Conservation

Strategic context

3.1

One of the purposes of a National Park is to conserve and enhance natural beauty, wildlife and cultural heritage.

3.2

Chapter 3 of the Structure Plan deals with the conservation and enhancement of the National Park's valued characteristics (see Local Plan paragraph 1.28). It sets out broad differences in approach towards development in the three landscape categories of the Natural Zone, general countryside, and town and village. These range respectively from permitting development only in exceptional circumstances, through allowing carefully justified development that must locate in the countryside, to accommodating small scale change (especially where this meets local needs) in a manner that respects local character (Structure Plan Policies C1 to C4).

3.3

Agriculture and forestry are extensive land use activities with major landscape implications. They were dealt with as a conservation issue in the Structure Plan and they are again included in this chapter in the Local Plan. Agreed strategy is broadly to conserve the National Park's character and landscapes whilst still allowing appropriate farm diversification and land management (Structure Plan Policies C5 to C7).

3.4

Special protection is given to certain features by Structure Plan Policies C8 to C13 (important buildings; sites of historic, archaeological or cultural importance; sites of wildlife, geological or geomorphological importance; parks and gardens; trees, woodlands and other landscape features).

3.5

Enhancement of the National Park, improving eyesores and preventing pollution or disturbance are dealt with by Structure Plan Policies C14 and C15. Avoiding development on land which is unstable, contaminated, or likely to flood, or development that could make flooding worse, is covered by Structure Plan Policies C16 and C18.

3.6

Development to generate energy (including wind energy) is limited to small scale initiatives to meet local need by Structure Plan Policy C17. Energy is now dealt with in Chapter 8 of the Local Plan.

Protecting the Natural Zone

3.7

The Natural Zone is shown on the Proposals Map. It has been defined by the Authority to be the same area as that which it now uses for the 'Section 3 and Natural Zone Map'. This map is used by the Authority to meet its obligations under section 3 of the Wildlife and Countryside Act to show those areas of the National Park that are particularly important to conserve. The basis for defining the area is given in Appendix 4.

3.8

Structure Plan Policy C1 makes it clear that development in the Natural Zone will only be acceptable in exceptional circumstances. As this is the most restrictive landscape category (see Structure Plan paragraph 1.17), the strategy envisages only very limited circumstances in which exceptions ought to be allowed. For the avoidance of doubt and in order to fully reflect national and regional policy the Secretary of State has directed that Local Plan policy must leave open the possibility, however remote, that new development may in some circumstances be the best planning option when all relevant considerations have been taken into account. Development should be located outside the Natural Zone wherever possible unless it is essential to locate inside. Such rare cases might include:

•

development which is essential in the national interest (for example, that which is required by national considerations of mineral supply), or

•

works essential for the management of the area (for example a new pathway, or a weir), or

•

a development that is essential for the conservation or enhancement of the National Park's valued characteristics (for example specialist building stone required for conservation).

It should be remembered that proper management practices will often have been carried out for many years without the development of features that would require planning permission.

3.9

In some cases it may be necessary to try to prevent activities or other developments that adversely affect the valued characteristics of the area but that do not normally require planning permission (see paragraph 2.18). In Sites of Special Scientific Interest (SSSIs), which cover most of the Natural Zone, noisy activities such as motor sports and clay pigeon shooting no longer benefit from permitted development rights. In addition, the impact of any development that is permitted will need to be very carefully controlled and may well involve the National Park Authority seeking planning obligations and/or excluding permitted development rights by means of planning conditions. Retention of natural and remote character is essential to the Natural Zone. Ease of land management is not itself a justification for development.

Settlement or countryside?

3.10

For the purposes of implementing and distinguishing between Structure Plan Policies C2 and C3 this Local Plan identifies and designates those settlements in which a wider variety of development can be considered. Other buildings and small settlements are considered to be part of the general countryside. This has an important impact on housing and employment opportunities in particular. New affordable housing for local needs will be directed to those settlements designated in this Local Plan, together with buildings for employment (other than those for farm diversification). In the countryside, any residential conversion should meet a local need for affordable housing or be for holiday use. Other development is only permitted where it does not harm the valued characteristics of the area and is necessary for agriculture and forestry (including farm diversification), home extension, recreation and tourism or mineral working.

3.11

Policy LC2 designates selected places as 'Local Plan Settlements'. Those not on the list are regarded as part of the countryside. The dominating factor in including or excluding a settlement from the list has been the National Park Authority's opinion as to the likelihood of it being able to accommodate some development without undue harm to character and other valued characteristics. In general the smaller a settlement, the more easily its character is harmed, even by small amounts of new development. Regard has also been paid to current and potential levels of services and community facilities (see paragraph 3.13), but not in a rigid manner since the decisions of service providers and shopkeepers are not controlled by the National Park Authority. Appendix 5 provides more detail. Proximity to a settlement more obviously suited to accommodate development (whether in or outside the National Park) can also be a factor. All parishes in the National Park either have a designated Local Plan Settlement or are next to a Parish that does, or (in a few cases) are close to a significant settlement outside the National Park (see Structure Plan Policy HC3).

3.12

Structure Plan Policy HC1(c) permits residential development to meet general demand where it would achieve an enhancement of the current position or where the purpose of the development is to enable relocation of a non-conforming use (an existing use which conflicts with the amenity or appearance of the area which merits a remedy). The National Park Authority's view is that this policy should only apply in designated Local Plan Settlements and that such cases will be exceptional. Otherwise the policy could even encourage deliberate dereliction in order to justify a new house in an area regarded as part of the countryside. Furthermore, where relocation of an existing unneighbourly employment use is sought, it may often be better to keep the current site for another less problematic employment use (Structure Plan Policy E4).

3.13

Since adoption of the Structure Plan, Government guidance has reinforced the need for sustainable development patterns. The strategy for the National Park seeks to foster development suited to local needs. This should be in places likely to be served by local services and facilities, and where there is a better link between homes and workplaces. Very small settlements are unlikely to meet all or most of these general criteria. Some two-thirds of the designated Local Plan Settlements in Policy LC2 currently enjoy a good public transport service (defined in paragraph 11.41).

3.14

The Structure Plan allows for economic and residential development of a scale and type suited to local needs on the edge of towns and villages if there are no suitable internal sites. Criteria are needed to help judge whether proposals are 'on the edge' of a designated Local Plan Settlement. With the exception of Bakewell (see Chapter 12) it is neither appropriate nor necessary to define designated Local Plan Settlement boundaries on the Proposals Map. Instead, individual proposals will be judged against the clear intent of policy. Sensitive and careful consideration will reflect local distinctiveness, settlement form and community interest. Development will not be approved solely because it satisfies criteria for being within or on the edge of a designated Local Plan Settlement. Other policy concerns must also be satisfied.

Design, Layout and Landscaping

3.15

Structure Plan Policies C2, C3 and C14 establish the specific importance of scale, siting, landscaping, building materials, high standards of design, landscape and habitat, enhancement, open spaces and local character. Other policies protect specific interests such as wildlife, geology or archaeology and can also affect design, layout and landscape.

3.16

The quality of our surroundings depends partly on the willingness of those who are investing in buildings to recognise the contribution that they can make. Much can be achieved by persuasion rather than control. Detail is often very important. Developers might, for example, consider how art (e.g. sculpture or murals) can be used to enliven and complement buildings and public open space.

3.17

The distinctive local character of an area is important, but good design need not slavishly follow local traditions. It might reinterpret these but nevertheless harmonise with and respect them. Copying and mixing styles can devalue the originals. Similarly, opportunities to make use of planting or other landscaping should respect and build on the local context.

3.18

The layout of buildings should respect and relate well to the traditional pattern of the area or settlement. Factors such as building line; scale, shape and form of buildings; orientation to the road; and space around or between buildings are all important. Landscaping can address both visual and wildlife interests, enhancing the valued characteristics of the area. Appropriate species will often be indigenous to the area and preferably of local provenance, or in some cases specimen trees suited to the character of the locality. Planting is seldom effective without proper care and maintenance. Security should also be considered. A well-designed layout and lighting scheme can help in crime prevention.

3.19

For individual buildings, factors such as plan form, section or massing, and details such as windows and doors should all be considered. The materials used are important. Local, natural materials for roofs and walls will often provide the best solution, given the traditions of the area.

3.20

New development should respect the amenity of neighbouring properties. For example, arrangements that would result in serious overshadowing or loss of privacy should be avoided, and the impact of security or functional lighting schemes on neighbours should be minimised. Lighting can also have a harmful impact on the remote or rural character of the landscape. Careful direction of any lighting onto the areas that need illuminating helps by preventing the unwanted spread of 'light pollution'.

3.21

Layout and design can also help reduce energy consumption. This is to be encouraged. Indeed, making best use of the natural environment is often a feature of traditional design in which windows and openings face the sun whilst avoiding prevailing winds. However, modern techniques for energy generation (such as solar panels) and conservation must not damage the attractiveness and character of buildings or wider landscape concerns.

3.22

New buildings and the substantial modification of existing ones (and particularly those to which regular public access is intended such as shops, offices, workplaces and public halls) offer opportunities to give access for people with a mobility difficulty (see Policy LT22).

3.23

Policy LC4 clarifies the range of detailed considerations necessary to put the approved Structure Plan Policy into practice for the effective conservation and enhancement of the National Park. Other particular concerns for Listed Buildings, Conservation Areas, shop-fronts, advertisements, access and parking set out in this Chapter and in Chapter 11 (Transport) must also be satisfied. Detailed design, landscaping or other guidance or relevant advice published by the National Park Authority should be taken into account.

Important open spaces in settlements

3.24

Structure Plan Policy C3 makes it clear that important open spaces in settlements should be protected from harmful development. Such areas can make an important contribution to a settlement's historic interest and character and are often attractive in their own right. Open spaces may be important to the settlement’s layout, the setting of a building or for views into or out of the built area.

3.25

In Conservation Areas the National Park Authority's survey programme will identify open spaces of particular concern and the analyses will be relevant to development control decisions (see paragraph 3.29). In addition, local communities may have strong feelings about the need to protect particular spaces, often expressing such concern through the voice of the Parish or Town Council. These views will be carefully considered by the National Park Authority whenever development is proposed.

3.26

Since the majority of development will be directed by this Plan towards designated Local Plan Settlements (see list in policy LC2), the important open spaces within them merit specific protection. Those within Conservation Areas and identified by the National Park Authority’s survey programme (on which there has been consultation with the local community before designation) are indicated on the Proposals Map in relation to policy LC5 (see paragraph 3.29). Other important open spaces in Local Plan Settlements will be identified in Supplementary Planning Guidance (Village Design Statements).

Conservation Areas

3.27

The National Park Authority is required by statute to designate Conservation Areas where groups of buildings (and the lanes, paths, trees and open spaces between and around them) create places of special architectural or historic interest. As advised in Planning Policy Guidance Note 15, designations take into account the area's topography (eg thoroughfares and property boundaries), historical development and architectural significance and potential; the prevalent building materials, character and hierarchy of spaces; and the quality and relationship of buildings and of trees and other green features. There are more than 100 designated Conservation Areas in the National Park, which are shown on the Proposals Map and listed in Appendix 6. It should be noted that Conservation Area boundaries may change during the life of this Plan. Structure Plan Policy C4 makes it clear that their preservation and, where possible, enhancement is essential. Changes of use of existing buildings (including use of vacant upper floors - see paragraph 5.6) can often meet these requirements. However, as with all new development, care needs to be taken with levels of traffic, parking, noise or other problems that could detract from the character and appearance of the area. In Conservation Areas, powers are extended to control demolition (by Conservation Area Consent) and the lopping, topping or felling of trees (through Tree Preservation Orders). Agreement must be sought 6 weeks beforehand for work that affects any tree, except where it is dead, dying or dangerous or otherwise exempt in law (further advice is available from the National Park Authority). If necessary, the Authority can also bring within its control matters that do not normally require planning permission (see paragraph 2.18).

3.28

Within Conservation Areas the National Park Authority makes grants available for work to repair and renovate traditional buildings; to prune, fell (when unavoidable) and plant trees and to carry out a wide variety of environmental improvements. Together with the National Park Authority, bodies such as Electricity Companies and British Telecom are often willing to contribute to the undergrounding of unsightly cables. The use of traditional materials and detailing is encouraged for streets, lanes and 'street furniture' such as seating, lighting, shelters and bins. Where there is no existing (or evidence of former) street furniture that ought to be maintained or reinstated, good quality new designs can be considered.

3.29

The National Park Authority provides a 'Conservation Area Analysis' of each area, identifying the building and settlement pattern characteristics, uses and setting of the area, and those areas particularly important to leave undeveloped, or which would benefit from development/redevelopment or other action. For guidance, important open spaces in Conservation Areas which are identified by the analyses, are shown on the Proposals Map (Inset Maps). In Bakewell, Policy LB2 also applies. In line with Government advice, the National Park Authority will take these analyses into account as Supplementary Guidance when considering development proposals. They will be available for all areas as soon as resources allow. Those who have an interest in a particular Conservation Area are advised to consult the relevant analysis which will help identify the positive role that development might play.

3.30

Policy LC4 is also relevant in Conservation Areas (as elsewhere) and particular care will be taken in assessing proposals. These must be in sufficient detail to allow full consideration. To assist applicants, the National Park Authority's officers encourage discussion before the submission of an application, without prejudice to the eventual decision of the Authority. High standards of maintenance and repair are encouraged and advice may also be available about these. In cases where disrepair is severe, the National Park Authority may consider serving an 'Urgent Works Notice' requiring work to be carried out. Demolition is only desirable where the building or structure involved does not make a positive contribution to the area.

3.31

The following policy adds operational detail to Structure Plan Policy C4 which prevents harmful development. "Demolition" has been defined in the House of Lords judgement in the case of Shimizu (UK) Ltd v Westminster City Council as the total or substantial destruction of the whole building - partial demolition being regarded as works of alteration.

Listed Buildings

3.32

Structure Plan Policy C9 makes it clear that development (including change of use), demolition or other work requiring Listed Building Consent will not be permitted where it fails to preserve and, where possible, enhance the special features of the listed building. The setting of a listed building is also protected, both in its own right and from adverse effects of nearby development. The setting may include structures such as free-standing buildings, garden steps or boundary walls within the curtilage of the listed building.

3.33

Listed buildings are key features in the built environment and their preservation is essential in order to hand on our heritage to future generations. The National Park Authority reviews the condition of listed buildings every 5 years and keeps a list of those considered to be at risk. Owners are encouraged to maintain listed buildings in good condition. Advice is given about appropriate materials and techniques. Grants are available, subject to resources. Where urgent action is necessary to prevent damage or loss of a listed building that is not being properly maintained, the National Park Authority can serve a 'Repairs Notice' requiring the necessary work to be carried out. In certain cases, a non-listed building which is considered to be of listable quality can be 'spot listed' as a safeguarding measure.

3.34

The best use for a historic building is very often that for which it was designed. Conversion of non-residential listed buildings to residential use is rarely appropriate. Where there are large internal spaces (eg in barns and chapels), residential use often demands their sub-division and destroys the internal character of the building. Virtually any conversion of a listed building from its original use involves some loss of character. Where accepted, the consequences of conversion on types and levels of use of the building itself or its surroundings will be strictly controlled. Domestication of outside areas with gardens, washing poles and new outbuildings is often inappropriate.

3.35

Applications for development or work affecting a listed building should show why the works are desirable or necessary. The development might be related to the listed building and curtilage itself or could be separate but still affect its setting. Applications should carefully assess the likely impact on the building or its setting and should supply sufficient information to avoid delays and enable a proper decision to be made. In addition, when development or other work is acceptable, the changes made should be recorded (by a method agreed with the National Park Authority) so that future historical investigation is made easier. The National Park Authority provides an archive for this. Any impact on protected species that live in the buildings must also be considered (Policies LC17& LC18).

3.36

Some alterations to listed buildings are not classed as 'development'. However, they may require Listed Building Consent rather than planning permission: for example internal alterations and minor external works. On the other hand changes to the building that require planning permission will always also require Listed Building Consent. In these cases both should be applied for concurrently. The impact of 'development' on features separately considered under Listed Building Consent can be a reason for refusal of planning permission.

3.37

Government policy includes a presumption in favour of preserving listed buildings. This forms the basis of Structure Plan Policy C9 which makes it clear that their demolition is only permissible in exceptional circumstances. 'Demolition' is defined in paragraph 3.31. If it is acceptable, a record of the building must be made (by a method agreed with the National Park Authority) and there must be certainty about the future of the site. In particular, demolition of any Grade l or Grade II* building will be wholly exceptional and require the strongest justification. Where it appears that a building is being deliberately neglected, the National Park Authority will take action to secure any repairs necessary to conserve it. Any protected species living in the building will also need to be considered (see 3.62 to 3.65 and Policies LC17 & LC18).

Converting buildings to a new use

3.38

Structure Plan Policies set the framework for conversion and change of use of buildings which provide a means of meeting changing economic and social needs. In the countryside, conversions should be related to the diversification of a farm's income, recreation and tourism, or should provide affordable housing for local needs (Structure Plan Policy C2). In Designated Local Plan Settlements (Structure Plan Policies C3 and HC1) conversion to any use, including business space or general market housing, is possible subject to site-specific considerations. Over-intensification of the use of domestic outbuildings can be a particular problem and is dealt with in the housing chapter of this plan. Many buildings may be suitable for new uses that are compatible with Development Plan policies, and adapting existing buildings can provide a sustainable way of meeting society’s changing needs without pressure to add to their number. However, for buildings of historic or vernacular merit the need for particular care when undertaking conversion justifies a specific policy (see LC8).

3.39

Listed buildings and other buildings of historic or vernacular merit sometimes need to be put to new uses if they are to survive at all. Structure Plan Policy C9 therefore makes it clear that this might sometimes override other policy considerations. Nevertheless, genuine attempts (including marketing the property) should always be made to find uses that are compatible with policy before alternatives are considered. In all cases, new uses must not adversely affect the particular merits of a building that make it worthy of conservation. For this reason, listed barns in particular are not normally suitable for residential use (Structure Plan Policy C9). Workspace and business uses may be easier to accommodate.

3.40

Listed buildings require great care over work that requires planning permission and work requiring Listed Building Consent (see Policies LC6 & LC7). In Conservation Areas additional concerns apply (see Policy LC5). Indeed, conversion of any building of vernacular merit needs to be carried out in a way that avoids adverse effects on its intrinsic character. It is the sum of individual buildings that provides the collective local tradition and distinctiveness that is so valued in many parts of the National Park. Conservation of this cultural value is one of the National Park Authority's most important purposes under the Environment Act 1995. Old buildings suitable for conversion may well provide a home for protected species such as bats and barn owls (see 3.62 to 3.65 and Policies LC17 and LC18). General design considerations in Policy LC4 will also apply.

Important parks and gardens

3.41

Structure Plan Policy C12 protects important parks and gardens from adverse effects of development. The Registers of Parks and Gardens produced by English Heritage and lists kept locally by the National Park Authority identify properties requiring special attention. Sites on the National Register are shown on the Proposals Map and are listed in Appendix 7. Where necessary, agreement may be sought with the owner of the property to strengthen the certainty about the future of a park or garden as a whole before land use decisions are made.

Shop fronts

3.42

Shop fronts have a marked visual impact on the character of settlements. Whatever other attention has been paid to the quality of development, they can make a critical difference. There is clear commercial opportunity for owners to make the most of a building's character, recognising the strong intrinsic attraction of the traditional appearance of settlements in the National Park. Shop fronts often incorporate advertising and require alterations to a building. Attention is therefore also drawn to the applicability of Policies LC4, LC5, LC6 and LC11.

3.43

There is a growing trend to secure the contents of shops by means of external roller shutters. These require planning permission. They are not compatible with the conservation and enhancement of the National Park's character. Alternatives should be used. These include internal roller shuttering, unbreakable windows, bollards, or (where the building is suitable and its surroundings not harmed) external shutters of a more traditional design.

Signs and advertisements

3.44

Guidance on advertising is offered in Planning Policy Guidance Note 19 which states that "the main purpose of the advertisement control system is to help everyone involved in the display of outdoor advertising to contribute positively to the appearance of an attractive and cared-for environment in cities, towns and the countryside ... (it) enables local planning authorities to control advertisements, when it is justified, in the interest of 'amenity' and 'public safety'."

3.45

The display of advertisements is dealt with by the Town and Country Planning (Control of Advertisements) Regulations 1992. Under the Regulations some advertisements require 'express consent' whilst others enjoy conditional 'deemed consent' and do not require the National Park Authority's approval. Nevertheless, the National Park is an Area of Special Control where "the aims of its special designation should not be compromised by inappropriate signs or adverts". To achieve this, some classes of advertisement (particularly general poster hoardings) may not be displayed at all, and stricter controls on size and lettering apply. Control applies to both private and public signs, including village finger-post direction signs when these are not in the highway. Details are available from the National Park Authority.

3.46

Signs in the highway and advance signing of businesses to assist traffic management are controlled by the appropriate Highway Authority. In doing so, these authorities are required (under section 62(2) of the Environment Act 1995) to have regard to National Park purposes.

3.47

Businesses should avoid unnecessary proliferation of adverts and signs, bearing in mind that it is the attractiveness of the National Park which attracts most paying visitors. Similarly, illumination requires special care in order to avoid urbanisation of the area's character (see also paragraph 3.20 and policy LC4). Signs should be as near as possible to the business concerned and preferably on its own land or premises. Business managers are asked to consider the contribution that they can make to conserving and enhancing the National Park's special character and to discuss proposals with the National Park Authority at an early stage.

3.48

Where express consent is required, the following policies set a framework for decisions. Where there is sufficient concern over advertising that does not normally require consent, the National Park Authority may seek to bring it within control.

Agricultural or forestry workers' dwellings

3.49

Agriculture is essential to the maintenance of the National Park's countryside. It needs farm buildings, farmhouses and associated development. As the most extensive source of new development in the countryside, agriculture has great potential impact on its appearance.

3.50

Structure Plan Policy C6 makes it clear that new homes for agricultural or forestry workers will only be permitted provided that there is a proven need that cannot be met in a nearby settlement and where their future use is appropriately restricted. In deciding whether a particular case justifies the provision of a new agricultural or forestry worker's home, authorities are advised (Planning Policy Guidance Note 7) to consider functional and financial tests to enable proper consideration of the land use implications (including the likelihood of development being implemented and the size of dwelling). This is in order to scrutinise applications thoroughly and to minimise possible abuse of the exceptional approvals that the planning system makes for such dwellings. It is the requirements of the enterprise rather than of the owner or occupier which are relevant. In uncertain cases, temporary accommodation might allow time for the sustainability of a proposal to be tested.

3.51

Given the changing needs of any agricultural or forestry business for workers, it is reasonable to expect that workers' dwellings should not be disposed of separately to the business as a whole. Legal agreements such as planning obligations can provide appropriate assurance of this. Changing circumstances may also justify refusal to renew permissions that are not implemented, since failure to provide an agricultural worker's house may indicate that there is no longer such a need for the worker to be on site.

3.52

Long term control of a dwelling by an enterprise ensures its future availability to meet the needs of that enterprise. It can also enable the dwelling to meet the needs of other agricultural or forestry enterprises in the locality during periods when the enterprise itself might not require the resident worker(s). Conversely where adequate assurances exist and there is no ongoing agricultural or forestry need in the locality, the National Park Authority may consider temporary relaxation of the occupancy condition. This would allow the property to be let outside of agriculture on a short term basis. Should exceptional circumstances require that a dwelling be sold by the enterprise (eg certainty of no further local agricultural or forestry need) then it should be made available to meet a local need for affordable housing (see Policy LH3).

Agricultural or forestry operational development

3.53

Where new agricultural or forestry buildings are required (Structure Plan Policy C6), they should be located, designed and coloured to respect and avoid harm to the landscape and other valued characteristics of the area. In addition, Structure Plan Policy C2 makes it clear that planning conditions may require the removal of any building or structure when it is no longer needed for its intended purpose.

3.54

Policy LC4 is concerned with design, layout and landscaping for all development. In addition a number of factors are of particular practical importance for agricultural and forestry operational development so that it relates well to local landscape and character, including that which will result from new afforestation or agriculture. These are set out in the following Policy LC13. The concerns of these policies will be applied as appropriate to proposals which are subject to 'agricultural notification' procedures as well as to those that require full planning permission. Planning applications should be accompanied by full explanations of the agricultural or forestry proposals with which they are associated in order to allow for a proper assessment. When dealing with proposals for large new agricultural buildings, it is not usually appropriate simply to try to copy traditional building forms or materials. Instead, particular care is necessary with the scale and massing, and with the choice of colour. Dark coloured buildings are in general less obtrusive.

Changes to valued agricultural landscapes

3.55

Structure Plan Policy C5 gives protection to agricultural landscapes for their own sake. Uses and associated development such as horse and pony exercise and training areas require planning permission. They may be domestic in origin or arise through diversification of the farm enterprise. In some cases they may be capable of being assimilated without harm into the countryside. At other times they may create untidy sprawl around settlements and/or damage important views or historical landscapes. Additional policy is not required given the context of the Structure Plan and Local Plan policies for design and for farm buildings.

3.56

Agricultural and forestry practices can also have a major effect on valued wildlife and landscapes. These practices are not usually subject to control within the land-use planning system. However, the National Park Authority works closely with many farmers, agreeing on environmentally sound management practices and making some grant aid available. Farming or other practices which may affect land of designated national or international nature conservation importance are also discussed with English Nature.

Farm diversification

3.57

Structure Plan Policy C7 provides for suitably located diversification of economic activity that is needed to diversify the source of a farm's income and which helps sustain agriculture as the primary land use. It must not adversely affect the function or character of the main group of farm buildings, use inappropriate non-vernacular farm buildings, result in a need for unacceptable replacement agricultural buildings, nor be out of scale.

3.58

This is an exception to the basic strategy for locating general economic activity in settlements where accessibility to the workforce (particularly by public transport or on foot) is maximised whilst landscape impact is minimised. It is justified in order to help sustain the viability and vitality of agriculture as the primary land use, thereby creating and managing the landscape. However, it is not appropriate in a National Park to permit growth of general economic activity in the countryside. Farm diversification should therefore only be permitted where there is a reasonable certainty that the business link between the new activity and agriculture will be maintained. For example: sustained income to the farm business from letting a building is more appropriate than short term capital gain through sale of land or buildings, whilst long term responsibility for the site should remain firmly that of the farm business or the farmer. Disruption of the relationship between farming and buildings in the countryside, sometimes caused by the break-up of holdings (a matter outside public control), can create pressure for inappropriate use of existing buildings. New agricultural buildings are often demanded to replace their function (contrary to Structure Plan Policy C6). The existence of agreed business and management plans for individual farms and legal agreements such as planning obligations help to provide certainty about future intentions. The National Park Authority will encourage such farm plans.

3.59

Farm diversification often includes conversion of buildings to provide accommodation for tourists. Structure Plan Policy RT3 ties both together. Local Plan policy LR6 deals with holiday occupancy. Developments such as farm shops (policy LS3), equestrian businesses (policy LR7), camping and caravan sites (policies LR3, LR4 and LR5) or nature trails also relate to the tourist and visitor markets. Policy LR1 and supporting text provide guidance on tourist related developments in different parts of the National Park. Services such as shops and tearooms will often be better located on farms which are in or on the edge of Local Plan Settlements, than in the open countryside (policies LC2 and LS1). On the other hand, diversification might involve industrial or business activities not related to tourism (policy LE4). Where the suitability of a particular building or group of buildings is questionable, policy LE2 applies.

Evaluating sites and features of special importance

3.60

Structure Plan Policy C8 requires evaluation of the impact of a development proposal to be provided before an application is determined. This can be essential to the process of reasoned decision making. In certain cases the National Park Authority will require an Environmental Assessment of any proposal likely to affect a designated site or feature (see paragraphs 2.11 - 2.15).

Historic, archaeological and cultural heritage

3.61

Structure Plan Policies C8 and C10 protect the National Park's wealth of historic, archaeological and cultural heritage features. Assessment of the impact of a development proposal is required. Policy C10 also requires appropriate recording, safeguarding and enhancement of any features that are affected by development when it is permitted. Early contact with the National Park Authority's archaeology service can help developers determine whether there is any interest in a particular site. This will prevent unforeseen difficulties when an application is being formally considered. It is always preferable to retain features in their original positions wherever possible. This is extremely valuable to any future research, interpretation and education. The County Sites & Monuments Records provide valuable information supplementing the statutory Schedule of Ancient Monuments and are referred to when development applications are made. Scheduled Ancient Monuments are listed in Appendix 8. Planning Policy Guidance Note 16 advises that Local Plans should include policies for the protection, enhancement and preservation of sites of archaeological interest and of their settings.

Wildlife, geology and geomorphology

3.62

The Government attaches great importance to the international wildlife obligations it has assumed and is determined to honour them. These obligations underlie much of the legislative framework for nature conservation. Together with UK legislation they are listed in Planning Policy Guidance Note 9. The planning system is a key tool for the protection of nature conservation. English Nature offers advice where necessary on wildlife, geological and geomorphological matters. The National Park Authority works closely with English Nature and other nature conservation groups, formalising this co-operation in the Wildlife Executive Group. The Group has agreed criteria for assessing the importance of nature conservation interests at a given location, and to assist when considering the likely impact of a development proposal (see paragraph 3.67). English Nature notifies authorities of consultation areas around international sites. Authorities are also required to consult on applications around Sites of Special Scientific Interest (SSSIs). In some cases where new designations are made, the National Park Authority is required to review existing and implemented planning permissions and consider whether any action is necessary to remove or modify harmful influences.

3.63

Structure Plan Policy C11 establishes the protection of sites and wildlife from harmful development (including alteration or conversion of existing buildings) with a more stringent test attached to those of designated importance. Where development is acceptable, it also requires the developer to minimise any impact and record, safeguard and enhance sites or features as appropriate. Policy C11 makes it clear that statutory designations and sites of international, national or regional importance will be accorded the highest protection. These include SSSIs, National or Local Nature Reserves, species listed under Schedules 1, 5 and 8 of the Wildlife & Countryside Act o