sited and designed to be in keeping with the character of the area and the development: i. is on a site allocated for housing within the LDP; ii. reuses brownfield land where a return to a natural state has not or will not happen without intervention; iii. reuses a redundant or unused building; iv. is an appropriate use of a historic environment asset or is appropriate enabling development to secure the future of historic environment assets; v. is demonstrated to be necessary to support the sustainable management of a viable rural business or croft, and there is an essential need for a worker (including those taking majority control of a farm business) to live permanently at or near their place of work; vi. is for a single home for the retirement succession of a viable farm holding; vii. is for the subdivision of an existing residential dwelling; the scale of which is in keeping with the character and infrastructure provision in the area; or viii. reinstates a former dwelling house or is a one-for-one replacement of an existing permanent house. b) Development proposals for new homes in rural areas will consider how the development will contribute towards local living and take into account identified local housing needs (including affordable housing), economic considerations and the transport needs of the development as appropriate for the rural location. c) Development proposals for new homes in remote rural areas will be supported where the proposal: i. supports and sustains existing fragile communities; ii. supports identified local housing outcomes; and Policy Intent: To encourage, promote and facilitate the delivery of more high quality, affordable and sustainable rural homes in the right locations. Policy Outcomes: • Improved choice of homes across tenures so that identified local needs of people and communities in rural and island areas are met. • Homes are provided that support sustainable rural communities and are linked with service provision. • The distinctive character, sense of place and natural and cultural assets of rural areas are safeguarded and enhanced.
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National Planning Framework 4 – Revised Draft 66 Part 2 – National Planning Policy proposal: Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation iii. is suitable in terms of location, access, and environmental impact. d) Development proposals for new homes that support the resettlement of previously inhabited areas will be supported where the i. is in an area identified in the LDP as suitable for resettlement; ii. is designed to a high standard; iii. responds to its rural location; and iv. is designed to minimise greenhouse gas emissions as far as possible. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Natural places Historic assets and places Green belts Brownfield, vacant and derelict land and empty buildings Coastal development Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Quality homes City, town, local and commercial centres Rural development Tourism
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National Planning Framework 4 – Revised Draft 67 Part 2 – National Planning Policy Infrastructure first Policy Principles Local Development Plans: LDPs and delivery programmes should be based on an integrated infrastructure first approach. Plans should: • be informed by evidence on infrastructure capacity, condition, needs and deliverability within the plan area, including cross boundary infrastructure; • set out the infrastructure requirements to deliver the spatial strategy, informed by the evidence base, identifying the infrastructure priorities, and where, how, when and by whom they will be delivered; and • indicate the type, level (or method of calculation) and location of the financial or in-kind contributions, and the types of development from which they will be required. Plans should align with relevant national, regional and local infrastructure plans and policies and take account of the Scottish Government infrastructure investment hierarchy and sustainable travel and investment hierarchies in developing the spatial strategy. Consistent early engagement and collaboration between relevant stakeholders will better inform decisions on land use and investment. Policy 18 a) Development proposals which provide (or contribute to) infrastructure in line with that identified as necessary in LDPs and their delivery programmes will be supported. b) The impacts of development proposals on infrastructure should be mitigated. Development proposals will only be supported where it can be demonstrated that provision is made to address the impacts on infrastructure. Where planning conditions, planning obligations, or other legal agreements are to be used, the relevant tests will apply. Where planning obligations are entered into, they should meet the following tests: – be necessary to make the proposed development acceptable in planning terms – serve a planning purpose – relate to the impacts of the proposed development – fairly and reasonably relate in scale and kind to the proposed development – be reasonable in all other respects Planning conditions should only be imposed where they meet all of the following tests. They should be: – necessary – relevant to planning – relevant to the development to be permitted – enforceable – precise – reasonable in all other respects Policy Intent: To encourage, promote and facilitate an infrastructure first approach to land use planning, which puts infrastructure considerations at the heart of placemaking. Policy Outcomes: • Infrastructure considerations are integral to development planning and decision making and potential impacts on infrastructure and infrastructure needs are understood early in the development planning process as part of an evidenced based approach. • Existing infrastructure assets are used sustainably, prioritising low-carbon solutions. • Infrastructure requirements, and their planned delivery to meet the needs of communities, are clear.
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National Planning Framework 4 – Revised Draft 68 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Brownfield, vacant and derelict land and empty buildings Energy Zero waste Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Heat and cooling Quality homes Rural homes Blue and green infrastructure Play, recreation and sport Flood risk and water management Health and safety Digital infrastructure Business and industry City, town, local and commercial centres Rural development Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development
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National Planning Framework 4 – Revised Draft 69 Part 2 – National Planning Policy Heating and cooling Policy Principles e) Development proposals for energy infrastructure will be supported where they: i. repurpose former fossil fuel infrastructure for the production or handling of low carbon energy; ii. are within or adjacent to a Heat Network Zone; and iii. can be cost-effectively linked to an existing or planned heat network. f) Development proposals for buildings that will be occupied by people will be supported where they are designed to promote sustainable temperature management, for example by prioritising natural or passive solutions such as siting, orientation, and materials. Local Development Plans: LDPs should take into account the area’s Local Heat & Energy Efficiency Strategy (LHEES). The spatial strategy should take into account areas of heat network potential and any designated Heat Network Zones (HNZ). Policy 19 a) Development proposals within or adjacent to a Heat Network Zone identified in a LDP will only be supported where they are designed and constructed to connect to the existing heat network. b) Proposals for retrofitting a connection to a heat network will be supported. c) Where a heat network is planned but not yet in place, development proposals will only be supported where they are designed and constructed to allow for cost-effective connection at a later date. d) National and major developments that will generate waste or surplus heat and which are located in areas of heat demand, will be supported providing wider considerations, including residential amenity, are not adversely impacted. A Heat and Power Plan should demonstrate how energy recovered from the development will be used to produce electricity and heat. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Energy Zero waste Infrastructure first Blue and green infrastructure Business and industry Policy impact: Just Transition Conserving and recycling assets Rebalanced development Policy Intent: To encourage, promote and facilitate development that supports decarbonised solutions to heat and cooling demand and ensure adaptation to more extreme temperatures. Policy Outcomes: • Development is connected to expanded heat networks which use and store heat from low or zero emission sources. • Buildings and places are adapted to more extreme temperatures.
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National Planning Framework 4 – Revised Draft 70 Part 2 – National Planning Policy Blue and green infrastructure Policy Principles Local Development Plans: LDPs should be informed by relevant, up-to- date audits and/or strategies, covering the multiple functions and benefits of blue and green infrastructure. The spatial strategy should identify and protect blue and green infrastructure assets and networks; enhance and expand existing provision including new blue and/or green infrastructure. This may include retrofitting. Priorities for connectivity to other blue and/or green infrastructure assets, including to address cross-boundary needs and opportunities, should also be identified. LDPs should encourage the permanent or temporary use of unused or under-used land as green infrastructure. Where this is temporary, this should not prevent future development potential from being realised. LDPs should safeguard access rights and core paths, including active travel routes, and encourage new and enhanced opportunities for access linked to wider networks. Policy 20 a) Development proposals that result in fragmentation or net loss of existing blue and green infrastructure will only be supported where it can be demonstrated that the proposal would not result in or exacerbate a deficit in blue or green infrastructure provision, and the overall integrity of the network will be maintained. The planning authority’s Open Space Strategy should inform this. b) Development proposals for or incorporating new or enhanced blue and/or green infrastructure will be supported. Where appropriate, this will be an integral element of the design that responds to local circumstances. Design will take account of existing provision, new requirements and network connections (identified in relevant strategies such as the Open Space Strategies) to ensure the proposed blue and/or green infrastructure is of an appropriate type(s), quantity, quality and accessibility and is designed to be multi- functional and well integrated into the overall proposals. c) Development proposals in regional and country parks will only be supported where they are compatible with the uses, natural habitats, and character of the park. d) Development proposals for temporary open space or green space on unused or under- used land will be supported. e) Development proposals that include new or enhanced blue and/or green infrastructure will provide effective management and maintenance plans covering the funding arrangements for their long-term delivery and upkeep, and the party or parties responsible for these. Policy Intent: To protect and enhance blue and green infrastructure and their networks. Policy Outcomes: • Blue and green infrastructure are an integral part of early design and development processes; are designed to deliver multiple functions including climate mitigation, nature restoration, biodiversity enhancement, flood prevention and water management. • Communities benefit from accessible, high quality blue, green and civic spaces.
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National Planning Framework 4 – Revised Draft 71 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Natural places Soils Forestry, woodland and trees Historic assets and places Green belts Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Heat and cooling Quality homes Play, recreation and sport Flood risk and water management Health and safety City, town, local and commercial centres Rural development Policy impact: Just Transition Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 72 Part 2 – National Planning Policy Play, recreation and sport Policy Principles Local Development Plans: LDPs should identify sites for sports, play and outdoor recreation for people of all ages. This should be based on an understanding of the needs and demand in the community and informed by the planning authority’s Play Sufficiency Assessment and Open Space Strategy. These spaces can be incorporated as part of enhancing and expanding blue and green infrastructure, taking account of relevant agencies’ plans or policy frameworks, such as flood risk and/or water management plans. New provisions should be well-designed, high quality, accessible and inclusive. Policy 21 a) Development proposals which result in the loss of outdoor sports facilities will only be supported where the proposal: i. is ancillary to the principal use of the site as an outdoor sports facility; or ii. involves only a minor part of the facility and would not affect its use; or iii. meets a requirement to replace the facility which would be lost, either by a new facility or by upgrading an existing facility to provide a better quality facility. The location will be convenient for users and the overall playing capacity of the area will be maintained; or iv. can demonstrate that there is a clear excess of provision to meet current and anticipated demand in the area, and that the site would be developed without detriment to the overall quality of provision. This should be informed by the local authority’s Open Space Strategy and/or Play Sufficiency Assessment and in consultation with sportscotland where appropriate. b) Development proposals that result in the quantitative and/or qualitative loss of children’s outdoor play provision, will only be supported where it can be demonstrated that there is no ongoing or future demand or the existing play provision will be replaced by a newly created, or improved existing asset, that is better quality or more appropriate. This should be informed by the planning authority’s Play Sufficiency Assessment. c) Development proposals for temporary or informal play space on unused or underused land will be supported. d) Development proposals likely to be occupied or used by children and young people will be supported where they incorporate well- designed, good quality provision for play, recreation, and relaxation that is proportionate to the scale and nature of the development and existing provision in the area. e) Development proposals that include new streets and public realm should be inclusive and enable children and young people to play and move around safely and independently, maximising opportunities for informal and incidental play in the neighbourhood. f) New, replacement or improved play provision will, as far as possible and as appropriate: i. provide stimulating environments; ii. provide a range of play experiences including opportunities to connect with nature; iii. be inclusive; iv. be suitable for different ages of children and young people; v. be easily and safely accessible by children and young people independently, including those with a disability; Policy Intent: To encourage, promote and facilitate spaces and opportunities for play, recreation and sport. Policy Outcomes: • Natural and built environments are improved, with more equitable access to opportunities for play and recreation. • Physical and mental health are improved through provision of, and access to, outdoor recreation, play and sport facilities.
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National Planning Framework 4 – Revised Draft 73 Part 2 – National Planning Policy Policy impact: Just Transition Compact urban growth Local living Rebalanced development Rural revitalisation vi. incorporate trees and/or other forms of greenery; vii. form an integral part of the surrounding neighbourhood; viii. be well overlooked for passive surveillance; ix. be linked directly to other open spaces and play areas. g) Development proposals that include new or enhanced play or sport facilities will provide effective management and maintenance plans covering the funding arrangements for their long-term delivery and upkeep, and the party or parties responsible for these. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Natural places Forestry, woodland and trees Historic assets and places Green belts Brownfield, vacant and derelict land and empty buildings Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Quality homes Rural homes Blue and green infrastructure Flood risk and water management Health and safety City, town, local and commercial centres Culture and creativity
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National Planning Framework 4 – Revised Draft 74 Part 2 – National Planning Policy Flood risk and water management Policy Principles Local Development Plans: LDPs should strengthen community resilience to the current and future impacts of climate change, by avoiding development in areas at flood risk as a first principle. Resilience should also be supported by managing the need to bring previously used sites in built up areas into positive use; planning for adaptation measures; and identifying opportunities to implement improvements to the water environment through natural flood risk management and blue green infrastructure. Plans should take into account the probability of flooding from all sources and make use of relevant flood risk and river basin management plans for the area. A precautionary approach should be taken, regarding the calculated probability of flooding as a best estimate, not a precise forecast. For areas where climate change is likely to result in increased flood exposure that becomes unmanageable, consideration should be given to alternative sustainable land use. Policy 22 a) Development proposals at risk of flooding or in a flood risk area will only be supported if they are for: i. essential infrastructure where the location is required for operational reasons; ii. water compatible uses; iii. redevelopment of an existing building or site for an equal or less vulnerable use; or. iv. redevelopment of previously used sites in built up areas where the LDP has identified a need to bring these into positive use and where proposals demonstrate that long- term safety and resilience can be secured in accordance with relevant SEPA advice. The protection offered by an existing formal flood protection scheme or one under construction can be taken into account when determining flood risk. In such cases, it will be demonstrated by the applicant that: • all risks of flooding are understood and addressed; • there is no reduction in floodplain capacity, increased risk for others, or a need for future flood protection schemes; • the development remains safe and operational during floods; • flood resistant and resilient materials and construction methods are used; and • future adaptations can be made to accommodate the effects of climate change. Additionally, for development proposals meeting criteria part iv), where flood risk is managed at the site rather than avoided these will also require: • the first occupied/utilised floor, and the underside of the development if relevant, to be above the flood risk level and have an additional allowance for freeboard; and • that the proposal does not create an island of development and that safe access/ egress can be achieved. Policy Intent: To strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. Policy Outcomes: • Places are resilient to current and future flood risk. • Water resources are used efficiently and sustainably. • Wider use of natural flood risk management benefits people and nature.
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National Planning Framework 4 – Revised Draft 75 Part 2 – National Planning Policy the combined sewer; b) Small scale extensions and alterations to existing buildings will only be supported where they will not significantly increase flood risk. c) Development proposals will: i. not increase the risk of surface water flooding to others, or itself be at risk. ii. manage all rain and surface water through sustainable urban drainage systems (SUDS), which should form part of and integrate with proposed and existing blue- green infrastructure. All proposals should presume no surface water connection to iii. seek to minimise the area of impermeable surface. d) Development proposals will be supported if they can be connected to the public water mains. If connection is not feasible, the applicant will need to demonstrate that water for drinking water purposes will be sourced from a sustainable water source that is resilient to periods of water scarcity. e) Development proposals which create, expand or enhance opportunities for natural flood risk management, including blue and green infrastructure, will be supported. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Biodiversity Green belts Coastal development Design, quality and place Infrastructure first Quality homes Blue and green infrastructure Health and safety Business and industry Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 76 Part 2 – National Planning Policy Health and safety Policy Principles Local Development Plans: LDP spatial strategies should seek to tackle health inequalities particularly in places which are experiencing the most disadvantage. They should identify the health and social care services and infrastructure needed in the area, including potential for co-location of complementary services, in partnership with Health Boards and Health and Social Care Partnerships. LDPs should create healthier places for example through opportunities for exercise, healthier lifestyles, land for community food growing and allotments, and awareness of locations of concern for suicide. Spatial strategies should maintain appropriate distances between sites with hazardous substances and areas where the public are likely to be present and areas of particular natural sensitivity or interest. Policy 23 a) Development proposals that will have positive effects on health will be supported. This could include, for example, proposals that incorporate opportunities for exercise, community food growing or allotments. b) Development proposals which are likely to have a significant adverse effect on health will not be supported. A Health Impact Assessment may be required. c) Development proposals for health and social care facilities and infrastructure will be supported. d) Development proposals that are likely to have significant adverse effects on air quality will not be supported. Development proposals will consider opportunities to improve air quality and reduce exposure to poor air quality. An air quality assessment may be required where the nature of the proposal or the air quality in the location suggest significant effects are likely. e) Development proposals that are likely to raise unacceptable noise issues will not be supported. The agent of change principle applies to noise sensitive development. A Noise Impact Assessment may be required where the nature of the proposal or its location suggests that significant effects are likely. f) Development proposals will be designed to take into account suicide risk. g) Development proposals within the vicinity of a major accident hazard site or major accident hazard pipeline (because of the presence of toxic, highly reactive, explosive or inflammable substances) will consider the associated risks and potential impacts of the proposal and the major accident hazard site/pipeline of being located in proximity to one another. h) Applications for hazardous substances consent will consider the likely potential impacts on surrounding populations and the environment. i) Any advice from Health and Safety Executive, the Office of Nuclear Regulation or the Scottish Environment Protection Agency that planning permission or hazardous substances consent should be refused, or conditions to be attached to a grant of consent, should not be overridden by the decision maker without the most careful consideration. j) Similar considerations apply in respect of development proposals either for or near licensed explosive sites (including military explosive storage sites). Policy Intent: To protect people and places from environmental harm, mitigate risks arising from safety hazards and encourage, promote and facilitate development that improves health and wellbeing. Policy Outcomes: • Health is improved and health inequalities are reduced. • Safe places protect human health and the environment. • A planned approach supports health infrastructure delivery.
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National Planning Framework 4 – Revised Draft 77 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Forestry, woodland and trees Energy Zero waste Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Heat and cooling Quality homes Blue and green infrastructure Play, recreation and sport Flood risk and water management Digital infrastructure Business and industry City, town, local and commercial centres Retail Culture and creativity Aquaculture Minerals Policy impact: Just Transition Local living Compact urban growth Rebalanced development
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National Planning Framework 4 – Revised Draft 78 Part 2 – National Planning Policy Digital infrastructure Policy Principles ii. it has been demonstrated that, before erecting a new ground based mast, the possibility of erecting antennas on an existing building, mast or other structure, replacing an existing mast and/or site sharing has been explored; and iii. there is no physical obstruction to aerodrome operations, technical sites, or existing transmitter/receiver facilities. Local Development Plans: LDPs should support the delivery of digital infrastructure, including fixed line and mobile connectivity, particularly in areas with gaps in connectivity and barriers to digital access. Policy 24 a) Development proposals that incorporate appropriate, universal, and future-proofed digital infrastructure will be supported. b) Development proposals that deliver new digital services or provide technological improvements, particularly in areas with no or low connectivity capacity, will be supported. c) Development proposals that are aligned with and support the delivery of local or national programmes for the roll-out of digital infrastructure will be supported. d) Development proposals that deliver new connectivity will be supported where there are benefits of this connectivity for communities and the local economy. e) Development proposals for digital infrastructure will only be supported where: i. the visual and amenity impacts of the proposed development have been minimised through careful siting, design, height, materials and, landscaping, taking into account cumulative impacts and relevant technical constraints; Key policy connections: Tackling the climate and nature crises Natural places Green belts Zero waste Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Health and safety Community wealth building Business and industry City, town, local and commercial centres Rural development Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation Policy Intent: To encourage, promote and facilitate the roll- out of digital infrastructure across Scotland to unlock the potential of all our places and the economy. Policy Outcomes: • Appropriate, universal and future proofed digital infrastructure across the country. • Local living is supported and the need to travel is reduced.
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National Planning Framework 4 – Revised Draft 79 Part 2 – National Planning Policy Community wealth building Policy Principles Policy 25 a) Development proposals which contribute to local or regional community wealth building strategies and are consistent with local economic priorities will be supported. This could include for example improving community resilience and reducing inequalities; increasing spending within communities; ensuring the use of local supply chains and services; local job creation; supporting community led proposals, including creation of new local firms and enabling community led ownership of buildings and assets. b) Development proposals linked to community ownership and management of land will be supported. Local Development Plans: LDPs should be aligned with any strategy for community wealth building for the area. Spatial strategies should address community wealth building priorities; identify community assets; set out opportunities to tackle economic disadvantage and inequality; and seek to provide benefits for local communities. Productive Places Key policy connections: Brownfield, vacant and derelict land and empty buildings Local Living and 20 minute neighbourhoods Business and industry Policy impact: Just Transition Rebalanced development Rural revitalisation Policy Intent: To encourage, promote and facilitate a new strategic approach to economic development that also provides a practical model for building a wellbeing economy at local, regional and national levels. Policy Outcomes: • local economic development that focuses on community and place benefits as a central and primary consideration – to support local employment and supply chains. • support community ownership and management of buildings and land.
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National Planning Framework 4 – Revised Draft 80 Part 2 – National Planning Policy Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Business and industry Policy Principles Local Development Plans: LDPs should allocate sufficient land for business and industry, taking into account business and industry land audits, in particular ensuring that there is a suitable range of sites that meet current market demand, location, size and quality in terms of accessibility and services. This allocation should take account of local economic strategies and support broader objectives of delivering a low carbon and net zero economic recovery, and a fairer and more inclusive wellbeing economy. Policy 26 a) Development proposals for business and industry uses on sites allocated for those uses in the LDP will be supported. b) Development proposals for home working, live-work units and micro-businesses will be supported where it is demonstrated that the scale and nature of the proposed business and building will be compatible with the surrounding area and there will be no unacceptable impacts on amenity or neighbouring uses. c) Development proposals for business and industry uses will be supported where they are compatible with the primary business function of the area. Other employment uses will be supported where they will not prejudice the primary function of the area and are compatible with the business/industrial character of the area. d) Development proposals for business, general industrial and storage and distribution uses outwith areas identified for those uses in the LDP will only be supported where: i. It is demonstrated that there are no suitable alternatives allocated in the LDP or identified in the employment land audit; and ii. The nature and scale of the activity will be compatible with the surrounding area. e) Development proposals for business and industry will take into account: i. Impact on surrounding residential amenity; sensitive uses and the natural and historic environment; ii. The need for appropriate site restoration at the end of a period of commercial use. f) Major developments for manufacturing or industry will be accompanied by a decarbonisation strategy to demonstrate how greenhouse gas emissions from the process are appropriately abated. The strategy may include carbon capture and storage. Policy Intent: To encourage, promote and facilitate business and industry uses and to enable alternative ways of working such as home working, live- work units and micro-businesses. Policy Outcomes: • Recovery within the business and industry sector is sustainable and inclusive. • Investment in the business and industrial sector contributes to community wealth building. Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Health and safety Digital infrastructure Community wealth building City, town, local and commercial centres Rural development
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National Planning Framework 4 – Revised Draft 81 Part 2 – National Planning Policy City, town, local and commercial centres Policy Principles Local Development Plans: LDPs should support sustainable futures for city, town and local centres, in particular opportunities to enhance city and town centres. They should, where relevant, also support proposals for improving the sustainability of existing commercial centres where appropriate. LDPs should identify a network of centres that reflect the principles of 20 minute neighbourhoods and the town centre vision. LDPs should be informed by evidence on where clustering of non-retail uses may be adversely impacting on the wellbeing of communities. They should also consider, and if appropriate, identify any areas where drive-through facilities may be acceptable where they would not negatively impact on the principles of local living or sustainable travel. LDPs should provide a proportion of their Local Housing Land Requirements in city and town centres and be proactive in identifying opportunities to support residential development. Policy 27 a) Development proposals that enhance and improve the vitality and viability of city, town and local centres, including proposals that increase the mix of uses, will be supported. b) Development proposals will be consistent with the town centre first approach. Proposals for uses which will generate significant footfall, including commercial, leisure, offices, community, sport and cultural facilities, public buildings such as libraries, education and healthcare facilities, and public spaces: i. will be supported in existing city, town and local centres, and ii. will not be supported outwith those centres unless a town centre first assessment demonstrates that: • all centre and edge of centre options have been sequentially assessed and discounted as unsuitable or unavailable; • the scale of development cannot reasonably be altered or reduced in scale to allow it to be accommodated in a centre; and • the impacts on existing centres have been thoroughly assessed and there will be no significant adverse effect on the vitality and viability of the centres. Policy Intent: To encourage, promote and facilitate development in our city and town centres, recognising they are a national asset. This will be achieved by applying the Town Centre First approach to help centres adapt positively to long-term economic, environmental and societal changes, and by encouraging town centre living. Policy Outcomes: • Centres are vibrant, healthy, creative, enterprising, accessible and resilient places for people to live, learn, work, enjoy and visit. • Development is directed to the most sustainable locations that are accessible by a range of sustainable transport modes and provide communities with easy access to the goods, services and recreational opportunities they need.
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National Planning Framework 4 – Revised Draft 82 Part 2 – National Planning Policy c) Development proposals for non-retail uses will not be supported if further provision of these services will undermine the character and amenity of the area or the health and wellbeing of communities, particularly in disadvantaged areas. These uses include: i. Hot food takeaways, including permanently sited vans; ii. Betting offices; and iii. High interest money lending premises. d) Drive-through developments will only be supported where they are specifically supported in the LDP. Town centre living e) Development proposals for residential development within city/town centres will be supported, including: i. New build residential development. ii. The re-use of a vacant building within city/ town centres where it can be demonstrated that the existing use is no longer viable and the proposed change of use adds to viability and vitality of the area. iii. The conversion, or reuse of vacant upper floors of properties within city/town centres for residential. f) Development proposals for residential use at ground floor level within city/town centres will only be supported where the proposal will: i. retain an attractive and appropriate frontage; ii. not adversely affect the vitality and viability of a shopping area or the wider centre; and iii. not result in an undesirable concentration of uses, or ‘dead frontages’. g) Development proposals for city or town centre living will take into account the residential amenity of the proposal. This must be clearly demonstrated where the proposed development is in the same built structure as: i. a hot food premises, live music venue, amusement arcade/centre, casino or licensed premises (with the exception of hotels, restaurants, cafés or off licences); and/or ii. there is a common or shared access with licenced premises or other use likely to be detrimental to residential amenity. Town Centre First Assessment For development proposals which are out of city/town centre and which will generate significant footfall a Town Centre First Assessment will be provided. Applicants should agree the data required with the planning authority before undertaking the assessment, and should present information on areas of dispute in a succinct and comparable form. The town centre first assessment should: – identify the potential relationship of the proposed development with the network of centres identified in the LDP; – demonstrate the potential economic impact of the development and any possible displacement effects, including the net impact on jobs; and – consider supply chains and whether local suppliers and workers will be a viable option; and – the environmental impact of transporting goods and of staff and visitors travelling to the location. The town centre first assessment should be applied flexibly and realistically for community, education, health and social care and sport and leisure facilities so that they are easily accessible to the communities they are intended to serve.
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National Planning Framework 4 – Revised Draft 83 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Historic assets and places Brownfield, vacant and derelict land and empty buildings Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Quality homes Blue and green infrastructure Play, recreation and sport Health and safety Community wealth building Business and industry Retail Rural development Tourism Culture and creativity Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 84 Part 2 – National Planning Policy Retail Policy Principles Local Development Plans: LDPs should consider where there may be a need for further retail provision, this may be: • where a retail study identifies deficiencies in retail provision in terms of quality and quantity in an area; or • when allocating sites for housing or the creation of new communities, in terms of the need for neighbourhood shopping, and supporting local living. LDPs should identify areas where proposals for healthy food and drink outlets can be supported. Policy 28 a) Development proposals for retail (including expansions and changes of use) will be consistent with the town centre first principle. This means that new retail proposals: i. will be supported in existing city, town and local centres, and ii. will be supported in edge-of-centre areas or in commercial centres if they are allocated as sites suitable for new retail development in the LDP. iii. will not be supported in out of centre locations (other than those meeting policy 28(c) or 28(d)). b) Development proposals for retail that are consistent with the sequential approach (set out in a) and click-and-collect locker pick up points, will be supported where the proposed development: i. is of an appropriate scale for the location; ii. will have an acceptable impact on the character and amenity of the area; and iii. is located to best channel footfall and activity, to benefit the place as a whole. c) Proposals for new small scale neighbourhood retail development will be supported where the proposed development: i. contributes to local living, including where relevant 20 minute neighbourhoods and/or ii. can be demonstrated to contribute to the health and wellbeing of the local community. d) In island and rural areas, development proposals for shops ancillary to other uses such as farm shops, craft shops and shops linked to petrol/service/charging stations will be supported where: i. it will serve local needs, support local living and local jobs; ii. the potential impact on nearby town and commercial centres or village/local shops is acceptable; iii. it will provide a service throughout the year; and iv. the likely impacts of traffic generation and access and parking arrangements are acceptable. Policy Intent: To encourage, promote and facilitate retail investment to the most sustainable locations that are most accessible by a range of sustainable transport modes. Policy Outcomes: • Retail development and the location of shops support vibrant city, town and local centres. • Communities can access the shops and goods they need by a range of sustainable transport modes including on foot, by bike, and by public transport, as part of local living.
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National Planning Framework 4 – Revised Draft 85 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Health and safety City, town, local and commercial centres Rural development Policy impact: Local living Compact urban growth Rural revitalisation
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National Planning Framework 4 – Revised Draft 86 Part 2 – National Planning Policy Rural development Policy Principles Local Development Plans: LDPs should identify the characteristics of rural areas within the plan area, including the existing pattern of development, pressures, environmental assets, community priorities and economic needs of each area. The spatial strategy should set out an appropriate approach to development in rural areas which reflects the identified characteristics. The Scottish Government’s 6 fold Urban Rural Classification 2020 should be used to identify remote rural areas. Spatial strategies should support the sustainability and prosperity of rural communities and economies. Previously inhabited areas which are suitable for resettlement should be identified in the spatial strategy. Policy 29 a) Development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported, including: i. farms, crofts, woodland crofts or other land use businesses, where use of good quality land for development is minimised and business viability is not adversely affected; ii. diversification of existing businesses; iii. production and processing facilities for local produce and materials, for example sawmills, or local food production; iv. essential community services; v. essential infrastructure; vi. reuse of a redundant or unused building; vii. appropriate use of a historic environment asset or is appropriate enabling development to secure the future of historic environment assets; viii. reuse of brownfield land where a return to a natural state has not or will not happen without intervention; ix. small scale developments that support new ways of working such as remote working, homeworking and community hubs; or x. improvement or restoration of the natural environment. b) Development proposals in rural areas should be suitably scaled, sited and designed to be in keeping with the character of the area. They should also consider how the development will contribute towards local living and take into account the transport needs of the development as appropriate for the rural location. c) Development proposals in remote rural areas, where new development can often help to sustain fragile communities, will be supported where the proposal: i. will support local employment; ii. supports and sustains existing communities, for example through provision of digital infrastructure; and iii. is suitable in terms of location, access, siting, design and environmental impact. d) Development proposals that support the resettlement of previously inhabited areas will be supported where the proposal: i. is in an area identified in the LDP as suitable for resettlement; ii. is designed to a high standard; iii. responds to their rural location; and iv. is designed to minimise greenhouse gas emissions as far as possible. Policy Intent: To encourage rural economic activity, innovation and diversification whilst ensuring that the distinctive character of the rural area and the service function of small towns, natural assets and cultural heritage are safeguarded and enhanced. Policy Outcomes: • Rural places are vibrant and sustainable and rural communities and businesses are supported. • A balanced and sustainable rural population.
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National Planning Framework 4 – Revised Draft 87 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Natural places Soils Historic assets and places Green belts Brownfield, vacant and derelict land and empty buildings Coastal development Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Infrastructure first Rural homes Blue and green infrastructure Flood risk and water management Business and industry City, town, local and commercial centres Retail Tourism Culture and creativity Aquaculture Minerals Policy impact: Just Transition Conserving and recycling assets Local living Compact urban growth Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 88 Part 2 – National Planning Policy Tourism Policy Principles Local Development Plans: LDPs should support the recovery, growth and long-term resilience of the tourism sector. The spatial strategy should identify suitable locations which reflect opportunities for tourism development by taking full account of the needs of communities, visitors, the industry and the environment. Relevant national and local sector driven tourism strategies should also be taken into account. The spatial strategy should also identify areas of pressure where existing tourism provision is having adverse impacts on the environment or the quality of life and health and wellbeing of local communities, and where further development is not appropriate. Policy 30 a) Development proposals for new or extended tourist facilities or accommodation, including caravan and camping sites, in locations identified in the LDP, will be supported. b) Proposals for tourism related development will take into account: i. The contribution made to the local economy; ii. Compatibility with the surrounding area in terms of the nature and scale of the activity and impacts of increased visitors; iii. Impacts on communities, for example by hindering the provision of homes and services for local people; iv. Opportunities for sustainable travel and appropriate management of parking and traffic generation and scope for sustaining public transport services particularly in rural areas; v. Accessibility for disabled people; vi. Measures taken to minimise carbon emissions; vii. Opportunities to provide access to the natural environment. c) Development proposals that involve the change of use of a tourism-related facility will only be supported where it is demonstrated that the existing use is no longer viable and that there is no requirement for alternative tourism-related facilities in the area. d) Proposals for huts will be supported where the nature and scale of the development is compatible with the surrounding area and the proposal complies with relevant good practice guidance. e) Development proposals for the reuse of existing buildings for short term holiday letting will not be supported where the proposal will result in: i. An unacceptable impact on local amenity or the character of a neighbourhood or area; or ii. The loss of residential accommodation where such loss is not outweighed by demonstrable local economic benefits. Policy Intent: To encourage, promote and facilitate sustainable tourism development which benefits local people, is consistent with our net zero and nature commitments, and inspires people to visit Scotland. Policy Outcomes: • Communities and places enjoy economic, social and cultural benefits from tourism, supporting resilience and stimulating job creation.
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National Planning Framework 4 – Revised Draft 89 Part 2 – National Planning Policy Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Natural places Historic assets and places Coastal development Sustainable transport Design, quality and place Quality homes Rural homes Health and safety Community wealth building City, town, local and commercial centres Retail Rural development Culture and creativity Policy impact: Just Transition Conserving and recycling assets Local living Rebalanced development Rural revitalisation
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National Planning Framework 4 – Revised Draft 90 Part 2 – National Planning Policy Culture and creativity Policy Principles iii. alternative provision of equal or greater standard is made available at a suitable location within the local area; and iv. the loss of the venue does not result in loss or damage to assets or objects of significant cultural value. d) Development proposals within the vicinity of existing arts venues will fully reflect the agent of change principle and will only be supported where they can demonstrate that measures can be put in place to ensure that existing noise and disturbance impacts on the proposed development would be acceptable and that existing venues and facilities can continue without additional restrictions being placed on them as a result of the proposed new development. Local Development Plans: LDPs should recognise and support opportunities for jobs and investment in the creative sector, culture, heritage and the arts. Policy 31 a) Development proposals that involve a significant change to existing, or the creation of new, public open spaces will make provision for public art. Public art proposals which reflect diversity, culture and creativity will be supported. b) Development proposals for creative workspaces or other cultural uses that involve the temporary use of vacant spaces or property will be supported. c) Development proposals that would result in the loss of an arts or cultural venue will only i. there is no longer a sustainable demand for the venue and after marketing the site at a reasonable rate for at least 12 months, through relevant local and national agents and online platforms, there has been no viable interest from potential operators; or ii. the venue, as evidenced by consultation, no longer meets the needs of users and cannot be adapted; or supported where: Key policy connections: Tackling the climate and nature crises Climate mitigation and adaptation Historic assets and places Brownfield, vacant and derelict land and empty buildings Zero waste Sustainable transport Design, quality and place Local Living and 20 minute neighbourhoods Blue and green infrastructure Play, recreation and sport Health and safety Digital infrastructure Community wealth building City, town, local and commercial centres Rural development Tourism Policy impact: Just Transition Conserving and recycling assets Local living Rebalanced development Policy Intent: To encourage, promote and facilitate development which reflects our diverse culture and creativity, and to support our culture and creative industries. Policy Outcomes: • Locally distinctive places reflect the diversity of communities and support regeneration and town centre vibrancy. • Cultural and creative industries are expanded, providing jobs and investment. • Communities have access to cultural and creative activities.
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National Planning Framework 4 – Revised Draft 91 Part 2 – National Planning Policy Aquaculture Policy Principles navigation, containment, deposition, waste emissions and sea lice, impacts on wild salmonids, aquaculture litter (and odour and impacts on other marine users)) are acceptable and comply with the relevant regulatory framework. d) Development proposals for fish farm developments will only be supported where the following impacts have been assessed and mitigated: i. landscape and visual impact of the proposal including the siting and design of cages, lines and associated facilities taking into account the character of the location; ii. the impact of any land based facilities, ensuring that the siting and design are appropriate for the location; iii. impacts on natural heritage, designated sites and priority marine features; and iv. impacts on historic marine protected areas. e) Applications for open water farmed finfish or shellfish development are excluded from the requirements of policy 3b) and 3c) and will instead apply all relevant provisions from National and Regional Marine Plans. Local Development Plans: LDPs should guide new aquaculture development in line with National and Regional Marine Planning, and will minimise adverse environmental impacts, including cumulative impacts, that arise from other existing and planned aquaculture developments in the area while also reflecting industry needs. Policy 32 a) To safeguard migratory fish species, further salmon and trout open pen fish farm developments on the north and east coasts of mainland Scotland will not be supported. b) Development proposals for aquaculture will be supported where they comply with the LDP, the National Marine Plan and, where relevant, the appropriate Regional Marine Plan. c) Development proposals for fish farms will demonstrate that operational impacts (including from noise, acoustic deterrent devices (where applicable) light, access, Key policy connections: Tackling the climate and nature crises Historic assets and places Natural places Biodiversity Coastal development Design, quality and place Health and safety Community wealth building Business and industry Rural development Policy impact: Just Transition Rebalanced development Rural revitalisation Policy Intent: To encourage, promote and facilitate aquaculture development and minimise any adverse effects on the environment, including cumulative impacts. Planning should support an aquaculture industry that is sustainable, diverse, competitive, economically viable and which contributes to food security, whilst operating with social licence, within environmental limits and which ensures there is a thriving marine ecosystem for future generations. Policy Outcomes: • New aquaculture development is in locations that reflect industry needs and considers environmental impacts. • Producers will contribute to communities and local economies. • Prosperous finfish, shellfish and seaweed sectors. • Migratory fish species are safeguarded.
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National Planning Framework 4 – Revised Draft 92 Part 2 – National Planning Policy Minerals Policy Principles Local Development Plans: LDPs should support a landbank of construction aggregates of at least 10-years at all times in the relevant market areas, whilst promoting sustainable resource management, safeguarding important workable mineral resources, which are of economic or conservation value, and take steps to ensure these are not sterilised by other types of development. Policy 33 a) Development proposals that seek to explore, develop, and produce fossil fuels (excluding unconventional oil and gas) will not be supported other than in exceptional circumstances. Any such exceptions will be required to demonstrate that the proposal is consistent with national policy on energy and targets for reducing greenhouse gas emissions. b) The Scottish Government does not support the development of unconventional oil and gas in Scotland. This means development connected to the onshore exploration, appraisal or production of coal bed methane or shale oil or shale gas, using unconventional oil and gas extraction techniques, including hydraulic fracturing and dewatering for coal bed methane. c) Development proposals that would sterilise mineral deposits of economic value will only be supported where: i. there is an overriding need for the development and prior extraction of the mineral cannot reasonably be undertaken; or ii. extraction of the mineral is impracticable or unlikely to be environmentally acceptable. d) Development proposals for the sustainable extraction of minerals will only be supported where they: i. will not result in significant adverse impacts on biodiversity, geodiversity and the natural environment, sensitive habitats and the historic environment, as well as landscape and visual impacts; ii. provide an adequate buffer zone between sites and settlements taking account of the specific circumstances of individual proposals, including size, duration, location, method of working, topography, and the characteristics of the various environmental effects likely to arise; iii. can demonstrate that there are no significant adverse impacts (including cumulative impact) on any nearby homes, local communities and known sensitive receptors and designations; iv. demonstrate acceptable levels (including cumulative impact) of noise, dust, vibration and potential pollution of land, air and water; v. minimise transport impacts through the number and length of lorry trips and by using rail or water transport wherever practical; vi. have appropriate mitigation plans in place for any adverse impacts; vii. include schemes for a high standard of restoration and aftercare and commitment that such work is undertaken at the earliest opportunity. As a further Policy Intent: To support the sustainable management of resources and minimise the impacts of the extraction of minerals on communities and the environment. Policy Outcomes: • Sufficient resources are available to meet industry demands, making an essential contribution to the Scottish economy. • Important raw materials for manufacturing, construction, agriculture, and other industries are available. • Important workable mineral resources are protected from sterilisation by other developments. • Communities and the environment are protected from the impacts of mineral extraction.
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Policy impact: Conserving and recycling assets Key policy connections: Tackling the climate and nature crises Biodiversity Natural places Historic assets and places Zero waste Infrastructure first Health and safety safeguard a range of financial guarantee options are available, and the most effective solution should be considered and agreed on a site-by-site basis. Solutions should provide assurance and clarity over the amount and period of the guarantee and in particular, where it is a bond, the risks covered (including operator failure) and the triggers for calling in a bond, including payment terms. e) Development proposals for borrow pits will only be supported where: i. the proposal is tied to a specific project and is time-limited; ii. the proposal complies with the above mineral extraction criteria taking into account the temporary nature of the development; and iii. appropriate restoration proposals are enforceable