CONVERSION OF BUILDINGS IN THE GREEN BELT.
POLICY C19
AT THE FOLLOWING MAJOR DEVELOPED SITES WITHIN THE GREEN BELT:
- POLICE HEADQUARTERS, PONTELAND
- COTTAGE AND RURAL ENTERPRISE VILLAGE, PONTELAND (CARE)
- PONTELAND HIGH AND MIDDLE SCHOOLS, PONTELAND
- PONTELAND LEISURE CENTRE, PONTELAND
PROPOSALS FOR LIMITED INFILL DEVELOPMENT, OR PARTIAL RE-USE WILL BE ASSESSED AGAINST THE FOLLOWING CRITERIA:-
i) THE PROPOSAL WOULD NOT HAVE A GREATER IMPACT THAN THE PRESENT USE ON THE OPENNESS OF THE GREEN BELT AND THE PURPOSES OF INCLUDING LAND IN IT;
ii) ANY NEW BUILDINGS SHOULD NOT EXCEED THE HEIGHT OF THE EXISTING BUILDINGS OR LEAD TO A MAJOR INCREASE IN THE DEVELOPED PROPORTION OF THE SITE.
PROPOSALS FOR MAJOR RE-USE OR DEMOLITION AND REDEVELOPMENT WILL ALSO BE ASSESSED AGAINST THE FOLLOWING CRITERIA:-
i) ANY NEW BUILDINGS WOULD NOT OCCUPY A LARGER AREA OF LAND THAN, NOR EXCEED THE HEIGHT OF THE EXISTING BUILDINGS AND WOULD BE IN KEEPING WITH THEIR CHARACTER AND SETTING. NEW BUILDINGS SHOULD BE SITED SO AS TO RETAIN THE MAIN FEATURES OF THE LANDSCAPE AND TO ACHIEVE THE INTEGRATION OF THE DEVELOPMENT INTO ITS SURROUNDINGS. PROPOSALS SHOULD FORM PART OF A COMPREHENSIVE LONG TERM PLAN FOR THE SITE AS A WHOLE;
ii) WHERE BUILDINGS ARE OF SPECIAL ARCHITECTURAL OR HISTORIC INTEREST, THEIR RETENTION MUST BE THE PRIMARY OBJECTIVE, EITHER THROUGH RE-USE OR CONVERSION. WHERE PARTIAL OR TOTAL REDEVELOPMENT OF SUCH BUILDINGS IS PROPOSED THE DEVELOPER MUST DEMONSTRATE THAT THE NEED FOR THE DEVELOPMENT OUTWEIGHS THE RETENTION OF THE BUILDING IN ITS UNALTERED FORM AND THAT RE-USE OR CONVERSION IS NOT VIABLE;
iii) THE DEVELOPMENT WOULD NOT ADVERSELY AFFECT AREAS OF NATURE AND HERITAGE CONSERVATION IMPORTANCE
iv) THE DEVELOPMENT WOULD NOT REQUIRE MAJOR INVESTMENT BY THE LOCAL AUTHORITIES TO PROVIDE INFRASTRUCTURE AND COMMUNITY FACILITIES
v) THE DEVELOPMENT COULD BE ADEQUATELY LINKED TO THE STRATEGIC ROAD AND PUBLIC TRANSPORT NETWORKS, TOGETHER WITH INCORPORATING MEASURES TO REDUCE THE NEED TO TRAVEL BY PRIVATE CAR AND ENCOURAGE ALTERNATIVE MEANS OF MOBILITY.
vi) ANY DEVELOPMENT PROPOSALS WHICH INCLUDE RESIDENTIAL USES MUST BE SUBJECT TO A SEQUENTIAL TEST*. THEIR CONTRIBUTION TO MEETING LOCAL HOUSING NEEDS, COMPLIANCE WITH OTHER HOUSING POLICIES AND THE STRUCTURE PLAN HOUSING REQUIREMENTS WILL ALSO BE CONSIDERED. THE RELEASE OF SITES WILL BE PHASED TO ASSIST WITH THE IMPLEMENTATION OF THE LOCAL PLAN STRATEGY. APPLICANTS MUST ALSO DEMONSTRATE A CLEAR RELATIONSHIP BETWEEN THE PROPOSALS AND EXISTING USES THAT WILL REMAIN ON SITE, WITH A VIEW TO CREATING A MORE SUSTAINABLE DEVELOPMENT PATTERN.
vii) ANY DEVELOPMENT PROPOSALS WHICH INCLUDE ALTERNATIVE EMPLOYMENT USES MUST NOT AFFECT THE IMPLEMENTATION OF OTHER EMPLOYMENT ALLOCATIONS WITHIN THE LOCAL PLAN AND MUST NOT AFFECT THE VITALITY OR VIABILITY OF EXISTING MAIN AND LOCAL SERVICE CENTRES.
DEVELOPERS MUST, WHERE PROPOSALS ARE AT RISK OF FLOODING OR MAY INCREASE FLOODING ELSEWHERE, DEMONSTRATE BY MEANS OF A FLOOD RISK ASSESSMENT THAT THE PROPOSAL WILL NOT CAUSE AN UNACCEPTABLE RISK OF FLOODING.
CONVERSION OF BUILDINGS IN THE GREEN BELT.
4.34.1 The principles of the control of development in Green Belts are set out in PPG2 and have been restated in Policy C17. The Council recognises that there are many substantial and attractive buildings, mainly in agricultural use, within the Green Belt, which can be expected to last for many years. When they become redundant their re-use for other purposes, which encourage the diversification of the rural economy, is not inappropriate development provided it meets all of the criteria in Policy C18. Such buildings can provide suitable accommodation for small firms, tourist activities or other business purposes. Residential conversions will generally be discouraged unless every reasonable attempt has been made to secure suitable business re-use. In the open countryside, proposals for residential conversions will be treated in the same manner as new residential development.
4.34.2 The sites identified in Policy C19 are accessible by public transport or within walking distance of service. They are all in positive use in education, leisure, institutional and public sector administration. Proposals to maintain and develop these existing uses will be determined on their merits and against Green Belt principles.
4.34.3 In Castle Morpeth there are many institutional establishments in isolated locations in the Green Belt not directly linked to an existing settlement. Changes in circumstances are resulting in many such establishments becoming redundant. Accordingly such bodies as County Councils, Health Authorities, Government Ministries, Universities and the like are seeking alternative uses, wishing to maximise land values, often through proposals for residential development, of both institutional grounds and buildings. The Council is concerned that a proliferation of sporadic isolated residential development would be damaging to the quality of the Green Belt. The Council is aware that the redevelopment (or partial redevelopment) of major existing developed sites in the Green Belt is likely to be preferable to allowing surplus institutional buildings to become vacant and disused, since this would be a waste of resources and detrimental to the appearance of the countryside. Policy C19 has been drawn up to meet the planning requirements of these situations.
4.34.4 The Council is concerned that proposals may come forward to introduce other forms of development in support of or to assist in funding developments that are required to maintain and enhance the existing function operating on the Site. Such proposals could conflict with guidance on sustainable development, particularly as contained in PPG3(Housing). These initiatives need to be considered in the context of the proper planning of the Borough and taking account of all material planning considerations.
4.34.5 The Council has recently undertaken an Urban Capacity Study, as requested by PPG3 (Housing) 2000, and revised its planning housing allocation as part of the Study outcomes, so that no further sites are required for housing purposes during the Plan Period. Any subsequent decisions would be taken in the context of the review of the Local Plan and the Council's development and regeneration strategies, the availability of brownfield land at the time, the progress towards meeting Structure Plan housing targets and the sustainability of alternative sites, when measured in sequential testing.
4.34.6 There are also major institutions in the open countryside, of which Hepscott Park, Netherton Park and Northgate Hospital are in locations accessible by public transport. They are, at present, in positive use and are unlikely to become redundant, either wholly or partially, during the Plan Period. The Council has accordingly decided that a specific policy relating to major developed sites in the open countryside is not required at this time. The status of these and other such sites will be reassessed during the Local Plan Review process.