The Built Environment
Introduction
4.1 Whilst Mid Sussex includes extensive areas of countryside, the
majority of the population lives in the towns and villages. As a
result, it is the built-up areas which figure most prominently in
many people’s lives and the appearance and quality of their
urban surroundings is an important factor in the quality of life.
4.2 The towns and villages of Mid Sussex are generally attractive,
with many containing areas of special townscape quality; the larger
centres have expanded considerably in recent years with the addition
of new housing estates and in some cases large commercial developments.
Some growth has also occurred in the villages and in a few cases
new residential developments have significantly increased their size.
4.3 In addition to the towns and villages, there are many buildings
and small settlements within the countryside which also form part
of the built environment. It is just as important for developments
within the countryside, existing and proposed, to be treated sensitively
in order that they blend in with and complement their setting.
4.4 This Local Plan recognises the importance to local residents
and the local workforce of their immediate surroundings. It aims
to contribute towards improving the quality of life by enhancing
the built environment in the towns, villages and countryside. Such
enhancement can take a variety of forms, including the conservation
of buildings and areas of particular character or townscape importance;
insistence on good design in new development; the encouragement of
the provision of a greater range of facilities with improved access
where appropriate; the encouragement of tree planting and landscaping;
and the conservation of wildlife and its habitats.
Policy Background
National and Regional Planning Policy
4.5 The majority of Planning Policy Guidance notes (PPGs) contain
guidance relevant to the built environment. In particular PPG1: General
Policy and Principles and PPG3: Housing set out specific advice relating
to design. Regional Planning Guidance note RPG9 (2001) which relates
to the South East contains policies and proposals which relate to
the built environment. Attention has therefore been paid to these
documents to ensure that the policies in the Built Environment Chapter
comply with Government policy and advice.
West Sussex Structure Plan Deposit Draft
2001 - 2016
4.6 The West Sussex Structure Plan 2001 - 2016 Deposit Draft gives
emphasis to global environmental issues especially in respect of
sustainability and transport. It seeks to conserve and improve the
existing built environment. Policies within this Chapter reflect
the content of the Structure Plan.
Policy Aims
4.7 The aims of this Local Plan with regard to the Built Environment
are:
(a) to preserve buildings of architectural or historic interest
and their settings;
(b) to preserve archaeological sites and their settings;
(c) to preserve and enhance the special character and appearance
of Conservation Areas and Areas of Townscape Character;
(d) to ensure that the design, layout and use of materials in
any new development is of a high quality, pays due regard to its
setting, and makes a positive contribution to the environment;
(e) to enhance the character and appearance of specific areas
within the towns and villages by means of the introduction of environmental
improvement measures;
(f) to safeguard important areas of open space;
(g) to safeguard the varied, individual character and local distinctiveness
of the towns, villages and settlements within the District and
to protect their relationship with the surrounding rural environment;
(h) to ensure the sensitive location and design of advertisements;
(i) to encourage all new development to be designed in ways that
help to reduce crime;
(j) to encourage appropriate access and other facilities for
disabled people within new and existing development;
(k) to conserve and enhance features of importance to wildlife
and their habitats within built-up areas; and
(l) to ensure development accords with the principles of sustainability
taking account of the need to minimise energy consumption, pollution
and the use of resources, particularly non renewable resources.
Policies and Proposals
Design
4.8 The Council attaches great importance to the quality of design
in new development. This is vital if new buildings are to blend successfully
with their surroundings and if they are to be attractive in their
own right. It is also an objective shared by the West Sussex Structure
Plan 2001- 2016 Deposit Draft. Government guidance in PPG1 ‘General
Policy and Principles’ (1997) states that new developments
should respect the character of their surroundings with the appearance
and treatment of spaces between and around buildings being of particular
importance.
4.9 Whilst the Council does not wish to inhibit innovative design
or prescribe too closely the form of new development, clearly a balance
must be struck between originality and initiative in design on the
one hand and the suitability of new development in relation to its
surroundings on the other. For example, many shopfronts by their
very nature need to be distinctive in order to attract customers,
but they should not be allowed to detract unnecessarily from the
appearance of the building or the character of the area as a whole.
4.10 New development can make a positive contribution to the townscape
through careful design, layout and siting. This will be important
in areas such as town centres where good design will make such areas
attractive places to work or shop. It will also apply in residential
areas, where even standard house types can create an attractive environment
if careful thought is given to the layout and grouping of buildings,
and the landscaping in which they are set. The attractiveness of
any new development can also have commercial advantages both in terms
of the value of the building itself and the prestige of the area
generally.
4.11 The Council feels it is important to perpetuate regional and
local building styles which in turn contribute to a sense of place
and identity. Mid Sussex has several traditional local design features
which can often be satisfactorily incorporated within new developments,
for example, Sussex Hips and contrasting brickwork at quoins, sills
and window heads. The Council considers there is plenty of scope
for variety without departing from traditional local building styles
and does not feel architectural expression and flair will be unduly
restricted.
4.12 In considering new development proposals the Council will have
regard to a number of factors as detailed below. Proposals which
fail to meet these criteria of good design will not normally be permitted.
• Design of Residential Development
PPG 3 Housing (2000) emphasises the role that design has in providing
high quality living environments. A key theme is that Local Authorities
must maximise the use of previously developed land. The requirement
of good design in residential development is essential to ensure
that the quality of the built environment is not compromised, whilst
at the same time making maximum use of the land available. The
Council welcomes innovative design as long as it meets the requirements
of the design policies in this Chapter and other relevant polices
in the Local Plan.
A number of design guides relating particularly to layout, roads
and parking within residential development have been produced by
Central Government. These include ‘Residential Roads and
footpaths: Layout Considerations - Design Bulletin 32 (DB32) and ‘Companion
Guide to DB32’ (1999) which provide design and layout guidance.
Two recent publications relating more generally to design are ‘Planning
and Design - a Best Practice Note’ by the Planning Officers
Society (1999) and ‘By Design’ published by the commission
for Architecture and the Built Environment for the DETR (2000).
The design and layout of infilling and other residential development
in built-up areas is also considered in the Housing Chapter of
this Local Plan. Good design is, of course, important for all new
development not just residential development.
New residential development during the Plan Period is likely
to have a significant influence on the appearance of the District,
and development briefs will be provided for sites which are allocated
for residential purposes. Development proposals must be designed
in accordance with a concept which takes full account of physical
features within, and in the vicinity of, the site. This will enable,
for example, important landscape and building features to be retained,
vistas to be formed onto prominent buildings in the locality, and
a network of footpaths and cycleways to be provided to link areas
of open space, including play areas, with shops, schools, bus stops
and other community features within and beyond the site.
A variety of building types should be introduced, particularly
on all but the smallest of sites, and cohesion should be provided
by any materials and design styles which reflect the local distinctiveness
of traditional building in the area. Roads and car parking areas
should not dominate the area and further cohesion is to be provided
by constructing walls to match the adjoining building where they
are required to screen private areas from public view. Wooden fences
deteriorate more quickly and are not appropriate in these locations.
Policy B2 sets out criteria which apply to new residential ‘estate’ development;
this is a development which includes an access road.
• Scale and density of development
New buildings will be expected to respect and enhance their surroundings
in terms of their height, mass, scale and density of development.
New development should seek to ensure that efficient use is made
of land and there may be scope for well designed higher density
development in town centres and areas well served by public transport.
Policy H2 of the Local Plan refers specifically to density and
mix of new residential development. Development should not overlook,
overshadow or overpower the surrounding properties to an extent
that harms their amenities. Buildings which are uncharacteristically
high or bulky in relation to existing development are likely to
be intrusive and to adversely affect the townscape in general and
the amenities of the occupants of neighbouring properties in particular.
• Spaces between buildings
These are equally important in creating or maintaining an attractive
environment. It is often these spaces which are accessible, or
at least visible, to the public at large, and are important to
the setting of new buildings. The Council will expect such spaces
to reflect the form of existing development. Their surface treatment,
whether landscaped or hard surfaced, should also be of good quality.
Designing both the buildings and the spaces should take into account
sunlight, orientation, overshadowing, planting layout, means of
enclosure and circulation routes.
• Materials and Design Styles
The choice of materials will be a primary factor in the impact
of new development on its surroundings. The use of inappropriate
or incongruous materials can ruin an otherwise acceptable building.
Materials should be carefully selected and of good quality, and
should relate sympathetically to existing development in colour,
texture and design. Traditional materials such as stock bricks
and plain clay tile roofs and tile hanging are common features
in Mid Sussex. The Council wish to see the perpetuation of its
distinctive traditional building styles and materials, and while
the Council will not wish to limit unduly the choice of materials
and design, local distinctiveness will be achieved by using local
materials and styles which are in keeping with these traditions.
There is a wide range of suitable materials available at a reasonable
price so the use of such materials should not be unduly restrictive.
The Council will wish to prevent the use of brightly coloured materials,
such as some roof tiles, where this would be intrusive or out of
character with the traditional development of the area. Such considerations
would apply throughout the District but particularly, for example,
in town centres or a new residential development on the edge of
the built-up area which would be visible from the countryside.
• Landscaping
The Council will expect detailed attention to be paid to both
hard and soft landscaping. The ‘greening’ of residential
environments by planting can soften the impact of new development
as well as providing an attractive setting for the buildings and
their surroundings. It can also contribute to maintaining or creating
wildlife habitats. Landscaping proposals should form an integral
part of a planning application and be in scale with the proposed
development. When formulating a landscaping scheme, consideration
should be given to the requirements of the Building Regulations
to provide adequate means of access for emergency vehicles. Existing
trees and hedgerows should be retained as far as practicable as
these help to add maturity to a scheme, maintain the existing wildlife
and integrate the development into the existing environment.
4.13 Developers are encouraged to liaise with the Council at the
earliest possible stage in the design process in order to determine
the acceptable parameters of design for their particular form of
development. Where the scheme is for major new development the Council,
usually in co-operation with the developers and landowners, will
prepare a development brief setting out specific design principles
for the particular site and proposal. The brief will seek to secure
a higher standard of developments than might otherwise have been
forthcoming.
4.14 Where a brief has not been prepared, applicants for planning
permission should submit a design statement with their application
(in accordance with advice in PPG1). This may most usefully be provided
at pre-application stage. Design statements are appropriate for even
the smallest of proposals, as cumulatively theses have a significant
impact on the environment. The written design statement should be
illustrated as appropriate, by:
4.15 An Architects’ Panel has been set up to assess the quality
of design of development proposals which would have a significant
impact on the appearance of the site and its surroundings. Where
it is considered to be appropriate planning applications will be
put to the Panel, which meets four times a year, for their design
advice.
B1 A high standard
of design, construction and layout will be expected in new buildings,
including alterations and extensions.
All proposals for development will be required to:
(a) demonstrate a sensitive approach to urban design
by respecting the character of the locality in which they take
place, especially to neighbouring buildings, their landscape
or townscape setting and the regional and/or local building style.
Regard should be given to the proposal’s contribution to
a sense of place. In the case of alterations and extensions,
including new shopfronts, the proposals must be sympathetic to
the building to which they relate. Factors to be taken into consideration
include the scale, massing, siting, density, views, height and
orientation of the new buildings in relation to those already
existing;
(b) use materials of a quality, type and colour appropriate
to the site and its surroundings, which conform to the general
range in the vicinity, and which enhance the distinctiveness
of traditional building materials and styles;
(c) show that adequate consideration has been given to
the spaces between and around buildings, and that effective use
has been made of any existing landscape features; and
(d) provide suitable new planting of trees and shrubs
appropriate to the site and its location. Where appropriate,
existing wildlife habitats including green corridors and river
courses should be protected and enhanced.
All planning applications should include a design statement,
unless otherwise agreed with the Council.
B2 Where new residential
estate development is proposed, there will be an additional requirement
to:
(a) establish a design concept for the layout of the
estate;
(b) introduce a variety of design types;
(c) provide cohesion by using materials and design styles
which reflect the local distinctiveness of building in the area;
(d) link areas of open space and play areas within the
site by footways and cycleways;
(e) establish a co-ordinated network of footpaths and
cycleways within and up to the fringes of the site to reduce
distances to walk and cycle to shops, schools, bus stops and
other community facilities;
(f) ensure the estate layout is not visually dominated
by roads and car parking areas; and
(g) build walls to match the materials used for dwellings
where it is necessary to screen private areas from public view.
Demolition and Redevelopment
4.16 Demolition of individual buildings may be undesirable in terms
of resources and refurbishment will be preferred. However, demolition
may also present opportunities for urban renaissance and effective
use of previously developed sites. Within urban areas redevelopment
of such sites should be at an appropriate density for the area which
will maximise the potential of the site. All proposals for demolition
and redevelopment will be considered in the light of Policy B1 and
other appropriate policies in this Local Plan. Proposals for demolition
of Listed Buildings or buildings in Conservation Areas will be very
strongly resisted (Policies B10, B11, B12 and B13 should be referred
to).
Residential Amenities
4.17 When determining an application the Council, in accordance
with PPG1 (1997), carefully considers whether the proposal would
unacceptably affect amenities and the existing use of land and buildings
which ought to be protected in the public interest. (This does not
include whether owners or occupiers of adjacent properties experience
financial loss or loss of a view).
4.18 One of the land uses most sensitive to new development is that
of residential. Owners and occupiers of residential properties can
be seriously affected by changes in overlooking, privacy, daylight,
sunlight, disturbance and outlook (disturbance includes factors such
as speed, volume and type of traffic, noise, artificial lighting,
smell and other pollution, erosion, and flooding). The policies in
the Local Plan dealing with these criteria will be applied rigorously
where new development, including alterations and extensions, unduly
affects residential premises.
B3 Proposals for new development,
including extensions to existing buildings and changes of use,
will not be permitted if significant harm to the amenities of nearby
residents is likely to be created due to noise and disturbance;
loss of privacy; overlooking; reduction in sunlight and daylight;
and reduction in outlook.
Energy & Water Conservation
4.19 PPG1 (1997) requires Local Authorities to have regard to sustainable
development requirements including energy conservation within development
plans. All new development has implications for the consumption of
energy which results in the continued use of finite resources, including
fossil fuels, and the emission of carbon dioxide and other greenhouse
gases. Energy conservation can be assisted by locating development
so that the consumption of energy resources, particularly those which
are non-renewable, is minimised. The strategy of this Local Plan
is therefore for new development to be located where it will keep
to a minimum the need for travel, especially by the private car.
4.20 Building Regulations lay down minimum standards of heat insulation
for new buildings. Developers will be encouraged to take account
of the various design factors which can increase the thermal and
energy efficiency of a building, and should investigate whether any
contribution can be made from alternative means of energy provision,
for example renewable sources. The overall layout and grouping of
buildings, their orientation and detailed design should take these
matters into account.
4.21 Developers should also have regard to how much daylight and
sunlight is received within and between existing and proposed buildings.
This will help increase a building’s energy efficiency, as
effective daylighting reduces the need for electric light, while
sunlight can be used as a source of energy to meet some of a building’s
heating requirements. People expect good natural lighting in their
homes and other non-domestic buildings. Whilst these factors will
need to be assessed on site, useful guidance is set out in ‘Site
Layout Planning for Daylight and Sunlight: A Guide to Good Practice’ (Building
Research Establishment Report BR209 1991). Adequate daylight and
sunlight should be achieved without the need to remove existing trees
on the site.
4.22 Water is a vital resource used for many purposes. PPG1 requires
Local Planning Authorities to have regard to sustainable development
requirements including conserving natural resources such as water.
The Environment Agency has published a document ‘Water Resources
for the Future - Strategy for Southern Region’ March 2001.
One of the main conclusions of the strategy is that ‘opportunities
for sustainable resource development are very scarce in our region.
Efficient use of water is crucial to successful water resource management
over the next 25 years.’ The Strategy considers that Local
Authorities should play a prime role by guiding all new developments
to be implemented to the highest specification of water conservation
and efficient use.
B4 All new development
proposals should have regard to maximising opportunities for:
(a) energy efficiency relating to location, design and
layout;
(b) efficient use of water; and
(c) natural drainage, where appropriate, through the
use of landscape and topographical features such as swales, strips
and retention and balancing ponds.
All new development should ensure adequate levels of daylight
and sunlight, particularly to habitable rooms, are achieved.
Designing for the Disabled
4.23 Many people within the community suffer from some form of disability
at some time in their life. This can take a variety of forms and
includes those who are confined to wheelchairs or who find it difficult
to move around easily, the blind, partially sighted and the deaf.
In the past the design of buildings has frequently not been well
adapted to the needs of such groups who may have been inhibited from
using them or even denied access altogether due to obstacles such
as steps, staircases, narrow doorways or corridors and the absence
of lifts.
4.24 In recent years far more attention has been paid to the needs
of the disabled. Legislation including the Chronically Sick and Disabled
Persons Act 1970 and 1976, the Disabled Persons Act 1981 and the
Disability Discrimination Act 1995 requires anyone erecting a building
to which the general public will have access to make appropriate
provision for disabled people. This provision therefore relates to
civic and community buildings, shops, offices, factories, schools
and entertainment and leisure facilities. The 1995 Act also requires
service providers to make reasonable adjustments so that existing
buildings meet the requirements of disabled users. Under the Town
and Country Planning Act 1990 Local Authorities are under a statutory
duty to draw those provisions to the notice of developers when granting
planning permission for such development. PPG1 (1997) states that
the development of land and buildings provides the opportunity to
secure a more accessible environment for everyone, including wheelchair
users, other people with disabilities, the elderly and people with
infants in pushchairs. The needs of disabled people should also be
considered when an existing building is being extended or altered.
The provision of facilities such as ramps, wider doorways and corridors
will also assist others who are not disabled but who may find it
difficult to move around easily.
4.25 The Council considers it vital that no members of the community
should be denied access to any buildings or facilities as a result
of their disability. It will therefore require designers of all development
to which the public will have access to make specific provision for
the needs of disabled people wherever it is practicable and reasonable
to do so. This provision will relate to extensions and changes of
use of existing buildings as well as new buildings and facilities.
The Council will expect designers to consider a range of features,
including suitable means of access both to and within buildings,
specially adapted facilities within the buildings such as toilets
and purpose-designed car parking spaces located close to the entrance
to the development. Where appropriate conditions will be attached
to planning permission for development falling within the relevant
categories to ensure that suitable provision is made. Guidance on
the design of facilities for the disabled has been published by Central
Government and other agencies such as the Royal Association for Disability
and Rehabilitation (RADAR) and the Disability Access Rights Advice
Service (DARAS). There is also a British Standards Institution Code
of Practice for Access for the Disabled to Buildings (BS 5810) and
a publication from the English Tourist Board titled ‘Tourism
For All - Providing Accessible Visitor Attractions’. Developers
will be expected to have had regard to such guidance when designing
new buildings and layouts.
B5 All new development to which
the public will have access, including extensions, changes of use
and shopfront alterations, should include a suitable means of access
into and between buildings for disabled people.
Open Space in Built-up Areas
4.26 Areas of open space are particularly important features within
the towns and villages of Mid Sussex. They can take a variety of
forms, including village greens, parks and commons, outdoor playing
space, small incidental areas of amenity land, woodlands and roadside
verges. Some may be accessible to the public while others may be
restricted to private use. Some areas provide opportunities for sport
and recreation. Others are more important for amenity purposes, providing
visual relief to the built environment. Whatever their size, location
and function, they are highly valued and make a significant contribution
to the quality of life of those who live or work in the urban areas.
They can also provide valuable wildlife habitats.
4.27 The Council attaches great importance to the retention of such
areas of open space in the towns and villages of Mid Sussex. It is
felt that the use of land as open space is no less important than
other uses. Once built on they are normally lost forever. This loss
can result in over intensive development within the built-up area
which will adversely affect its character and appearance and make
it a less pleasant place in which to be. The Council will therefore
try to balance the competing claims of different land uses which
would result in the loss of public or private open space within built-up
areas and the community’s long term requirements for open space.
This accords with the objectives of the West Sussex Structure Plan
2001- 2016 Deposit Draft Policies DEV1 and NE10 and Government Guidance
in PPG17 entitled 'Planning for Open Space, Sport and Recreation'
(2002) which attaches great importance to the retention of recreational
and amenity open space in urban areas, whether or not there is public
access to it.
4.28 The retention of open space is also dealt with in the Housing
Chapter, Policy H3 in relation to infill development, and in the
Recreation and Tourism Chapter Policy R2 with regard to sport and
recreation.
B6 Proposals for development which
would result in the loss of areas of public or private open space
of particular importance to the locality by virtue of their recreational,
historical, conservation, wildlife or amenity value will not be
permitted. Where such open space is to be lost to development,
for whatever reason, appropriate alternative provision may be sought
elsewhere.
Trees and Development
4.29 Trees, together with other vegetation, make an important contribution
to the character of the built environment and to the potential for
wildlife in an area. They help to soften the hard lines of buildings,
introduce variety and a feeling of maturity into the townscape, act
as shelter belts and help improve air quality.
4.30 The Council recognises the contribution that trees make to
the quality of the environment and many groups and individual specimens
are protected by Tree Preservation Orders. These will normally be
made where trees are at risk and are of special importance to the
visual amenities of the area. Where a tree is felled under the terms
of a TPO because it has died, it must be replaced by a new tree unless
this requirement is waived by the Local Planning Authority. The Council
wishes to minimise the loss of trees and hedgerows throughout the
District, and to encourage new tree planting initiatives wherever
possible. Continual tree planting is important to replace those which
are lost through natural causes or are removed to make way for new
development. Where appropriate, new tree planting should be included
in development proposals (see Policy B1).
4.31 Where development is permitted in the vicinity of trees, the
minimum distances between excavations and tree boles will follow
the advice of the current British Standard (Trees in Relation to
Construction).
B7 Development resulting
in the loss of trees which are of significant public amenity value
will be resisted.
Surgery on protected trees will only be permitted where
their overall appearance and visual amenity value would not be
adversely affected. Similarly the felling of protected trees will
only be permitted if there is no appropriate alternative. Where
a protected tree or group of trees is felled a replacement tree
or group of trees will normally be required.
Pavements, Roads and Street Furniture
4.32 The design, materials and layout of pavements, roads and street
furniture can have a significant effect on the character and appearance
of an area. They can also have a large impact on an area’s
sense of place, crime prevention, the mobility of disabled people,
traffic calming and safety, including access for emergency vehicles.
The Council, in association with the Highway Authority, will seek
to ensure that pavements, roads and street furniture are suitably
designed to reflect the needs of the proposed development and the
community as a whole. Further design guidance on pavements and roads
is contained within the Transport Chapter of this Local Plan.
Public Art
4.33 The Council will encourage developers to make provision for
works of art in public spaces within development schemes. Opportunities
for artists could include clocks, stained glass windows, landscaping,
lighting, street furniture and sculptures. Alternatively decorative
features could be integrated into the detailing of buildings, for
example, doors, floors, roofs and walls. The Arts Strategy for Mid
Sussex Consultation Document (2003), refers to the Council's intention
to produce a Public Art Strategy. Further information can be obtained
from the Councils Arts Development Officer.
B8 The Council will encourage the
retention and/or provision of works of art in development schemes.
Careful consideration will be given to the contribution made by
any such works to the appearance of the open space or building
involved and the surrounding area. The works of art should relate
to the local environment and enhance local identity and a sense
of place.
Crime Prevention and Design
4.34 The Crime and Disorder Act 1998 seeks to prevent or reduce
crime and disorder. This requires Local Authorities and the police
to work together to reduce crime and disorder. The design of new
development has an important role to play in this. Good design and
layout, incorporating such features as safe and open walkways, well
lit and unobstructed car parking areas, open space and play areas
visible from neighbouring houses, good street lighting, access controls
and security hardware can all make crime more difficult to commit
and increases the risk of detection for potential offenders. New
housing, shopping and commercial developments which have been designed
with a view to minimising the potential for crime also provide a
higher quality of life and a sense of well-being for those who live,
shop and work in them.
4.35 Crime prevention measures are more cost effective if implemented
at the time of the development and it is important that such measures
are considered as Circular 5/94 makes it clear that crime prevention
can be a material consideration in the determination of planning
applications. Specific attention is also paid to crime prevention
in PPG1 (1997). Developers and architects for all schemes, especially
those involved with large scale proposals, should therefore address
this issue early on in the design process.
4.36 Planning applications for residential developments comprising
of 10 or more units, commercial developments of 1,000 square metres
or more and development proposals for pubs, nightclubs and restaurants
will also be referred to the Crime Prevention Design Officer. These
schemes will be looked at and design advice given with a view to
reducing or preventing crime and the fear of crime. It is thus advisable
for developers, architects, applicants or agents of such schemes
to consult with the Local Crime Prevention Design Officer based at
Uckfield Police Station, prior to the submission of a planning application.
Any other planning application which the Council feels should receive
crime prevention design advice will also be referred to the Crime
Prevention Officer. Such advice is always subject to the requirements
of Planning and Fire Regulations. The recommendations in BS 8220
(parts 1 to 3) should also be incorporated in development proposals
in order to reduce the potential for crime. However, a balance must
be struck between the need for a secure environment and the need
for an attractive area with character and visual quality.
B9 The design and layout of new development
proposals should minimise the potential for crime without harming
visual quality.
4.37 The Crime Prevention Design Officer can also provide information
on the Police initiative ‘Secured by Design’ which is
supported by the Council. The objective of this scheme is to encourage
developers of housing estates to adopt recommended crime prevention
guidelines and obtain consent for the use of an approved official
Police logo in the marketing of new houses. Developers of commercial
properties can benefit from a similar scheme ‘Secured by Design
Commercial’. Guidance is also available for residential refurbishment
schemes and car park layouts.
Listed Buildings
4.38 The District is rich in buildings of architectural and historic
significance which contribute to the unique character and identity
of Mid Sussex. Buildings of particular merit are included in the
Statutory List of Buildings of Special Architectural or Historic
Interest, compiled by the Secretary of State for National Heritage,
with advice from English Heritage and other specialist organisations,
using agreed national criteria. Listed Buildings are a national asset
and their preservation is of the utmost importance. When it is felt
a building is of architectural or historic interest but has been
missed off the list, the Council will formally request the Department
of Culture, Media and Sport (dcms) to give due consideration to the
listing of the building. There are over 1000 Listed Buildings within
the District. The majority are Grade II with approximately 50 Grade
II* and 20 Grade I.
4.39 The Council considers it vital that buildings which contribute
most to the character of the area should be given maximum protection.
This accords with the objective of the West Sussex Structure Plan
2001 – 2016 Deposit Draft Policy CH9. It is also in compliance
with the legislation which requires Authorities to “have special
regard to the desirability of preserving the building, or its setting
or any features of special architectural or historic interest which
it possesses”, when considering a planning application which
affects a Listed Building or its setting. Government Guidance is
provided in PPG15 entitled ‘Planning and the Historic Environment’ (1994).
4.40 Government Guidance set out in PPG15 states that there should
be a general presumption in favour of preserving Listed Buildings.
The Council will control alterations and extensions to Listed Buildings
to ensure the preservation of these irreplaceable assets within the
District. The Council will also ensure that their integrity is maintained,
and demolition will only be permitted in exceptional circumstances.
Owners of Listed Buildings will be encouraged to keep them in good
repair, backed up by the use of statutory powers if necessary.
4.41 The extent to which a Listed Building can accommodate change
without loss of special interest varies enormously depending on the
individual circumstances. In a limited number of cases, in order
to secure the retention of a Listed Building, the Council may consider
relaxing normal planning and building control standards and policies
contained elsewhere in this Plan to allow the design of sympathetic
additions, alterations, or changes of use. The District Council,
together with West Sussex County Council, provides advice to owners
on building conservation. In certain instances financial assistance
may be available towards structural repairs under the District Council’s
Historic Buildings Loans Scheme.
4.42 Maintaining the fabric of an historic building depends largely
upon the activity carried on within it. The Council is keen to ensure
Listed Buildings are kept in active use so that they do not decay.
The best and most sympathetic use of a Listed Building is usually
that for which it was originally designed and owners are encouraged
to make every effort to retain or secure this use before proposals
for different uses are put forward. It is recognised, however, that
sometimes the original use is no longer economically viable or necessarily
appropriate and that if a change of use is not granted the building
may become vacant. It will, however, be important to ensure that
any new uses that are to be introduced are compatible with the character
and form of the building and its surroundings
B10 Listed Buildings
and their settings will be protected. Other than in exceptional
circumstances, the following will apply:
(a) Alterations and extensions to Listed Buildings which
would adversely affect their historic or architectural character
will not be permitted. Alterations and extensions should normally
be subservient to the original building so as not to dominate
the building’s character and appearance.
(b) Where permission is to be granted to carry out alterations
and/or extensions, the use of identical building materials and
replica designs and features to that of the Listed Building so
as to preserve the character and appearance of the interior and
exterior of the building will be sought as far as practicable.
The replacement/installation of UPVC windows will be strongly
resisted.
(c) Proposals for the conversion and change of use of
a Listed Building may be considered provided such proposals would
not detract from the architectural or historic character of the
building and its setting.
(d) In considering new proposals, special regard will
be given to protecting the setting of a listed building and the
use of appropriate designs and materials.
(e) The reinstatement of any special features of architectural
or historic interest such as original windows, doors and guttering
may be required when considering an application that affects
a Listed Building.
(f) The installation of satellite antennae on a Listed
Building will be resisted. When an antennae is essential, installation
in an unobtrusive location and, where possible, within the curtilage
rather than on the building itself will be required.
(g) Where the historic fabric of a building may be affected
by alterations or other proposals, the provision may be sought
for the applicant to fund the recording or exploratory opening
up of the historic fabric.
This policy applies to all Listed Buildings within the
District including those within the countryside.
4.43 Under the Planning (Listed Building and Conservation Areas)
Act 1990 anyone who wishes to demolish a Listed Building or alter
it in such a way that affects its character, must first obtain Listed
Building Consent from the Council in addition to any other consents.
Owners of Listed Buildings are strongly advised to consult the Planning
Department before commencing any alteration or extension of the building.
It is an offence to carry out any work that affects the character
of the building without obtaining written consent from the Council
Other Buildings of Merit
4.44 As well as statutorily Listed Buildings there are also many
other buildings of intrinsic architectural merit which make a valuable
contribution to the character of an area. They are an important physical
resource and help give a place its identity. Subject to the other
policies in the Plan and normal development control criteria it may
be possible to refurbish and adapt buildings to new uses, rather
than to demolish them and redevelop the site. This is supported as
a principle by West Sussex Structure Plan 2001- 2016 Deposit Draft
Policy CH9. The Council also has the powers to designate Article
4 Directions which remove certain ‘permitted development’ rights
in order to protect buildings merit. (For further information see
Planning Information Leaflet PL6).
B11 Proposals which make effective
use of older buildings of intrinsic architectural or historic merit,
or which make a significant and positive contribution to the street
scene, will be permitted in preference to their demolition and
redevelopment.
Conservation Areas
4.45 In addition to the protection of individual buildings of merit,
planning legislation provides for the designation and protection
of areas of the built environment which are particularly important.
The District Council has the power to designate Conservation Areas
which are defined as “areas of special architectural or historic
interest, the character or appearance of which it is desirable to
preserve or enhance”. The West Sussex Structure Plan 2001-
2016 Deposit Draft Policy CH8 supports and highlights the need for
the preservation and enhancement of such areas. Government policies
for the identification and protection of Conservation Areas and other
elements of the historic environment are contained within PPG15 (1994).
4.46 There are currently 36 Conservation Areas in the District.
These were designated between 1969 and 2003 and include areas ranging
from the historic town centre of East Grinstead through to parts
of the smaller villages and settlements. The boundaries of these
Conservation Areas are shown on the Proposals Map. The Council will
be undertaking an assessment of all Conservation Areas within the
District, this will include the formulation and publication of proposals
for the preservation and enhancement of the Conservation Areas within
the District. The Council will also give consideration to the designation
of new conservation areas where appropriate.
General Design Policy in Conservation Areas
4.47 In the exercise of its powers the Council will pay special
attention to the desirability of preserving or enhancing the character
or appearance of Conservation Areas. In a limited number of cases
the Council will consider the relaxation of normal development control
or building control standards and policies contained elsewhere in
this document where they conflict with the key aim of conservation.
In order to assess development proposals in Conservation Areas the
Council will require as much detailed information as possible. Consequently,
applications for planning permission in Conservation Areas should
normally be for full permission with full supporting details. Where
outline proposals are submitted they must be supported by sufficient
information, including a layout plan and elevations, to enable the
Council to assess their impact on the Conservation Area.
4.48 The Planning Department has produced a leaflet, CD1 ‘A
Guide to Preserving or Enhancing Conservation Areas’ which
provides further details of planning controls in Conservation Areas.
The design of new development is particularly important in Conservation
Areas because of the need to respect the style of existing buildings
and the character of the area as a whole. The use of appropriate
traditional materials will help new buildings to blend in with the
environment of Conservation Areas. These include local stock bricks,
flint, sandstone, plain clay roof tiles, slate, stone roofing slabs
and tile hanging. Care is needed to select materials appropriate
to the particular location where the development is proposed, for
example, flint is generally only found within buildings on, or adjacent
to, the foothills of the Downs. Design details are also particularly
important. For example, inappropriate replacement doors and windows,
by virtue of their style in relation to the age of the building and
area, should be avoided wherever possible.
4.49 The Council will encourage a high standard of design and the
use of appropriate materials when considering alterations to shopfronts
in Conservation Areas. The design and materials used should enhance
the street scene and should respect the character of the particular
building. Detailed guidance is set out in the Council’s Planning
Information Leaflet CD2 ‘Shopfront Design’.
B12 The protection
of the special character and appearance of each Conservation Area
will receive high priority. When determining planning applications
for development within or abutting the designated Conservation
Areas, special attention will be given to the desirability of preserving
or enhancing the character or appearance of the area and to safeguard
the setting of any Listed Building.
Circumstances may arise where the importance of an open
space, including private gardens, is such that development upon
it will be resisted in the overall interest of the Conservation
Area.
New buildings and extensions, both in broad form and detailing
and in the relationships with other buildings and spaces between
the buildings, should be sensitively designed to reflect the characteristics
of the area in terms of scale, density, colour and materials.
Where permission is to be granted to carry out alterations
and/or extensions, appropriate traditional materials should be
used. The replacement/installation of UPVC windows will be strongly
resisted.
Existing trees and hedgerows should be retained. If felling
or removal is unavoidable, replanting with approved species will
be required.
In Conservation Areas consent for a new shopfront or an
alteration to an existing shopfront will only be granted where
the design is sympathetic to the character of the building and
the street scene in which it is located. Particular attention will
be paid to the use of appropriate materials, the size of the windows
and fascias in relation to the scale of the building. The retention
of stallrisers, transoms, mullions and pilasters will be encouraged.
Dutch blinds will not normally be permitted. The impact on the
street scene of any shopfront security measures, particularly when
a proposal affects a Conservation Area and/or listed building should
be minimised.
When development in a Conservation Area is permitted, the
retention or reinstatement of original features including walls
and banks, and the removal of any unsympathetic features may be
required.
Demolition in Conservation Areas
4.50 Consent is normally required for the demolition of any building
within a Conservation Area. Proposals will normally be resisted by
the Council unless there is special justification for demolition,
and in this case appropriate conditions will be applied. In particular,
the Council must be satisfied that any proposed replacement building
will be a worthy addition to the street scene.
B13 The demolition of existing buildings
in Conservation Areas will be firmly resisted. Where in exceptional
circumstances demolition is permitted the replacement building/s
should preserve or enhance the character or appearance of the area.
It will also be conditional upon detailed planning permission being
granted for the redevelopment and where appropriate a contract
for the redevelopment being let.
Pavements and Roads in Conservation Areas
4.51 The treatment of pavements, roads and other surfaces has an
important influence on the character of a Conservation Area. Traditional
materials such as brick paviours and setts should be used/reintroduced
where there is historical evidence for them. Good quality substitutes
may also be appropriate. Further advice is contained in paragraph
4.32 and in the Transport Chapter of the Local Plan.
B14 New pavements, roads and other
surfaces in Conservation Areas will normally be permitted where
the development reflects the traditional scale and configuration
of streets and public spaces; and only where hard surfaces are
treated using traditional surface materials or good quality substitutes.
4.52 The environment of a Conservation Area can be significantly
undermined by the reinstatement of surfaces in inappropriate materials
following minor works by statutory undertakers. It is stressed in
PPG15 (1994) (paragraph 5.14) that the Council has an important role
in ensuring that statutory undertakers and others carrying out essential
works undertake the reinstatement of pavements and roads in a way
which does not damage the character or appearance of the Conservation
Area. As soon as practicable after works are completed the previously
existing materials should be reinstated or the closest possible matching
materials used if reinstatement is not possible.
4.53 Road signs and street furniture can also have a significant
impact on the appearance of a Conservation Area. The Council will
seek to ensure, by liaison with the County Council as Highway Authority,
that road improvements and the introduction of signs and other street
furniture in Conservation Areas are designed and located so as not
to undermine, and where possible to enhance, the character of the
area.
The Setting of Conservation Areas
4.54 Particular attention will also be given to the impact of development
located outside but adjacent to a Conservation Area. Such development,
if constructed unsympathetically, could have a seriously detrimental
impact on the character and appearance of a Conservation Area by
affecting its setting and thus views into and out of the area.
B15 Development affecting the setting
of a Conservation Area should be sympathetic to, and should not
adversely affect its character and appearance. In particular, attention
will be paid to the protection or enhancement of views into and
out of a Conservation Area, including, where appropriate, the retention
of open spaces and trees.
Article 4 Directions
4.55 The Council has made Article 4 (2) Directions covering Cuckfield
and Lindfield Conservation Areas. This gives the Council greater
control over alterations to dwelling houses. For works covered by
the Direction, normal ‘permitted development’ rights
do not apply and planning permission will be required. Article 4
(2) may be designated in other parts of the District if they are
required to protect the character of an area. Further information
is contained within Planning Information Leaflet PL6 ‘Article
4 Directions’.
Areas of Townscape Character
4.56 The character of the District’s towns and villages is
derived from a mix of building layouts, styles and periods, which
together combine to form a particular townscape. This varies from
area to area. Local residents value this character, which gives their
area an individual identity with which they can associate.
4.57 The most important buildings are, for the most part, already
protected by Listed Building legislation. In addition, the best areas
are given a substantial degree of statutory protection by reason
of their status as Conservation Areas. Policies relating to these
are dealt with above. There are, however, parts of the built-up areas
which have a particular townscape form which contribute to the character
and identity of the particular settlement. With the pressures for
new residential development and the increasing emphasis on maximising
the potential of urban areas it is important to ensure that the character
and identity of built-up areas is preserved.
4.58 The District Council has therefore designated certain areas
as Areas of Townscape Character. Although not the same status as
Conservation Areas, and accordingly not protected to the same extent
by current legislation, the Council will pay particular attention
to any proposals for development or redevelopment, having regard
to the special character of the townscape in such areas. It will
seek to ensure that those features of particular importance to the
character of the area are protected where possible in any new development
proposals. This policy will operate in close conjunction with Policy
B1 relating to design and Policy H3 relating to infill housing development
in built-up areas. Prospective developers will need to show that
their proposals for development in the Areas of Townscape Character
have paid particularly close attention to the requirements of these
associated policies.
B16 When determining
applications for development in an Area of Townscape Character,
particular regard will be had to the impact on the character and
appearance of the area. Development in an Area of Townscape Character
should retain features important to the character of the area.
In particular, proposals should:
(a) retain trees, frontage hedgerows and walls which
contribute to the character and appearance of the area;
(b) retain areas of open space, (including private gardens)
which are open to public view and contribute to the character
and appearance of the area; and
(c) avoid the demolition of existing buildings which
contribute to the character and appearance of the area.
4.59 A number of Areas of Townscape Character have been designated
in the District and further reference to them is made in the Settlement
Chapters of the Local Plan. The individual areas will be the subject
of Supplementary Planning Guidance which will include identification
of specific features and characteristics to which particular regard
should be paid when determining proposals with applications for planning
permission.
Historic Parks and Gardens
4.60 The effect of a proposed development on a registered park or
garden or its setting is a material consideration in the determination
of a planning application. Whilst no statutory controls follow from
the inclusion of a site in the English Heritage Register of Parks
and Gardens of Special Historic Interest, the Council will seek to
protect such sites from the effects of development proposals in order
to safeguard their historic interest. Registered Parks and Gardens
are identified on the Proposals Map. The following lists the Parks
and Gardens of Special Historic Interests in Mid Sussex:
Borde Hill, Brockhurst, Gravelye Manor, Heaselands, The High
Beeches, Nymans, Slaugham Place, Stonehurst and Wakehurst Place.
4.61 In addition to the nine registered parks and gardens, there
are a large number of historic parkscapes which are unregistered.
These have been identified from the first and second edition ordnance
survey maps and are recorded on the West Sussex County Council’s
Sites and Monuments records. Others have been identified from historical
research by the Sussex Gardens Trust and compiled into a list of
local important parks and gardens. The need to protect such landscapes
is also recognised.
B17 The important features, including
trees, of a registered park, or park or garden of special local
historic interest will be protected. Development that would adversely
affect the character, appearance or setting of a registered park,
or park or garden of special local historic interest will not be
permitted. Particular attention will also be paid to the protection
or enhancement of views into and out of a registered park, or park
or garden of special local historic interest.
Archaeological Sites
4.62 PPG16 ‘Archaeology and Planning’ (1990) emphasises
the importance of archaeological remains and notes that they are
a finite and irreplaceable resource which are particularly vulnerable
to the effects of new development. It advocates that the need for
development should be reconciled with archaeological interests. Policies
should provide for the protection, enhancement and preservation of
sites of archaeological interest and of their settings.
4.63 The West Sussex Structure Plan 2001- 2016 Deposit Draft Policy
CH11 indicates that development which will adversely affect sites
of known or potential archaeological interest will only be permitted
in compelling circumstances, for example where there is no practicable
alternative. The Council supports this view and seeks to safeguard
sites of archaeological importance. There are over 500 sites of archaeological
interest within the District of which 25 are Scheduled Ancient Monuments.
The latter are identified on the Proposals Map. Any proposals which
may affect these sites or their settings will be subject to particularly
close scrutiny. There will be a preference for preservation in situ
over preservation by record. It is only in cases where preservation
in situ is not achievable, that archaeological excavation, recording
and publication should be required and funded by the developer prior
to the commencement of work. Permission will not normally be granted
unless reasonable opportunities for recording are provided. The following
policy will apply throughout the District:
B18 Sites of archaeological
interest and their settings will be protected and enhanced where
possible. In particular, the fabric and setting of Scheduled Ancient
Monuments and other nationally important archaeological sites should
be preserved intact.
Development proposals or changes of use or management which
would have a detrimental impact on sites of archaeological importance
and their settings will not normally be permitted. An exception
may be made only where the benefits of the proposal (which cannot
reasonably be located elsewhere) are so great as to outweigh the
possible effects on the archaeological importance of the site.
Where it appears that a proposed development may affect
the archaeological or historic interest of a known or potential
site of archaeological importance, the applicant will be required
to carry out an archaeological assessment and field evaluation.
A statement of the findings will be required to accompany the planning
application.
There will be preference for preservation in-situ in preference
to excavation recording and publication of findings.
Where approved development will affect a site of archaeological
interest, the developer will be required either by agreement or
by conditions of planning permission to have undertaken a full
investigation and recording by excavation and the publication of
findings.
Advertisements and Signs
4.64 Growing commercial pressures have led to both an increase in
the number and size of signs and advertisements in urban and rural
areas. A proliferation of signs and advertisements, particularly
if unsympathetic in size, colour, design and location can be very
injurious to the appearance of an area. Control over their display
is exercised under the Town and Country Planning (Control of Advertisements)
Regulations 1992. An explanatory guide to these regulations has been
produced by the DETR titled ‘Outdoor Advertisements and Signs
- A Guide for Advertisers’, copies of which are available from
the Council’s Planning Department.
4.65 Whilst many signs need the ‘express consent’ of
the Council others are either exempt or benefit from ‘deemed
consent’ provided that certain conditions are met. The Council
can seek to remove an existing advertisement, displayed with ‘deemed
consent’, if the sign is felt to cause a substantial injury
to the amenity of the locality or a danger to members of the public.
In such instances a ‘Discontinuance Notice’ will be served
which requires the advertisement’s removal.
4.66 PPG19 ‘Outdoor Advertisement Control’ (1992) advises
that a building’s appearance can be spoilt by a poorly designed
or insensitively placed sign or advertisement. A choice of advertisement
materials, colour, proportion or illumination which is alien to the
building’s design or fabric can also spoil the appearance of
a good building.
4.67 The Council will seek to ensure that advertisements and signs
within its control are kept to a minimum, carefully designed and
sympathetic in terms of size, colour, materials, lettering, illumination
and location so that the appearance and character of an area is not
harmed. For example, individual lettering will be preferred over
large expanses of plastic. The appropriateness of each sign will
therefore depend on the characteristics of the locality within which
the sign is to be displayed.
B19 Advertisements which are detrimental
to the visual amenity of an area, or would adversely affect public
safety, will not be permitted. Where such signs are erected under
deemed consent, discontinuance action will be considered. A sign
or advertisement will only be permitted that is sympathetic to
the building or land on which it is to be displayed. The criteria
which will be considered, when determining a sign’s suitability,
will include size, design, colour, materials, lettering, illumination,
means of fixture and location. Particularly careful consideration
will be given to any sign or advertisement proposed above first
floor window level. Advertisement consent will not be given for
signs that duplicate information unnecessarily to the detriment
of visual amenity.
4.68 Special attention will be given to signs and advertisements
in Conservation Areas and on Listed Buildings. Often, a non-standard
design may be required to prevent the sensitive environment of such
areas and individual buildings being harmed. Detailed guidance on
shopfronts in Conservation Areas is available in Planning Information
Leaflet CD2 ‘Shopfront Design’. This guidance is also
relevant to proposals outside a Conservation Area. Internally illuminated
box fascias and pencil line neon tube signs are felt to be particularly
out of keeping with the character and harmful to the appearance of
the Conservation Areas and Listed Buildings within Mid Sussex.
B20 Within Conservation Areas and
on Listed Buildings consent for any illuminated sign will be granted
only where it is of a discreet nature and does not cause detriment
to the character and appearance of the Conservation Area and/or
Listed Building. Traditional hand painted signs will be encouraged
where the style, colour of lettering and colour of the background
conforms with the character of the locality and building involved.
Area of Special Control of Advertisements
4.69 Most of the rural area of Mid Sussex, together with Muster
Green, Haywards Heath, was designated as an Area of Special Control
of Advertisements in 1983. The boundaries were reviewed in 1992 when
it was resolved that all land falling outside the built-up areas
of the towns and villages should be included. The Modification Order
to the Area of Special Control of Advertisements was made in 1993.
Designation as an Area of Special Control places additional restrictions
on the amount of advertising which can be undertaken without the
need for express consent. These are in addition to certain limits
on advertising which apply within Areas of Outstanding Natural Beauty.
4.70 The Council has designated the countryside as an Area of Special
Control in order to help safeguard the appearance and amenity of
the high quality rural landscape in the District. Through the additional
controls afforded by such designation it will seek to minimise the
impact of advertisements in the countryside and Muster Green and
will aim to ensure a high standard of siting and design where they
are considered appropriate or necessary. All proposals to display
advertisements will be closely examined to ensure that they harmonise
with their surroundings. In particular the Council will seek to prevent
the proliferation of signs in the countryside and will, where practicable,
encourage the display of joint advertisements, for example where
a number of businesses are located together on one site. Large poster
hoardings and petrol boards are not acceptable in the countryside
and are prohibited in the Area of Special Control. Proposals to display
illuminated signs will be examined particularly closely and will
only be permitted where their siting and design is appropriate to
the rural area.
B21 Advertisements in the countryside
and in particular in AONBs will need to be very sensitively designed
and sited so that they harmonise with the landscape and avoid proliferation.
Illuminated signs outside built-up areas will not be permitted
except in special circumstances where a business is open to the
public outside daylight hours.
Shopfront Security
4.71 The Council appreciates there is an increasing need for shopfront
security measures and that a balance must be struck between making
shops secure and ensuring that the attractiveness of the shopping
area is not harmed. Further design guidance and information is contained
within Planning Information Leaflet CD2 ‘Shopfront Design’.
B22 The impact on
the street scene of any shopfront security measures should be minimised,
particularly when a proposal affects a Conservation Area and/or
Listed Building.
Solid external shutters will not be permitted due to their
deadening effect on the street scene.
Where an external shutter is required, those that only
cover the glazed area should be used. In exceptional circumstances,
where recessed entrances are agreed to be a security risk, permission
may be given for a shutter which extends across the entire shopfront
and lobby.
Pollution
4.72 Pollution as a general topic is considered in the Community
Services Chapter.
Noise Pollution
4.73 Noise is one of the most important factors influencing the
quality of people’s lives and the nature of the environment.
The overall level of noise, or the lack of it, will have a major
impact on the character and atmosphere of a particular area. For
example, one of the major attractions of the countryside is the peace
and quiet it offers in relation to the towns and villages where most
people live and work. The higher noise levels normally found in urban
areas can, if they become too great, detract from the quality of
life and individual developments which generate high noise levels
can be a serious source of annoyance and disruption to local residents.
High ambient noise levels can arise from a number of sources including
road traffic, railways and aircraft; industrial and commercial premises;
disturbance associated with some outdoor sports, and the late night
opening of facilities such as entertainment centres, public houses
and restaurants. Aircraft noise is a particular issue in the north
western corner of the District due to the close proximity to Gatwick
Airport. This issue is the subject of policy NE17 of the West Sussex
Structure Plan Deposit Draft 2001 – 2016.
4.74 PPG24 ‘Planning and Noise’ (1994) advocates the
inclusion of policies in Local Plans that seek to ensure that noise
sensitive developments are located away from existing sources of
significant noise. In addition, potentially noisy developments should
be located in areas where noise will not disturb surrounding uses
or where its impact can be minimised.
4.75 Some forms of land use are particularly sensitive to the effects
of noise pollution. These include housing, schools and hospitals.
Places of work such as offices may also be sensitive to noise particularly
during normal office hours. It is therefore essential that new development
takes place in such a way that these noise sensitive uses are protected
from the worst effects of noise.
4.76 The Council will seek to minimise the effects of noise wherever
possible. It will aim to ensure that any new development which may
give rise to noise is suitably located, designed and controlled so
that such effects are eliminated or at least reduced to acceptable
levels. The Council will, where appropriate, impose conditions or
seek to reach agreement with developers to control matters such as
maximum noise levels emanating from the development, the nature and
location of activities on site, hours of working, opening hours,
and adequate sound insulation. In appropriate cases it will also
seek the provision of sound attenuation measures such as earth embankments,
landscaping or screen walling and fencing. In the event that such
measures cannot reduce the effects of noise and disturbance on neighbouring
properties to an acceptable level, the Council will resist the development.
B23 Proposals for
new developments, including roads, should be designed, located
and controlled to minimise the impact of noise on neighbouring
properties and the surrounding environment in order to protect
the environment and residential amenity.
Applicants may be required to submit a noise impact study
or to assess the effect of an existing noise source upon the development
proposed.
Developments likely to generate significant levels of noise
will only be permitted where it is satisfied that appropriate noise
attenuation measures will be incorporated which would reduce the
impact on adjoining land-uses, existing or proposed to acceptable
levels. Particular attention will be given to the impact of noise
generating developments within a Conservation Area, on a Listed
Building and outside the built-up area.
Noise-sensitive development will not be permitted in close
proximity to existing land uses (or programmed development) generating
high levels of noise unless adequate sound insulation measures
are incorporated within the development.
Light Pollution
4.77 Lighting within and around buildings and roads is important
for crime prevention and for general safety. Street lighting is needed
and usually expected by residents and other road users. The number
of outdoor lights and their power has however increased considerably
over recent years. This has increased the artificial lighting of
the night sky (“skyglow”) and can be regarded as a form
of visual pollution. Any light that fails to illuminate the intended
target serves little or no purpose, is a waste of resources and often
has a detrimental impact on the amenities of neighbouring premises.
4.78 Whilst the lighting of roads is the responsibility of the Highway
Authority, West Sussex County Council (or the DfT in respect of trunk
roads), the District Council as Planning Authority has control over
other lighting matters, for example, floodlighting of buildings and
land. The Council will therefore seek to minimise the impact on neighbouring
properties and any unnecessary light spillage, especially where it
is felt to create a hazard for highway users, when considering planning
applications for new lighting proposals. Light fittings that have
been designed to minimise the amount of light spilling onto neighbouring
premises or shining up into the sky will be sought wherever possible.
When appropriate, planning conditions will be imposed restricting
the intensity and hours of illumination.
B24 All new lighting
proposals that require planning permission should be kept to the
minimum necessary both in terms of intensity and in terms of the
number of fittings proposed. Fittings should be attached to floodlights
so as to restrict the emission of light to the areas for which
floodlighting is required. Floodlighting which creates significant
illumination beyond these areas, will not be allowed, particularly
where it is likely to be detrimental to residential amenity or
highway safety. There should not normally be any emission of light
above the horizontal.
Particular attention will be given to the impact of lighting
proposals within a Conservation Area, on a Listed Building or outside
the built-up area, especially within an Area of Outstanding Natural
Beauty.
Satellite Television Dishes and Antennae
4.79 Telecommunications technology is continuing to evolve in order
to meet a growing demand for improved communications systems at home,
in the workplace and in public services. These facilities include
satellite broadcasting. PPG8 ‘Telecommunications’ (1992)
and Circular 4/99 provides Government Guidance in relation to telecommunications.
The growth of new and existing telecommunication systems should not
be unnecessarily controlled but care needs to be taken over the installation
of telecommunications facilities in order to protect the environment
of urban and rural areas. A general permission exists under planning
legislation for satellite dishes in certain circumstances. These
regulations are explained in the leaflet ‘A householders planning
guide for the installations of satellite television dishes’ (DETR
1998).
4.80 Whilst the Council recognises that satellite television dishes
are part of the changing demands for telecommunication apparatus,
this demand must be considered against the need to preserve the appearance
of buildings and their surrounding environment. Small domestic satellite
antenna should be sited, so far as practicable, in such a way that
minimises the impact of the dish on the external appearance of the
building to which it is to be attached. When no longer needed it
should be removed. Where the Council considers that a satellite antenna
is poorly sited it may require the dish to be re-sited to minimise
its visual impact. It is therefore prudent for anyone wishing to
install a dish to discuss the siting of such apparatus with the Council
prior to its installation.
4.81 Where the Council has control over the siting of satellite
dishes it will thus seek to minimise the intrusive effects of satellite
dishes and will encourage the sharing of facilities where practicable,
for example, the use of shared dishes in blocks of flats or other
multi-occupation buildings. In addition it will seek the use of appropriate
materials, design and colours, in order to minimise visual impact
particularly within a Conservation Area, on a Listed Building or
within an Area of Outstanding Natural Beauty.
4.82 Whilst there are less controls over cable, electrical and optical
wire telecommunication equipment, the Council will encourage operators
and their contractors to locate equipment in such a way as to reduce
their impact on the street scene as far as possible including the
impact on the locality of maintenance. Non-domestic installations
are discussed in the Community Services and Resources Chapter.
B25 Satellite television
dishes proposals that require planning permission for their installation
and siting must be located to ensure their impact is minimised.
Proposals will only be permitted where they have an acceptable
visual impact on the building to which they will be attached and
the surrounding environment. The cumulative impact of a series
of proposals and the potential for setting a precedent will also
be taken into account. In determining applications careful control
will be exercised over the siting, design, materials and colour
of the antennae proposed.
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