56 - microsoft · environment 57 environment chapter 5 introduction 5.1 a pleasant and attractive...

56 Doncaster Unitary Development Plan

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INTRODUCTION

5.1 A pleasant and attractiveenvironment is an essential element inmaintaining and improving the qualityof life of people living and working inthe Borough. It is also central inpeople’s perception of the image of aplace. A high quality environment istherefore a significant factor in helpingto attract new investment in its variousforms, it has a vital role to play in theregeneration of the Borough and hasbeen identified as one of the three mainobjectives of the UDP strategy(Chapter 2). Strategic Guidanceemphasised the need for the UDP tocontinue to safeguard what is best inboth the urban and rural environmentswhilst reclaiming and improvingderelict and despoiled land.

5.2 The “Environment” is of coursenow firmly established at the top ofnational and international politicalagendas with public concern, andaction by governments, over a widerange of issues relating to the futurehealth of the planet. The PublicAttitude Survey highlighted theconcern amongst Doncaster residentsfor the quality of the localenvironment. The UDP does not, andcannot, address all local environmentalissues but it will play a major role indetermining the appearance andquality of Doncaster’s Environment,through its policies and proposals forenvironmental improvement; for theconservation of the Borough’s naturaland built heritage; and for newdevelopment.

5.3 The image of Doncaster hassuffered, perhaps unfairly, from itsassociation with colliery spoil heaps,unsightly quarries, obsolete industrialbuildings, derelict and degraded landand polluted waterways. Whilst thereare parts of the Borough with problemsresulting from the effects of coal

mining, quarrying and decliningextraction and manufacturingindustries these are beingprogressively tackled and the Boroughas a whole has much which is worthyof conservation and promotion ( inaddition, mineral sites ,through effortsby both the industry and regulatoryauthorities, have seen substantialimprovements to working practicesand restoration). The Borough has thelargest area of countryside of anyMetropolitan Borough, much of it veryattractive; an extremely importantwildlife resource with some of theBorough’s habitats enjoying aninternational reputation; and a veryrich built heritage with numerousConservation Areas, Listed Buildingsand archaeological sites. Newdevelopment is also contributing to an

attractive and exciting environment.

5.4 The UDP seeks to conserve andimprove the Borough’s Environmentthrough attention to seven areas ofpolicy:

* Protecting the Countryside(SENV 1)

* Protecting the AgriculturalResource (SENV 2)

* Conserving the Landscape(SENV 3)

* Conserving the Built Heritage(SENV 4)

* Conserving the Wildlife Resource(SENV 5)

* Ensuring the quality of NewDevelopment (SENV 6)

* Improving the Environment(SENV 7)

Nearly 20% of people thought the Borough’s “poor image” wasa problem the Council should tackle.

Public AttitudeSurvey


PROTECTING THE COUNTRYSIDE

SENV 1THE BOROUGH COUNCIL WILL PROTECT THE COUNTRYSIDE FROMUNNECESSARY AND INAPPROPRIATE DEVELOPMENT. GREEN BELTAND COUNTRYSIDE POLICY AREAS ARE DESIGNATED WITHINWHICH ONLY USES APPROPRIATE TO A RURAL AREA WILL BEPERMITTED. SUCH USES WILL BE EXPECTED TO CONSERVE ANDWHEREVER POSSIBLE ENHANCE THE ENVIRONMENT.

5.5 It is, and has long been, nationalpolicy to protect the countryside frominappropriate development in order tosafeguard its character and naturalresources and so that development isdirected towards urban areas where itcan usually be accommodated moreeconomically and with a moreacceptable environmental impact.

5.6 The countryside provides thesetting for a number of potentiallyconflicting interests and activitiesincluding agriculture, mineralextraction, timber growing and,increasingly, recreation. Theimportance of conserving thecountryside for the sake of its beauty,its diversity of landscape and wealthof wildlife and other resources iswidely recognised whilst changes innational agricultural policy andpractice have highlighted the need fora more diverse and healthy ruraleconomy and the fact that thecountryside is the home and workplaceof a significant number of people.

5.7 The countryside has always beensubject to change as the result ofdevelopments in, and the interplaybetween, these various interests, butthe changes currently taking place areparticularly profound, most notably:

·A lessening emphasis on theimportance of agricultural production.·Increasing recreation pressureincluding proposals for a large numberand wide range of recreation andleisure facilities in the countryside.·Continuing pressure for developmentof all kinds and notably a significantincrease in proposals for theconversion of rural farm buildings toother uses, especially residential.·Increasing public awareness andsupport for the conservation of thecountryside and its natural resources.·Growing recognition of the need to

diversify the rural economy in the lightof the changing agricultural context.

5.8 The countryside policies of theUDP seek to take account of thesechanges, to conserve rather thanpreserve the countryside, to strike anacceptable balance between thecompeting interests and above all tomaintain and enhance the quality of thecountryside in all its respects.

5.9 Doncaster’s “countryside” hasbeen defined close up to the built upareas and proposed development sites,because a) ample development land isprovided by these areas; b) thecountryside provides an attractivesetting for Doncaster’s built up areasand thereby supports the regenerationof the environment and economy; andc) the countryside is a land use in itsown right and is recognised as such.

5.10 The countryside immediatelyoutside the urban areas, i.e. the “urbanfringe “, is often in need ofimprovement. It suffers from theeffects of activities such as trespass,vandalism and fly tipping creating apoor visual relationship between townand country and making agriculture

difficult to sustain. On the other handsuch areas often provide excellentopportunities for various alternativesto agriculture such as forestry, andrecreation uses which can create abuffer or transition area between theintensive land uses of urban areas andthe open countryside with benefits forthe environment, agriculture andaccess/recreation. Some of the UDPpolicies therefore make reference tothis particular aspect of thecountryside either in terms of prioritiesfor environmental improvement worksor by encouraging or directing certaindevelopments to such areas.

5.11 Not all of the Borough Council’scountryside objectives can be pursuedsolely through planning regulations;agriculture and forestry for exampleare largely outside its control as aremany informal recreation activities.Much depends therefore on education,public awareness, direct improvementworks, access and managementagreements with landowners and thecontrols they (including the BoroughCouncil) exercise over their land.There are many organisations involvedin this work including the Ministry ofAgriculture, the Forestry Authority,

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Replaced by Core Strategy Policy 3: Countryside

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Green Belt Designation

ENV 1THE BOROUGH COUNCIL WILL MAINTAIN A GREEN BELT IN THEWESTERN PART OF THE BOROUGH THE GENERAL EXTENT OF WHICHIS DEFINED BY A LINE APPROXIMATING TO THAT OF THE EAST COASTMAIN RAILWAY LINE AND THE DETAILED BOUNDARIES OF WHICH ARESHOWN ON THE PROPOSALS MAP.THE PURPOSES OF INCLUDING LAND IN THE DONCASTER GREEN BELTARE:· TO REGULATE THE SIZE AND SHAPE OF URBAN AREAS IN ORDER

TO PREVENT UNRESTRICTED SPRAWL;· TO PREVENT THE COALESCENCE OF EXISTING SETTLEMENTS;· TO ASSIST IN SAFEGUARDING THE COUNTRYSIDE FROM

ENCROACHMENT; AND· TO ASSIST IN URBAN REGENERATION BY ENCOURAGING THE

RECYCLING OF DERELICT AND OTHER URBAN LAND.

5.13 Green Belts have been animportant feature of the Planningsystem for many years and continueto command widespread support. TheBorough Council hereby reaffirms itscommitment to the Green Belt in thewestern part of the Borough.

5.14 The South Yorkshire StructurePlan established the general extent ofthe Green Belt in the Borough. Inbroad terms this includes the open landaround and between the built up areasin the western half of the Borough, thatis between the Borough’s westernboundary and a line approximating tothat of the existing Selby-Doncaster-Retford railway line. This policyreaffirms the existing general extent ofthe Green Belt in the Borough.

5.15 In proposing no change to thegeneral extent of the Green Belt theBorough Council has had regard to anumber of factors:

·Central Government guidancecontained in PPG2 states: “Once thegeneral extent of a Green Belt hasbeen approved it should be alteredonly in exceptional circumstances”.·The Strategic Guidance proposed noalteration to the general extent of theGreen Belt in South Yorkshire.· The countryside in the eastern halfof the Borough is considered less

appropriate for Green Belt designationthan that in the west which issandwiched between the adjacenturban centres of Wakefield, Barnsley,Rotherham and Doncaster andtherefore particularly sensitive tourban expansion and settlementcoalescence.

· The countryside in the eastern halfof the Borough is in a number of waysmore suitable for planned urbanexpansion than that in the west beinggenerally of a lower landscape andagricultural quality.·The importance of protectingcountryside outside the Green Belt isnow widely acknowledged, notably incentral government guidance.

5.16 Detailed Green Belt boundarieshave been previously established on astatutory basis for those parts of theBorough covered by the Mexborough-Conisbrough, Adwick-Bentley-Sprotborough and Balby-HexthorpeLocal Plans. Elsewhere in the Boroughdetailed boundaries have either notbeen defined or defined in old styleDevelopment Plans (which are nowvery out of date) or on a Draft nonstatutory basis in Interim PlanningPolicy Statements. The UDPestablishes for the first time a detailedstatutory boundary for all Green Beltwithin the Borough. Previous

definitions and distinctions such as“the general extent of” and “StatutoryInterim” are hereby dispensed with.The status of the Green Belt shown onthe Proposals Map applies equallythroughout its extent within theBorough.

5.17 The use of land in the Green Belthas a positive role to play in fulfillingthe following objectives: -

·to provide opportunities for access tothe open countryside for the urbanpopulation;·to provide opportunities for outdoorsport and outdoor recreation nearurban areas;·to retain attractive landscapes andenhance landscapes near to wherepeople live;·to improve damaged and derelict landaround urban areas;·to secure nature conservation interest;·to retain land in agricultural, forestryand related uses.These objectives are also pursuedthrough other policies of the UDP

5.18 The detailed boundaries havebeen defined in accordance with theabove purposes; account has also beentaken of the need to ensure a strongdegree of permanence, that is beyondthe timescale of the UDP. PPG2 states“The essential characteristic of Green

the Countryside Commission, EnglishNature, British Waterways Board, andlocal voluntary organisations. TheBorough Council will work with themto pursue its objectives on as manyfronts as necessary.

5.12 Planning control is neverthelesscentral to the realisation of the

Borough Council’s objectives; it willbe seen from the Proposals Map thattwo countryside designations havebeen used as the basis of this control.In the western “half” of the Boroughthe countryside is designated as“Green Belt”; in the eastern “half” itis designated as “Countryside PolicyArea”. These are explained in Policies

ENV 1 and ENV 2 respectively. Itshould be noted that some very smallvillages and hamlets have been“washed over” by these designationsand are therefore treated ascountryside. Larger villages have been“inset” and are therefore excludedfrom the Green Belt and CountrysidePolicy Area designations.

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Saved UDP policies which are not replaced by the Core Strategy or Joint Waste Plan


Belts is their permanence and theirprotection must be maintained as faras can be seen ahead... detailedboundaries defined in adopted localplans... should be altered onlyexceptionally”. This has twoimplications. Firstly, amendments toboundaries established in the LocalPlans referred to above have beenlimited. Secondly, it is necessary toestablish new boundaries which willendure and which do not include landwhich it is unnecessary to keeppermanently open.

5.19 Wherever possible the detailedboundaries of the inner edge of theGreen Belt have been defined so as tofollow existing physical features andprominent landmarks. Such featureshave also been used to define theeastern outer edge where the EastCoast Main Railway line does notform an appropriate boundary. Thewestern outer edge is defined by theBorough boundary and complementsGreen Belt designations inneighbouring authorities.

5.20 In preparing the UDP theBorough Council has addressed thepossible need to provide safeguardedland (sometimes referred to as whiteland) in accordance with PPG2 advice.This is land between the urban areaand the Green Belt which may beneeded to meet longer-termdevelopment needs but which isunallocated in the current plan period.

Its purpose is to ensure that Green Beltboundaries will not have to be alteredat the end of the Plan period. TheBorough Council has concluded forthe following reasons, that inDoncaster’s case it is not necessary orappropriate to provide safeguardedland in order to ensure protection ofthe Green Belt for the longertimescale:

(i) Doncaster is not constrained by itsGreen Belt in the way that manymetropolitan areas and Green Beltcities are. Approximately half ofDoncaster’s countryside lies beyondthe Green Belt and whilst the policiesof the UDP seek to protect thiscountryside throughout the Plan period(through the Countryside Policy Areapolicies), this area offers excellentopportunities for planned expansionbeyond the Plan period therebyobviating the need to delete GreenBelt. In addition, substantialdevelopment potential already existsin the western half of the Borough ondevelopment allocations and otherland inset within the Green Belt.

(ii) Statutory Green Belt boundarieshave already been established formuch of Doncaster’s Green Belt area.Given that the sole purpose ofsafeguarded land is to safeguard thelongevity of Green Belt boundaries itwould be inappropriate to replaceestablished Green Belt withunallocated land; indeed it would

undermine the objective of boundarylongevity. Furthermore PPG2 statesthat “detailed Green Belt boundariesdefined in adopted Local Plans orearlier approved development plansshould be altered only exceptionally”.The preparation or review of aDevelopment Plan is not necessarilyan exceptional circumstance.

(iii) Where detailed Green Beltboundaries are being defined for thefirst time the Borough Council has hadregard to development requirements,environmental and other planningconsiderations and is satisfied thatdevelopment allocations have beenmade and boundaries drawn whichwill obviate the need for Green Beltboundary review for as far as can beseen ahead. This has involvedsubstantial allocations in some cases(e.g. Bawtry and Askern) and drawingfairly tight boundaries elsewhere(e.g.Tickhill and the smaller villages)where long term policies of restraintare envisaged.

5.21 Areas of White land and similarurban fringe land which were includedin previous development plans havebeen replaced with Green Belt or otherallocations. Developers and thegeneral public are thus afforded aconsiderable degree of certainty withregard to the location, type andtimescale of future development andencouragement is afforded toregeneration priority sites.

Countryside Policy Area Designation

ENV 2THE BOROUGH COUNCIL WILL MAINTAIN A COUNTRYSIDE POLICYAREA IN THE EASTERN PART OF THE BOROUGH COVERING ALLCOUNTRYSIDE OUTSIDE THE GREEN BELT. THE DETAILED BOUNDARIESARE SHOWN ON THE PROPOSALS MAP.

THE PURPOSES OF THE COUNTRYSIDE POLICY ARE:

· TO ASSIST IN SAFEGUARDING THE COUNTRYSIDE FROMENCROACHMENT

· TO PROVIDE AN ATTRACTIVE SETTING FOR TOWNS AND VILLAGES· TO PREVENT SETTLEMENTS FROM COALESCING· TO PROVIDE OPPORTUNITIES FOR OUTDOOR SPORT AND

RECREATION NEAR URBAN AREAS· TO RETAIN LAND IN AGRICULTURE, FORESTRY AND NATURE

CONSERVATION USES· TO PROTECT OTHER NON-RENEWABLE RESOURCES· TO ASSIST REGENERATION BY DIRECTING DEVELOPMENT

TOWARDS URBAN AREAS AND STRATEGIC ALLOCATIONS· TO HELP SUSTAIN RURAL COMMUNITIES AND A DIVERSE RURAL

ECONOMY

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DONCASTER COUNTRYSIDEDoncaster has the largest area of countryside of all themetropolitan authorities, the larger part of the Borough is infact rural in character. Most of the countryside is intensivelyfarmed reflecting the high proportion of good quality agriculturalland but it also contains attractive villages, hamlets, other wellestablished buildings standing in their own grounds, woodlands,country parks, nature reserves, golf courses, and othe recreationfacilities and hundreds of miles of public rights of way. Much ofits landscape is extremely attractive, particularly in the westernhalf of the Borough, and it is a considerable asset in promotingthe Borough to potential developers, visitors and residents aswell as a much appreciated resource for the people who alreadylive and work in the Borough. In contrast the countryside alsocontains limited but significant areas of degraded landscapelargely as a result of existing or former mineral workings someof which are subject to restoration conditions but some of whichare derelict and require urgent attention.

KeyFact

5.22 The South Yorkshire StructurePlan contained no specific policies forthe protection of the countrysideoutside the Green Belt. The Thorne-Stainforth-Hatfield and Armthorpe-Edenthorpe-Kirk Sandall-Barnby Dunand Adjoining Areas Local Plans andthe Interim Planning Policy statementshave sought (very successfully) toprotect the countryside in these areasusing a variety of designations(Agricultural Policy Area, UrbanFringe Policy Area, CountrysidePolicy Area, Strategic Rural Gaps) anddevelopment control policies whichdiffer very little from those operatedwithin the Green Belt. Given thedecreasing emphasis on theimportance of agricultural productionand the growing recognition of theneed to protect the countryside for itsown sake, it is considered appropriateto designate the countryside beyondthe Green Belt as ‘Countryside PolicyArea’.

5.23 The Countryside Policy Areashares many similar purposes with theGreen Belt including safeguarding thecountryside from encroachment andassisting in urban regeneration; it alsoplays a similar positive role infulfilling a number of objectivesincluding providing for attractive,economically healthy settlements andhelping to retain agriculture, forestry,nature conservation uses and other nonrenewable resources.

5.24 Central Government Guidancerecognises that policies for controllingdevelopment apply with equal force toGreen belt and Countryside outsideGreen Belt. There are a number ofimportant differences howeverbetween the Green belt and theCountryside Policy Area:

(i) One of the purposes of theDoncaster Green Belt is to prevent thecoalescence of large neighbouringurban areas. The countryside in theeastern ‘half’ of Doncaster is notsubject to such pressures which is whyit was excluded from the GeneralExtent of the South Yorkshire GreenBelt. The Countryside Policy Areadoes however play an important rolein preventing the coalescence ofsmaller settlements.

(ii) An essential characteristic of Greenbelts is their permanence and theirprotection must be maintained as far

as can be seen ahead. There is no suchrequirement however for theboundaries of the Countryside PolicyArea to endure beyond the plan period.(iii) The general presumption againstinappropriate development embodiedin Government Guidance applies onlyto Green Belts.

(iv) Whilst there are many issues ofdevelopment control which applyequally to Green Belt and thecountryside beyond, PPG2 containsspecific detailed guidance on certaintypes of development which is peculiarto Green Belts and which is reflected

in the development control policiesENV3 - ENV14

5.25 The Borough Council will protectall land designated as Green Belt orCountryside Policy Area frominappropriate development throughoutthe life of the UDP. Green Belt andCountryside Policy Area boundarieshave been established which havesought a careful balance between theprotection of the countryside, theprotection of the form and amenitiesof urban areas and the provision of anadequate supply of land for housing,industry and other developments.


General Development Control Policies

ENV 3WITHIN THE GREEN BELT, AS DEFINED ON THE PROPOSALS MAP,DEVELOPMENT WILL NOT BE PERMITTED, EXCEPT IN VERY SPECIALCIRCUMSTANCES, FOR PURPOSES OTHER THAN:

a) AGRICULTURE AND FORESTRY SUBJECT TO THE LIMITATIONSINCLUDED IN POLICIES ENV5 AND ENV6;

b) OUTDOOR SPORT AND OUTDOOR RECREATION INCLUDINGESSENTIAL FACILITIES FOR SUCH DEVELOPMENT SUBJECT TO THELIMITATIONS INCLUDED IN POLICY ENV7;

c) CEMETERIES AND OTHER USES OF LAND (INCLUDING ESSENTIALFACILITIES WHICH ARE GENUINELY REQUIRED FOR SUCH USES)WHICH PRESERVE THE OPENNESS OF THE GREEN BELT ANDWHICH DO NOT CONFLICT WITH THE PURPOSES OF INCLUDINGLAND IN IT;

d) LIMITED INFILLING IN EXISTING VILLAGES SUBJECT TO THELIMITATIONS INCLUDED IN POLICY ENV9;

e) THE REUSE OF EXISTING BUILDINGS SUBJECT TO THELIMITATIONS INCLUDED IN POLICY ENV10;

f) LIMITED EXTENSION, ALTERATION OR REPLACEMENT OFEXISTING DWELLINGS SUBJECT TO THE LIMITATIONS INCLUDEDIN POLICIES ENV13 AND ENV14.

DEVELOPMENT PROPOSALS FALLING WITHIN CATEGORIES a) TO f)WILL ONLY BE ACCEPTABLE IN PRINCIPLE WHERE THEY WOULD NOTBE VISUALLY DETRIMENTAL BY REASON OF THEIR SITING, MATERIALSOR DESIGN, AND WOULD NOT GIVE RISE TO UNACCEPTABLE HIGHWAYOR AMENITY PROBLEMS AND WOULD NOT CONFLICT WITH OTHERPOLICIES OF THE UDP.

5.26 Policy ENV3 sets down theBorough Council’s overalldevelopment control policy within theGreen Belt. It reflects GovernmentGuidance on Green Belts as set downin PPG2. The general policiescontrolling development in thecountryside apply with equal force inGreen Belts but there is in addition ageneral presumption againstinappropriate development withinthem and such development will notbe approved except in very specialcircumstances. Inappropriatedevelopment is, by definition, harmfulto the Green Belt. The constructionof new buildings is inappropriateunless it is for the purposes as set downin the policy. Engineering and otheroperations and the making of anymaterial change in the use of land areinappropriate development unless theymaintain openness and do not conflictwith the purposes of including land in

the Green Belt. Proposals fordevelopment which would notprejudice the purposes of includingland in the Green Belt willnevertheless be refused if they wouldinjure the visual amenity of the GreenBelt by reason of their siting, materialsor design.

5.27 All development proposals withinthe Green Belt must satisfy PolicyENV3. Certain types of developmentproposals must also satisfy additionalpolicies as cross referenced withinENV3 i.e.: ENV5 (Agriculturaldwellings); ENV6 (agriculturalbuildings); ENV7 (recreation andleisure proposals); ENV9 (infilling);ENV10 (conversion of ruralbuildings); ENV13 (replacementdwellings); and ENV14 (alterationsand extensions to dwellings).

5.28 Minerals can be worked only

where they are found. Their extractionis a temporary activity and need notbe incompatible with the purposes ofincluding land in the Green Beltprovided that high environmentalstandards are maintained (thedevelopment should be carried out insuch a way that it contributes as far aspossible to the objectives of the use ofland in the Green Belt) and that thesite is well restored. This requirementwill apply to other significantdevelopment in the Green Belt (e.g.waste tipping, road and otherinfrastructure development). Mineralextraction and landfill operations andtheir ancillary developments such asscreening and washing plants maytherefore be acceptable in the GreenBelt subject to this requirement andto compliance with the relevantminerals and waste disposal policiesof the UDP.

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ENV 4WITHIN THE COUNTRYSIDE POLICY AREA, AS DEFINED ON THEPROPOSALS MAP, DEVELOPMENT WILL NOT NORMALLY BEPERMITTED, FOR PURPOSES OTHER THAN:

a) AGRICULTURE, FORESTRY, OUTDOOR RECREATION AND LEISURE,CEMETERIES,ESSENTIAL SERVICE PROVISION BY STATUTORYUNDETAKERS, OR OTHER USES APPROPRIATE TO A RURALAREA, SUBJECT TO THE LIMITATIONS INCLUDED IN POLICIESENV 5 - ENV 8.

b) INFILLING DEVELOPMENT WITHIN SETTLEMENTS WASHED OVERBY THE COUNTRYSIDE POLICY AREA SUBJECT TO THE LIMITATIONSINCLUDED IN POLICY ENV 9.

c) THE RE-USE OF EXISTING BUILDINGS SUBJECT TO THELIMITATIONS INCLUDED IN POLICY ENV 10.

d) SMALL SCALE EXTENSION OR EXPANSION OF AN EXISTINGSOURCE OF EMPLOYMENT SUBJECT TO THE LIMITATIONSINCLUDED IN POLICY ENV 11

e) MINOR RETAIL DEVELOPMENT APPROPRIATE TO A RURAL AREASUBJECT TO THE LIMITATIONS INCLUDED IN POLICY ENV 12.

f) REPLACEMENT OF, OR ALTERATION OR EXTENSION TO, AEXISTING DWELLING SUBJECT TO THE LIMITATIONS INCLUDED INPOLICIES ENV 13 AND ENV 14.

PROPOSED DEVELOPMENT FALLING WITHIN CATEGORIES a) TO f) WILLBE ACCEPTABLE IN PRINCIPLE ONLY WHERE:

i) IT WOULD NOT PREJUDICE BY REASON OF ITS NATURE, SCALE,SITING OR DESIGN, THE PURPOSES OF THE COUNTRYSIDEPOLICY AREA AND IN PARTICULAR WOULD NOT LEADTOWARDS THE PHYSICAL OR VISUAL COALESCENCE OFSETTLEMENTS; AND

ii) IT WOULD NOT CREATE OR AGGRAVATE HIGHWAY ORAMENITY PROBLEMS; AND

iii) IT IS SITED, DESIGNED AND, WHERE NECESSARY, SCREENEDSO AS TO MINIMISE ITS IMPACT ON AND WHEREVER POSSIBLEENHANCE THE CHARACTER, LANDSCAPE AND NATURECONSERVATION VALUE OF THE LOCAL ENVIRONMENT.

5.29 Policy ENV 4 sets down theBorough Council’s overalldevelopment control policy within theCountryside Policy Area. It reflectsGovernment Guidance on the controlof development in the countryside asset down in PPG7 and other PlanningPolicy Guidance. It is based on theguiding principle that development inthe countryside should both benefiteconomic activity and maintain orenhance the environment. It isdesigned to achieve the purposes of theCountryside Policy Area as set downin Policy ENV2 and to achieve goodquality development which respectsthe character of the countryside.

5.30 All development proposals withinthe Countryside Policy Area mustsatisfy Policy ENV4. Certain types ofdevelopment proposals must also

satisfy additional policies as cross-referenced within Policy ENV4 i.e.ENV5 (Agricultural dwellings); ENV6(Agricultural buildings); ENV7(recreation and leisure proposals);ENV8 (Touring caravans and campingfacilities); ENV9 (Infilling); ENV10(Conversion of rural buildings);ENV11 (Employment uses); ENV12(retail development); ENV13(replacement dwellings) and ENV14(alterations and extensions todwellings).

5.31As in the Green Belt mineralextraction may be acceptable in theCountryside Policy Area. Mineralscan be worked only where they arefound. Their extraction is a temporaryactivity and need not be incompatiblewith the purposes of including land inthe Countryside Policy Area provided

that high environmental standards aremaintained (the development shouldbe carried out in such a way that itcontributes as far as possible to theobjectives of the use of land in theCountryside Policy Area) and that thesite is well restored. This requirementwill apply to other significantdevelopment in the Countryside PolicyArea (e.g. waste tipping, road andother infrastructure development).Mineral extraction and landfilloperations and their ancillarydevelopments such as screening andwashing plants may therefore beacceptable in the Countryside PolicyArea subject to this requirement andto compliance with the relevantminerals and waste disposal policiesof the UDP.

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Agricultural Dwellings

ENV 5WITHIN THE GREEN BELT OR COUNTRYSIDE POLICY AREA NEWDWELLINGS WILL BE PERMITTED WHERE A GENUINE AGRICULTURALOR FORESTRY REASON CAN BE DEMONSTRATED, SUBJECT TOCOMPLIANCE WITH POLICY ENV 3 OR POLICY ENV 4 (AS APPROPRIATE)AND TO THE ATTACHMENT OF AN APPROPRIATE OCCUPANCYCONDITION AND PROVIDED THAT WHEREVER POSSIBLE THEDWELLING IS LOCATED WITHIN THE CURTILAGE OF THE SOURCE OFEMPLOYMENT AND IS ADJACENT TO EXISTING BUILDINGS. INAPPROPRIATE CIRCUMSTANCES, PLANNING OBLIGATIONS MAY BEREQUIRED TO TIE THE DWELLING TO ADJACENT FARM BUILDINGS.

AN OCCUPANCY CONDITION WILL NOT NORMALLY BE REMOVEDUNLESS IT CAN BE CLEARLY DEMONSTRATED THAT THE LONG TERMLAND USE NEED FOR THE CONDITION NO LONGER EXISTS IN THELOCALITY. WHEN GRANTING PERMISSION FOR A SECONDAGRICULTURAL DWELLING ON AN AGRICULTURAL UNIT THE BOROUGHCOUNCIL WILL REQUIRE OCCUPANCY CONDITIONS TO BE PLACED ONBOTH DWELLINGS.

5.32 There is a general presumptionagainst residential development in theGreen Belt and such development isnot normally permitted in theCountryside Policy Area (except forinfilling in accordance with PolicyENV 9). In most instances agriculturalworkers, like other employees in ruralareas, will be expected to live indwellings within settlements andindeed there are usually domestic andsocial advantages in doing so.However there are certain restrictedcircumstances where it may benecessary to allow isolated newdwellings in association withagriculture or other appropriate use tobe located actually on the holding/sitefor the proper management of thefarm/operation. “Agricultural need”will be assessed on the basis of thecriteria set out in National Planningpolicy Guidance. Other claims willhave to show a need to providepermanent attendance to safeguardmachinery or property.

5.33 In the case of new farm holdingsor other appropriate operations wherethe viability is in doubt, planningpermission may be granted fortemporary accommodation for alimited period to enable the viabilityof the holding/operation to beassessed. This will allow the BoroughCouncil to give proper considerationto the need for a permanent dwelling.

5.34 New agricultural dwellings,including temporary residential

caravans, need careful siting tominimise their impact on the landscapeand a site adjacent to an existing groupof farm buildings should, whereverpossible, be chosen. This will, inaddition, enable existing publicservices, facilities and highway accessto be used. Where such a location isnot practical, siting must have regardto existing features such as farmbuildings, the contours of the land,trees and hedgerows, supplementedwhere necessary by new planting. Inaccordance with Green Belt andCountryside Policy Area objectives,Planning Permission will not begranted where it would lead towardsthe physical or visual coalescence ofsettlements.

5.35 New dwellings in the countrysideshould be in keeping with the characterof the area in terms of scale, design,colour and use of external materialsand landscaping. In accordance withPPG7 new agricultural dwellingsshould be of a size commensurate withthe established functional requirementof the holding. Dwellings which areunusually large in relation to theagricultural needs of the unit, orunusually expensive to construct inrelation to the income it can sustain inthe long term, will not normally bepermitted. The Borough Council willproduce supplementary PlanningGuidance on this issue.

5.36 Where planning permission isgranted, it will be subject to a

condition and where appropriate aSection 106 Agreement under theTown and Country Planning Act 1990.These will ,respectively ,restrict use ofthe dwelling to a person employed forthe agreed purposes or theirdependents and tie the dwelling to theassociated agricultural buildings andland, in order that (a) the dwelling iskept available to meet the identifiedagricultural or other need and(b) sothat the general policy presumptionagainst residential development in thecountryside is not undermined.

5.37 Appropriate circumstances wherea section 106 agreement will berequired will be addressed in detailthrough supplementary PlanningGuidance. In general however this willbe where the holding or part of theholding was included in thejustification for the dwelling and theBorough Council is concerned that thesize of the holding is such that thefurther sale of any part of it couldaffect its viability as an agriculturalunit. The Borough Council willconsider any reasonable argument forselling off parcels of land but theadditional control will give it theopportunity to review the viability andsustainability of the operation i.e. theonly reason for originally allowing thedwelling.

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5.38 The Borough Council will haveregard to these policy objectives whenconsidering applications to removeoccupancy conditions. Only in

exceptional circumstances when it canbe clearly demonstrated that such acondition has outlived its usefulnessand that appropriate and satisfactory

measures have been taken to sell orpass on the dwelling with the conditionattached, will the Borough Councilconsider removing a condition.

Agricultural Buildings

ENV 6AGRICULTURAL BUILDINGS (EXCLUDING DWELLINGS) REQUIRINGPLANNING PERMISSION OR NOTIFICATION WILL NORMALLY BEPERMITTED PROVIDED THAT:

a) WHEREVER POSSIBLE AND REASONABLE THE DEVELOPMENTIS SITED IN CLOSE PROXIMITY TO EXISTING BUILDINGS, ANDOR UTILISES EXISTING LAND FORMS AND VEGETATION TOMINIMISE ITS IMPACT; AND

b) THE DEVELOPMENT WOULD NOT SIGNIFICANTLY DETRACTFROM VIEWS ACROSS OPEN COUNTRYSIDE OR THE SETTINGOF A SETTLEMENT AND COMPLIES WITH POLICY ENV 3/ENV 4(AS APPROPRIATE); AND

c) THE IMPACT OF THE DEVELOPMENT IS MINIMISED BY CAREFULATTENTION TO DESIGN, SCALE, TYPE AND COLOUR OFMATERIALS AND TO LANDSCAPING. A PARTICULARLY HIGHSTANDARD OF DESIGN AND MATERIALS WILL BE REQUIRED INAREAS OF SPECIAL LANDSCAPE VALUE; AND

d) IN THE CASE OF BUILDINGS TO BE USED FOR LIVESTOCK ORFOR THE STORAGE OF SLURRY OR SEWAGE SLUDGE, THEDEVELOPMENT WOULD NOT GIVE RISE TO AN UNACCEPTABLELOSS OF AMENITY FOR OCCUPIERS OF PROTECTED BUILDINGS.

5.39 Doncaster has a thrivingagricultural industry and the BoroughCouncil will take a positive view ofproposals requiring permission ornotification. However many modernfarm buildings, because of their scaleand prefabricated construction canhave a very damaging impact on thecountryside. All farm buildings,whether requiring planning permissionor not should therefore be carefullysited, designed and screened to ensurethat the natural heritage and visualamenity of the Green Belt orCountryside Policy Area is notadversely affected. In the case ofbuildings to be used for livestock orfor the storage of slurry or sewagesludge it is important that the amenitiesof people residing in or occupying“protected” (*) buildings aresafeguarded. In accordance with GreenBelt and Countryside Policy Areaobjectives, planning permission willnot be granted for development whichwould lead to the physical or visualcoalescence of settlements. Design/siting considerations are alsoparticularly important in Areas ofSpecial Landscape Value and

especially when the proposed buildingwould be visible from public vantagepoints or footpaths. Policy ENV 17applies. Where a building requiresnotification the Council will generallyonly require a reserved mattersapplication where the proposal is on avirgin greenfield site or within an Areaof Special Landscape Value or whereit is to be visible from a highway.(*)Protected buildings include mostresidential and other permanentbuildings normally occupied by peoplebut exclude farm dwellings. Under theGeneral Development Order 1995 (asamended) planning permission isrequired for development (erection oralteration) of a unit used, or to be used,for livestock or the storage of slurryor sewage sludge within 400m of a“protected” building (and thisincludes the use for these purposes ofunits resulting from permitteddevelopment rights within 5 years ofthis development).

5.40 Non agricultural horse relateddevelopments such as stables, fieldshelters, riding schools and stud farms,require planning permission. Policy

ENV 7 applies. Farm shops are dealtwith under Policy ENV 12. There arean increasing number of applicationsfor glass houses in association with thedevelopment of horticultureparticularly in the East and South-Eastof the Borough. Where the BoroughCouncil is satisfied as to the viabilityof the concern, planning permissionwill usually only be granted subject toa Section 106 Agreement to securesufficient capital investment allied toa five year programme. Suchdevelopments often eventually resultin pressure for a small retail elementwhich may or may not proveacceptable, access and car parkingarrangements being particularlyimportant issues. Applications fordwellings related to suchdevelopments will again be consideredin the context of Policy ENV5.

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Recreation and Leisure Developments

ENV 7WITHIN THE GREEN BELT THE DEVELOPMENT OF ESSENTIALFACILITIES FOR OUTDOOR SPORT AND OUTDOOR RECREATIONINCLUDING SMALL ANCILLARY BUILDINGS, UNOBTRUSIVE SPECTATORACCOMMODATION AND OTHER ESSENTIAL FACILITIES, WILL BEPERMITTED PROVIDED THE DEVELOPMENT IS GENUINELY REQUIREDAND THE DEVELOPMENT PRESERVES THE OPENNESS OF THE GREENBELT. IN THE COUNTRYSIDE POLICY AREA THE DEVELOPMENT OFRECREATION AND LEISURE USES WILL BE PERMITTED PROVIDED THAT:

a) THE USES WOULD BE PREDOMINANTLY OUTDOOR AND WOULDHAVE A LOW PROPORTION OF BUILDING AREA IN RELATION TOLAND AREA; AND

b) ANCILLARY FACILITIES (CLUBHOUSES, VISITOR CENTRES, CARPARKING ETC) WOULD NOT EXCEED THOSE WHICH AREREASONABLE AND SUFFICIENT FOR THE USERS OF THE MAINFACILITIES AND ARE SITED DESIGNED AND SCREENED TO THESATISFACTION OF THE BOROUGH COUNCIL.

SUCH DEVELOPMENT AS IS PERMITTED SHOULD BE LOCATED ANDDESIGNED TO ENSURE HARMONY WITH THE SURROUNDINGCOUNTRYSIDE AND IN PARTICULAR SO AS TO NOT HAVE AN ADVERSEIMPACT ON THE LANDSCAPE, AGRICULTURE, THE FORM ANDCHARACTER OF EXISTING SETTLEMENTS, THE BUILT HERITAGE ORWILDLIFE AND SO AS TO COMPLY WITH ALL RELEVANT UDP POLICIESINCLUDING ENV 3 /ENV 4 (AS APPROPRIATE) AND ENV16.

DEVELOPMENT WHICH WOULD DETRACT FROM THE AMENITIES OFNEARBY RESIDENTS OR FROM THE GENERAL AMENITY OF THE WIDERCOUNTRYSIDE WILL NOT BE PERMITTED.

REGARD WILL BE HAD TO THE CUMULATIVE EFFECTS OF SUCHDEVELOPMENTS IN A PARTICULAR AREA. PROPOSALS WITHIN THECOUNTRYSIDE POLICY AREA WHICH ARE LOCATED ON THE EDGE OFURBAN AREAS WILL GENERALLY BE LOOKED UPON MOREFAVOURABLY THAN THOSE LOCATED IN OPEN COUNTRYSIDE.

5.41 It is not always possible, orindeed desirable, to accommodate allleisure and recreation uses withinurban areas. Some activities, such asgolf require large tracts of land whileothers need to be located on, or closeto, the natural resources on which theyare based. Many playing fields arealso located on the edge of settlementsand are acceptable there subject to theopen space policies contained in theRecreation chapter. In the Green Beltoutdoor recreation and leisure is oneof the uses of land which will often beappropriate but it is important that builtdevelopment is confined to that whichis essential (e.g. small changing rooms,small stables, unobtrusive spectatoraccommodation) and the suitableconversion of redundant buildingsmay be needed to facilitate outdoorsport in the Green Belt. In theCountryside Policy Area provided the

use has a low proportion of buildingarea in relation to land area it may beacceptable in the countryside if itsatisfies all the requirements of thispolicy. (Swimming pools, sports halls,sports stadia, entertainment centresand other predominantly indoorfacilities will be expected to be locatedwithin urban areas).

5.42 Formal outdoor recreationactivities such as playing fields,allotments, sports centres and golfcourses can have a significant impacton the landscape. They requirespecialised sites, are intensively usedand often involve buildings and someprovision for spectators.Consequently there will be manyinstances where such activities cannotbe satisfactorily accommodated(within the Areas of Special LandscapeValue for example). On the other hand

such uses can, in appropriate locations,perform a number of positive land use/amenity functions:

* creating attractive well maintainedlandscapes (particularly whereagriculture is difficult to sustain)

* forming valuable buffer areasbetween urban areas and opencountryside thereby reducingconflicts along the urban fringesuch as trespass and vandalism onagricultural land

* establishing attractive edges to,and open breaks between,settlements

* meeting demand for facilities

which cannot, for reasons of shortageof suitable sites, be accommodatedwithin urban areas.

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5.43 The Borough Council willtherefore look more favourably uponproposals for such uses which arelocated on the edge of urban areas.Where buildings are proposedhowever substantial screening andlandscaping will be required.

5.44 More informal activities can oftenbe acceptable in more isolated rurallocations. They may need to belocated within or close to a particularsite, water feature or other resourceon which they are based. They areusually unstructured, less intensiveand have little or no spectator appealand their impact on the countryside istherefore more benign, particularlywhere they involve the re-use ofexisting buildings of traditionaldesign. They can also help contributeto rural diversification.

5.45 It is a general objective of theBorough Council therefore toaccommodate the increasing demandfor the wide range of formal andinformal countryside leisure andrecreation activities. It is essentialhowever, that they are accommodatedin such a way that potentialconflicts with other interests in thecountryside such as agriculture, natureconservation, landscape appearance

and amenities of rural residents, areminimised.

5.46 The introduction of additionaltraffic along rural roads for instancecan alter the character of an areaespecially where the developmentwould require road widening or theremoval of hedges to provide adequatesight lines. New buildings shouldwherever possible relate to an existinggrouping of buildings rather thanintroduce further built developmentinto the open landscape and should besited, designed and screened in such away that they are absorbed into thelandscape. In accordance with PolicyENV3 new buildings will not bepermitted where they would lead to thephysical or visual coalescence ofsettlements.

5.47 New built facilities will generallybe expected to relate in scale and kindto the use they are serving i.e. theyshould be ancillary. Proposals forhotels accompanying golf courseapplications for instance will berequired to satisfy Policy TO3 togetherwith all relevant policies and standardsof the UDP.

5.48 In accordance with PolicyENV 16 permission will not, except

in exceptional circumstances, begranted for leisure and recreation useswhere this would result in the loss ofsignificant areas of Grade 1, 2 or 3aagricultural land. Golf courses inparticular require extensive areas ofland and can often (although notalways) involve significant earthmoving and other development whichmakes the return to best qualityagricultural use seldom practicable.There is no shortage of land of loweragricultural quality in the Boroughable to accommodate golf courses andother recreation uses involving largeland takes and the Borough Councilwill therefore encourage such uses tolocate in these areas.

5.49 Certain sporting and leisurepursuits have a far from benign effecton the countryside but are neverthelessbetter located there than within, orclose to, urban areas. Opportunities foraccommodating noise generating usesin an acceptable way will be limitedbut the Borough Council recognisesthe demand for such activities and willseek to accommodate them whereamenity, wildlife, certain livestockenterprises and landscape interests arenot harmed. (See also Policy RL21)

Sites for Touring Caravans and Camping Facilities

ENV 8WITHIN THE COUNTRYSIDE POLICY AREA THE DEVELOPMENT OF SITESFOR TOURING CARAVANS AND CAMPING FACILITIES WILL NORMALLYBE PERMITTED PROVIDED THAT:

a) THE DEVELOPMENT COMPLIES WITH ALL RELEVANT UDP POLICIESINCLUDING POLICY ENV16 AND POLICY ENV4 AND IN PARTICULARWOULD NOT CREATE A VISUAL INTRUSION IN THE COUNTRYSIDEOR LEAD TOWARDS THE PHYSICAL OR VISUAL COALESCENCE OFSETTLEMENTS;

b) ANCILLARY FACILITIES WOULD NOT EXCEED THOSE WHICH AREREASONABLE AND SUFFICIENT FOR THE USERS OF THE SITE; AND

c) THE SITE IS WELL DESIGNED AND CAN BE ACCOMMODATEDWITHOUT SIGNIFICANT DETRIMENT TO TRAFFIC MOVEMENT IN THEAREA OR TO THE GENERAL AMENITY OF THE SURROUNDING AREA.

REGARD WILL BE HAD TO THE CUMULATIVE EFFECT OF SUCHDEVELOPMENTS IN A PARTICULAR AREA. PROPOSALS FOREXTENSIONS TO EXISTING CARAVAN SITES WILL BE ASSESSEDAGAINST THIS POLICY. IN GRANTING PERMISSION A HOLIDAY ORSEASONAL OCCUPANCY CONDITION MAY BE IMPOSED.

5.50 There are few existing sites in theBorough (although there are a smallnumber of small scale caravan club

certificated sites) but the BoroughCouncil is keen to support thedevelopment of tourism and the

provision of accommodation facilitiesparticularly for overnight and othershort stay visitors will form an

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important element in meeting thisobjective. Sites should be located inareas with local opportunities forinformal countryside recreation orother tourist attractions but should notthemselves be detrimental to thoseattractions. Caravan and campingfacilities can be particularly intrusive

elements in the countryside and thereis a need therefore to balancerecreation/tourism objectives withenvironmental and other planningconsiderations. In particular sitesshould not detract from views acrossopen countryside especially thosefrom the main transportation corridors.

Infill Development

ENV 9WITHIN SETTLEMENTS WASHED OVER BY THE GREEN BELT ORCOUNTRYSIDE POLICY AREA, NEW RESIDENTIAL DEVELOPMENT(APART FROM AGRICULTURAL DWELLINGS) WILL NOT NORMALLY BEPERMITTED UNLESS IT:

a) COMPRISES THE INFILLING OF A SMALL GAP (GENERALLY ONENOT CAPABLE OF ACCOMMODATING MORE THAN TWO DWELLINGS)WITHIN A SUBSTANTIAL BUILT FRONTAGE (AS DEFINED BELOW) ANDTHE DENSITY OF THE PROPOSED DEVELOPMENT IS IN KEEPINGWITH THAT OF THE EXISTING BUILT FRONTAGE; AND

b) IS IN KEEPING IN TERMS OF ITS DETAILED SITING, SCALE ANDDESIGN WITH THE CHARACTER AND FORM OF THE SETTLEMENT;AND

c) COMPLIES WITH POLICY ENV 3 / ENV 4 AND WOULD NOTSIGNIFICANTLY DETRACT FROM THE APPEARANCE OF THE GREENBELT OR COUNTRYSIDE POLICY AREA (FOR EXAMPLE BY THEINTRODUCTION OR EXTENSION OF URBAN CHARACTERISTICS INTOTHE AREA OR BY REMOVING TREES OR OBSTRUCTING IMPORTANTVIEWS); AND

d) WOULD PROVIDE FOR AN ACCEPTABLE LEVEL OF RESIDENTIALAMENITY.

5.51 There is a general presumptionagainst residential development in theGreen Belt and such development willnot normally be permitted in theCountryside Policy Area. Howeverwithin the smaller villages and hamletsof the Borough which have beenwashed over by, rather than insetwithin, the Green Belt or CountrysidePolicy Area, limited residentialdevelopment may be acceptableprovided it is confined to infilldevelopment (as defined by thisPolicy) on sites physically containedby existing development within the

framework of the settlement. Allvillages apart from tiny and/or illdefined hamlets are inset within theGreen Belt or Countryside Policy Areaand opportunities for residentialinfilling beyond them will therefore bevery few. Within the Green Belt onlyGreen Lane, Scawthorpe will besuitable for infilling.

5.52 To constitute a substantial builtfrontage there must generally be atleast three existing dwellings(excluding any covered by agriculturaloccupancy conditions) on each side of

the gap and arranged so as to precludethe possibility of other new dwellingsbeing built between them. Agriculturalbuildings will not be regarded ascontributing to a built frontage. It isimportant that any development whichdoes take place is sympathetic to itsrural location and would not give riseto an unacceptable level of residentialamenity for the occupiers of theproposed dwelling, for example, byvirtue of its proximity to a workingfarm.

Depending upon the particularcircumstances the use of a site may berestricted to the holiday season tominimise visual intrusion and preventcaravans being used for residentialpurposes.

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ENV 10WITHIN THE GREEN BELT OR COUNTRYSIDE POLICY AREA THECONVERSION OF EXISTING BUILDINGS TO OTHER USES APPROPRIATETO THE RURAL AREA WILL BE PERMITTED PROVIDED:

a) THE BUILDINGS ARE OF PERMANENT AND SUBSTANTIALCONSTRUCTION, AND ARE CAPABLE OF CONVERSION WITHOUTMAJOR OR COMPLETE RECONSTRUCTION; AND

b) THE FORM, BULK AND GENERAL DESIGN OF THE BUILDINGS AREIN KEEPING WITH THEIR SURROUNDINGS AND THE PROPOSALRESPECTS THE LOCAL BUILDING STYLE AND MATERIALS; AND

c) THAT IN THE CASE OF LISTED BUILDINGS OF SPECIALARCHITECTURAL OR HISTORIC INTEREST THE PROPOSEDDEVELOPMENT COMPLIES WITH POLICIES ENV32 AND ENV34 (INTHE CASE OF BUILDINGS OF LOCAL ARCHITECTURAL OR HISTORICINTEREST THE BOROUGH COUNCIL WILL, IN ACCORDANCE WITHPOLICY ENV33, ENCOURAGE THE RETENTION OF THOSE FEATURESWHICH CONTRIBUTE TO THE CHARACTER OF THE BUILDING); AND

d) THAT IN THE GREEN BELT THE PROPOSED DEVELOPMENT WOULDNOT HAVE A MATERIALLY GREATER IMPACT THAN THE PRESENTUSE ON THE OPENNESS OF THE GREEN BELT AND THE PURPOSESOF INCLUDING LAND IN IT; AND

e) THAT IN CONSERVATION AREAS THE PROPOSED DEVELOPMENTCOMPLIES WITH POLICY ENV25; AND

f) THAT IN AREAS OF SPECIAL LANDSCAPE VALUE THE PROPOSEDDEVELOPMENT COMPLIES WITH POLICY ENV17; AND

g) THE PROPOSED USE IS APPROPRIATE TO THE RURAL AREA ANDCONTRIBUTES TO THE DIVERSIFICATION OF THE RURAL AREA (ORWOULD NOT PREJUDICE THE DIVERSIFICATION OF THE RURALAREA) AND WOULD NOT PREJUDICE THE CONTINUED OPERATIONOF ADJOINING USES OR ITSELF BE ADVERSELY AFFECTED BYADJOINING USES OR CREATE OR AGGRAVATE HIGHWAY, PUBLICSERVICE OR AMENITY PROBLEMS; AND

h) THE BUILDING IS CAPABLE OF CONVERSION TO THE PROPOSEDUSE WITHOUT THE NEED FOR SIGNIFICANT EXTENSION TO THEEXISTING STRUCTURE AND HAS SUFFICIENT LAND ATTACHED TOPROVIDE FOR FUNCTIONAL NEEDS (INCLUDING OFF STREET CARPARKING AND, IN THE CASE OF DWELLINGS, GARDEN SPACE) WHICHCAN BE PROVIDED WITHOUT ADVERSELY AFFECTING THECHARACTER OF THE SURROUNDING LANDSCAPE; AND

i) THE BUILDING HAS BEEN USED FOR A SIGNIFICANT PERIOD OFTIME FOR THE USE FOR WHICH IT WAS BUILT; AND

j) THE PROPOSED DEVELOPMENT COMPLIES WITH OTHER RELEVANTPOLICIES OF THE UDP NOTABLY THAT RELATING TO THEPROTECTION OF PROTECTED SPECIES.

IN GRANTING PERMISSION THE BOROUGH COUNCIL WILL, WHEREAPPROPRIATE, REMOVE PERMITTED DEVELOPMENT RIGHTS AND/ORAPPLY OTHER CONDITIONS IN ORDER TO ACHIEVE: CONTROL OVERASSOCIATED USE OF LAND SURROUNDING THE BUILDING; CONTROLOVER FUTURE EXTENSIONS TO THE BUILDING; REMOVAL OFASSOCIATED OR ATTACHED UNATTRACTIVE BUILDINGS;IMPROVEMENTS TO THE EXTERNAL APPEARANCE OF THE SUBJECTBUILDING AND/OR LANDSCAPING; IMPLEMENTATION OF PROPOSALSWITHIN AN AGREED TIMESCALE; AND CONTROL OVER THEREPLACEMENT OF OLD FARM BUILDINGS BY NEW ONES.

Conversion of Rural Buildings

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5.53 Many rural buildings are nolonger required for their originalpurpose (the result of changingagricultural practices for example) andso provide important opportunities forrural diversification through reuse fornew commercial, industrial orrecreational/tourism uses. Many ofthese buildings make a positivecontribution to their local environmentand are an accepted part of thelandscape or village scene; a smallnumber are Listed Buildings.Conversion to other uses is often themost effective way of retaining thesebuildings

5.54 Within urban areas andsettlements inset within the Green Beltor Countryside Policy Area the contextfor the conversion of buildings to otheruses is provided by a variety ofpolicies. However within the GreenBelt and Countryside Policy Area(including settlements washed over bythese designations) there is a need toexercise special control to ensure thatthe amenity of the countryside is notadversely affected and that PoliciesENV 3 and ENV 4 are not undermined.

5.55 Not all proposals for conversionwill be acceptable. In many cases thebuilding will be unsuitable for theproposed conversion; in other casesthe nature and extent of the proposeduse will be inappropriate. All generaltests set down in this policy will needto be met in all cases; schemes canoften be amended and/or controlledthrough conditions in order to makethem acceptable. It is extremelyimportant that where relevant, otherpolicies of the UDP are also satisfied,e.g. in the case of Listed Buildings,Conservation Areas, Areas of SpecialLandscape Value, etc. In the GreenBelt it is important that the proposaldoes not prejudice the openness of theGreen Belt and strict control will benecessary over the extension of reusedbuildings and over any associated usesof land surrounding the building whichmight conflict with the openness of theGreen Belt and the purposes ofincluding land in it (e.g. because theyinvolve extensive external storage, orextensive hardstanding, car parking,boundary walling or fencing).

5.56 There is now a wide range ofcommercial and light industrial useswhich can be successfully located inrural areas with resulting benefits tothe local economy in terms of

diversification and employment.Employment re-use of rural buildingswhich satisfies this policy willgenerally be encouraged. Conversionto recreation, community and tourismuses can also help bring new life andactivity to rural communities as wellas benefiting visitors (for examplethrough the provision of holidayaccommodation). Within the contextof this Policy the Borough Council willtherefore look more favourably uponproposals to convert to these types ofuse than on proposals for residentialconversion which usually makeminimal contribution to the ruraleconomy, involve more substantialconversion works, and often result inthe introduction of unacceptable urbancharacteristics into the rural landscapethrough for example the creation of aresidential curtilage around the newlyconverted building. Furthermore,allowing residential conversions canlead to adverse effects on the ruraleconomy; the need to accommodatelocal commerce and industry and thesuitability of a building for such usesmay well be material considerations indeciding applications for residentialconversions.

5.57 The Borough Council will seekto ensure that permitted developmentrights are not abused. Planningpermission will not normally begranted for reuse within four years ofthe substantial completion ofagricultural buildings erected underthe General Development Order.When granting permission for reusethe Borough Council may (whereconcerned that a proliferation of farmbuildings could have of seriouslydetrimental effect on the landscape)

attach a condition withdrawingpermitted development rights for newfarm buildings in respect of thatparticular agricultural unit or holdingin order to control the replacement ofold farm buildings by new ones.

5.58 The Borough Council will alsoneed to consider very carefully howthe proposed use might develop overtime. Conversion to an industrial orcommercial use for example may leadto pressure to extend the building inthe future. Applicants should be awarethat the circumstances under whichthis may be acceptable will be strictlycontrolled (see Policy ENV 11).Conversion to residential use may alsolead to pressure for extensions. PolicyENV 14 would apply. Moreproblematical however are the variousurban characteristics associated withresidential conversions such asgardens, garages, sheds, green houses,washing lines, play equipment and soon which can quickly harm theinformal rural character of atraditional farm building and itscurtilage. Developments withoutadequate amenity areas may also leadto problems of amenity or trespasswith regard to adjoining agriculturaluses; future extensions of privategardens will be strictly controlled. Ingranting permission the BoroughCouncil will consider the removal ofpermitted development rights in orderthat such developments can becarefully controlled.

5.59 The Borough Council hasproduced supplementary planningguidance on conversions andalterations to farm buildings (initiallyfor listed buildings).

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ENV 11WITHIN THE COUNTRYSIDE POLICY AREA SMALL SCALE EXTENSIONOR EXPANSION OF AN EXISTING SOURCE OF EMPLOYMENT MAY BEPERMITTED PROVIDED IT COMPLIES WITH POLICY ENV4 ;AND THE ENTERPRISE IS SMALL SCALE; AND THE EXTENSION IS ESSENTIALTO THE CONTINUANCE OF THE BUSINESS; AND IT WOULD BEUNNECESSARY OR UNREASONABLE TO EXPECT THE BUSINESS TORELOCATE TO AN URBAN AREA; OR

THE ENTERPRISE IS SMALL SCALE, APPROPRIATE TO THE RURAL AREAAND CONTRIBUTES TO THE DIVERSIFICATION OF THE RURAL ECONOMYAND THE PROPOSAL CONSTITUTES SENSITIVE EXTENSION, INFILLINGOR ROUNDING OFF WITHIN AN EXISTING SETTLEMENT ORCOLLECTION OF BUILDINGS.

IN THE CASE OF LARGER SCALE SOURCES OF EMPLOYMENT THEPROPOSED EXTENSION IS OF APPROPRIATE SCALE; IS COMPATIBLEWITH THE CHARACTER OF ITS SURROUNDINGS IN TERMS OF LANDUSE, DESIGN AND MATERIALS AND WILL NOT RESULT IN LOSS OFAMENITY OR IN HIGHWAY PROBLEMS THROUGH TRAFFIC GENERATIONAND/OR CAR PARKING.

Industrial / Commercial Development

5.60 In accordance with Policy GEN5the Borough Council wishes topromote the growth and diversificationof the rural economy in ways thatmaintain or enhance the character ofthe countryside. The distribution oflarger settlements (including collieryand former colliery settlements) acrossrural parts of the Borough and theprovision of a wide range ofemployment opportunities within themmakes an important contribution to thediversification of the rural economy.All villages apart from tiny and/or illdefined hamlets are also inset withinthe Green Belt or Countryside PolicyArea and development for newbusinesses here will be permitted andindeed encouraged (subject to theResidential Policy Area Policy).Policy ENV10 allows for theconversion of existing buildingsthereby providing for a variety ofopportunities for the creation of newbusinesses appropriate to the rural areain the smaller settlements and otherbuildings washed over by the GreenBelt or Countryside Policy Area. Newsources of employment will thereforebe encouraged to take advantage ofthese various opportunities; in theinterests of protecting the countrysidenew build will not normally bepermitted. However, where a smallscale business which contributes torural diversification is already

established, for example, in an insetvillage or in a converted building andsensitive small scale expansion intothe Countryside Policy Area isproposed then this may be permittedprovided the development complieswith the caveats of this Policy andPolicy ENV4 . Small scale expansionof other established sources ofemployment which would normallybe expected to be located in urbanareas may also be permitted where theBorough Council is satisfied as to theneed for the development and that thepossibility of relocation to anappropriate urban location has beenproperly considered.

5.61 Larger scale sources ofemployment can provide valuableemployment opportunities within ruralareas and being generally wellestablished are usually not appropriatefor re-location. Nevertheless the visualimpact of extensions, open storage, carparking and so on can potentially havea significant adverse impact on therural environment, whilst the nature,scale and intensity of the developmentcan impact on amenity through trafficgeneration and/or other noise anddisturbance. It is important thereforethat proposed extensions areappropriate having regard to thecriteria set down in this Policy andPolicy ENV4. Where appropriate,

permissions in respect of newextensions will be tied to requirementsfor landscaping and otherenhancements to the original land andbuildings.

5.62 Industrial development inconnection with agriculture or mineralextraction which cannot operate in theurban area is acceptable in principlesubject to Policy ENV 3 / ENV 4 (asappropriate) and other relevantpolicies.

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ENV 12WITHIN THE COUNTRYSIDE POLICY AREA NEW RETAILDEVELOPMENTS WILL NOT BE PERMITTED EXCEPT WHERE THEDEVELOPMENT FALLS WITHIN ONE OF THE FOLLOWING CATEGORIES:

a) RE-USE OF A RURAL BUILDING SUBJECT TO COMPLIANCE WITHPOLICY ENV 10.

b) FARM SHOPS SELLING FRESH AGRICULTURAL AND OTHER RURAPRODUCE AND WHERE THE RETAIL DEVELOPMENT IS MINORIN SCALE AND ANCILLARY TO THE FARM USE.

c) NURSERY GARDENS WHERE THE MAIN PRODUCE/PRODUCTSOFFERED FOR SALE HAVE BEEN PRODUCED ON THE SITE ANDTHE RETAIL ELEMENT IS MINOR IN SCALE AND ANCILLARY TOTHAT OF A NURSERY GARDEN.

d) OTHER FORMS OF RETAILING WHICH ARE MINOR IN SCALE ANDCLEARLY ANCILLARY TO THE EXISTING LANDUSE.

WHERE PLANNING PERMISSION IS REQUIRED EACH PROPOSAL WILLBE CONSIDERED ON ITS MERITS AND AGAINST ALL THE RELEVANTPOLICIES OF THE UDP INCLUDING POLICY ENV 4.

Retail Development

5.63 Retail development will notnormally permitted in the CountrysidePolicy Area. This Policy lists thelimited types of retail development

which may be acceptable in principle.Proposals within these categories willstill of course need to satisfy PolicyENV 4 together with any other

relevant policies and materialconsiderations.

Replacement Dwellings

ENV13WITHIN THE GREEN BELT OR COUNTRYSIDE POLICY AREA THEREPLACEMENT OF AN EXISTING AUTHORISED HABITABLE DWELLINGOF PERMANENT CONSTRUCTION WILL ONLY BE PERMITTED WHERETHE PROPOSAL COMPLIES WITH POLICY ENV 3 OR ENV 4 (ASAPPROPRIATE ) AND WOULD NOT:

a) HAVE A VISUAL IMPACT, EITHER OF ITSELF OR THROUGHASSOCIATED ACCESS AND SERVICING REQUIREMENTS,PREJUDICIAL TO THE CHARACTER OR AMENITY OF THECOUNTRYSIDE; OR

b) SEEK TO PERPETUATE A USE OF LAND WHICH WOULD SERIOUSLYCONFLICT WITH GREEN BELT/COUNTRYSIDE POLICY AREAPOLICIES; OR

c) INVOLVE REPLACING A DWELLING WHICH IS CAPABLE OFREHABILITATION, ADAPTATION OR EXTENSION; OR

d) SIGNIFICANTLY EXCEED THE SIZE OF THE ORIGINAL DWELLING

5.64 Applications proposing thereplacement of existing habitabledwellings of permanent constructionin the countryside will, if they canmeet the requirements of this policy,be considered on their individualmerits.

5.65 This policy is intended to ensure

that replacement dwellings in thecountryside are allowed only whereabsolutely necessary and that any newdwelling is of an appropriate designand scale. Its siting should have regardfor the existing layout, character andamenity of the site and surroundingsand its design should reflect the style,scale and character of the local

architecture. The size of the dwellingshould not exceed more than 20% ofthe volume of the original dwelling(over and above the normal permitteddevelopment rights). Considerationsother than those specifically referredto will on occasion need to be takeninto account depending on individualsite characteristics, for example, the

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means of access to the new dwellingand any architectural and/or historicinterest of the existing dwelling.

5.66 Where planning permission isgranted for a replacement dwelling itwill, where applicable, normally be a

condition of the permission that theoriginal dwelling is demolishedimmediately following completion/occupation of the new dwelling.Consideration will also be given to theneed for a Section 106 Agreement tothis effect. The replacement dwelling

will have a defined residentialcurtilage within which permitteddevelopment rights will, whereappropriate, be removed by a planningcondition.

Extensions And Alterations To Dwellings

ENV 14WITHIN THE GREEN BELT OR COUNTRYSIDE POLICY AREAALTERATIONS TO EXISTING AUTHORISED HABITABLE DWELLINGS OFPERMAMENT CONSTRUCTION WILL NORMALLY ONLY BE PERMITTEDWHERE THE PROPOSAL COMPLIES WITH POLICY ENV 3 OR ENV 4 (ASAPPROPRIATE) AND WOULD NOT:

a) HAVE A VISUAL IMPACT PREJUDICIAL TO THE CHARACTER OF THEBUILDING OR THE AMENITY OF THE COUNTRYSIDE; OR

b) SIGNIFICANTLY INCREASE THE SIZE OF THE EXISTING DWELLING

5.67 In considering the extension ofexisting dwellings within thecountryside the Borough Council willseek to maintain the character, scale,and proportions of the existingdwelling. Extensions should notexceed more than 20% of the volumeof the original dwelling (over andabove the normal permitteddevelopment rights)unless there areoverriding and exceptional conditionsfor instance where the extensionprovides basic facilities such as abathroom or kitchen where these wereoriginally lacking. In the case ofgenuine agricultural dwellings the

need for additional space for farmoffice/reception requirements will alsobe taken into account. Permission willnot be given for any extension whichby itself or together with any existingbuilding would create a dwellingwhich would be readily capable ofconversion into more than onedwelling or which would facilitate thefuture formation of a separateresidential curtilage.

5.68 It is accepted, notwithstandingPolicies ENV 3 / ENV 4 and ENV 5that existing dwellings in thecountryside will remain although not

in their original agriculturaloccupation and that there will be adesire for modernisation orimprovement. Modest agriculturaldwellings of vernacular design andmaterials are part of the character ofthe countryside and it is consideredthat radical alteration in appearanceand scale would detract from theircharacter. The policy is intended toensure that this does not happen. Theextended dwelling will have a definedresidential curtilage within which anyremaining permitted developmentrights will, where appropriate, beremoved by a planning condition.

Development on the Urban Edge

ENV 15DEVELOPMENT PROPOSALS ON THE URBAN EDGE, THAT IS ADJACENTTO THE GREEN BELT OR COUNTRYSIDE POLICY AREA, WILL BEEXPECTED TO HAVE REGARD TO THEIR VISUAL IMPACT ON THECOUNTRYSIDE. THE BOROUGH COUNCIL WILL EXPECT A HIGHSTANDARD OF LANDSCAPING AND CAREFUL ATTENTION TO DETAILEDSITING, SCALE, MATERIALS AND DESIGN. PROPOSALS WHICH ARELIKELY TO RESULT IN A RAW AND URBAN APPEARANCE WILL NOT BEPERMITTED.

5.69 Many, though by no means all,of the new development sites allocatedin the UDP are, inevitably situated onthe edge of settlements, that is,adjoining the Green Belt orCountryside Policy Area. Special

attention needs to be paid therefore tothe design, and particularly thelandscape aspects, of the developmentin order to protect the visual amenityof the countryside. It will be expectedthat significant development sites will

have a landscaped edge, heavilyplanted with trees, to help reduce thevisual impact of the new developmenton the countryside.

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5.70 Policy SENV 1, and its attendantPart II Policies, deal with the impacton the countryside of agriculturaldevelopment and proposals resultingfrom rural diversification andsurpluses in some kinds of agriculturalproduction. Policies SENV 2 and ENV16 are primarily concerned with theimpact of development and the processof diversification, on agriculture.

5.71 The combination of fertile land,and a local climate particularlyfavourable to agriculture, facilitateshigh yields in much of the Boroughand suggests that the vast majority ofthe Borough’s farmland will continuein productive agricultural use. Aviable and healthy agriculturalindustry is, and is likely to remaintherefore, a major contributor to theBorough’s economy and an essentialelement in maintaining the characterof the countryside.

5.72National policy towardsagricultural land has changed in recentyears in response to agriculturalsurpluses and European Unionguidelines. There is now less emphasison the protection of all agriculturalland for farming and encouragementis to be given to fostering growth anddiversification of the rural economy.In this context and given the Doncasterperspective, as set out above, theprotection of the best and mostversatile agricultural land assumes aparticular importance.

PROTECTING THE AGRICULTURAL RESOURCE

SENV 2THE BEST AND MOST VERSATILE AGRICULTURAL LAND WILL BEPROTECTED. RURAL DIVERSIFICATION WILL BE ENCOURAGEDPROVIDED IT IS COMPATIBLE WITH THE INTERESTS OFAGRICULTURE AND CONSERVATION OF THE BUILT AND NATURALENVIRONMENT.

5.73 As far as it is able the BoroughCouncil will support the continuedviability of agriculture in the Borough.The various proposals in the UDP havehad regard to agricultural interests; inconsidering applications for

development on agricultural land theBorough Council will seek to balancethe interests of agriculture with thebenefits of diversification andconservation objectives.

Development Involving Agricultural Land

ENV 16PROPOSALS FOR THE DEVELOPMENT OR CHANGE OF USE OFAGRICULTURAL LAND WILL ONLY BE PERMITTED IN EXCEPTIONALCIRCUMSTANCES WHERE THIS WOULD;

a) RESULT IN THE IRREVERSIBLE LOSS OF SIGNIFICANT AREAS OFAGRICULTURAL LAND CLASSIFIED BY THE MINISTRY OFAGRICULTURE, FISHERIES AND FOOD AS GRADES 1,2 OR 3A; OR

b) ADVERSELY AFFECT THE VIABILITY OF A FARM HOLDING; OR

c) ADVERSELY AFFECT AGRICULTURAL ACTIVITIES ON AN ADJOININGFARM HOLDING.

AGRICULTURE IN DONCASTER

Agriculture is the major land use in the Borough, accountingfor approximately 67% of the Borough’s total land area, coveringa greater extent infact than in any other Metropolitan Authority.The quality of this land is also notably high, better for instancethan that of the other South Yorkshire Districts with most beinggrade 2 or 3 in the Ministry of Agriculture, Fisheries and Food(MAFF)’s agricultural land classification system. The grade 2land lies mainly in a north-south belt in the west of the Boroughon the magnesian limestone formation and incidentally providessome of the most attractive scenery in South Yorkshire. Muchof the land in the east of the Borough is grade 3 but there arealso significant areas of grade 2 and 4.Agriculture is and is likely to continue to be a major contributorto the Borough’s economy. Diversification has been very modestwith little take -up of grant aided schemes such as the farmwoodland scheme and very little set aside. National trendstowards small hobby farms and, in contrast, large 1,000 ha +agri-businesses are apparent in the Borough but to a morelimited extent than elsewhere, Doncaster is notable for retaininga high proportion of single farmers on small traditional farms.

KeyFact

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5.74 Agricultural land of Grades 1, 2and 3a (MAFF Agricultural LandClassification system) has a specialimportance and should not be builton unless there is no other site suitablefor the particular purpose. PlanningPolicy Guidance Note PPG7 states“This is the best and most versatileland, and is a national resource for thefuture .... considerable weight shouldbe given to protecting such landagainst development ....”

5.75 The Borough Council willcontinue to consult with regionalrepresentatives from MAFF indetermining land quality in relation todevelopment proposals together withthe likely impact on agricultural

productivity and management. Theloss of part of a holding can haveimportant implications for theremainder. The effect of severance andfragmentation upon the farm and itsstructure will be taken into account.

5.76 There will occasionally beinstances where development ispermitted on land in grades 1, 2 and3a, where the land take is notsignificant or where the developmentis necessary (for example in thenational interest) and it is not possibleto use land of a lower quality.Proposals for golf courses and otherdevelopments involving large landtakes will however be directed towardslower grade agricultural land. Because

golf courses are rarely returned toagriculture, and then not without asubsequent reduction in theagricultural quality of the land, theBorough Council will not regard themas reversible forms of developmentunless MAFF indicate that they aresatisfied that a particular site can berestored without loss of agriculturalland quality.

5.77 Planning applications forfarmland sites will normally beexpected to be submitted with astatement setting out in full the effectof the proposed development on farmstructure and viability.

CONSERVING THE LANDSCAPE

SENV 3THE ENVIRONMENTAL AND LANDSCAPE QUALITY OF THECOUNTRYSIDE WILL BE PROTECTED AND, WHEREVER POSSIBLE,ENHANCED. ADDITIONAL PROTECTION WILL BE AFFORDED TOAREAS OF SPECIAL LANDSCAPE VALUE. PRIORITY FOR LANDSCAPEIMPROVEMENT WILL BE GIVEN TO THE URBAN EDGES OFSETTLEMENTS.

5.78 Green Belt and CountrysidePolicy Area designations give ageneral incidental level of protectionto the landscape and the variouscontrol policies include a landscapeperspective. Policies SENV 3 andENV 17 - ENV 20 are specificallyconcerned however with landscapeprotection and enhancement.

5.79 As in much of the rest of the

country, the impact of modernagricultural practices, mineralextraction, motorways, urbandevelopment and local building hashad a profound effect on the landscapeof the Borough with extensive loss ofhedgerows, broadleaf woodlands,open ditches, ponds, stone walls,grassland and other importantlandscape features. On the other handthe Borough has retained extensive

tracts of very attractive, relativelyunspoilt countryside which are worthyof the highest level of protection whilstthe opportunities for creating newattractive landscapes on formermineral workings, degraded urbanfringe areas and prairie likeagricultural landscapes are extremelyimportant.

Areas of Special Landscape Value

ENV 17WITHIN AREAS OF SPECIAL LANDSCAPE VALUE, AS DEFINED ON THEPROPOSALS MAP, PROTECTION AND ENHANCEMENT OF THELANDSCAPE WILL BE THE OVERRIDING FACTOR IN CONSIDERINGPROPOSALS FOR DEVELOPMENT. SUCH DEVELOPMENT AS ISACCEPTABLE WILL ONLY BE PERMITTED WHERE IT WOULD NOTDETRACT FROM THE VISUAL CHARACTER OF THE AREA AND WHERETHE HIGHEST STANDARDS OF DESIGN AND LANDSCAPING AREEMPLOYED.

5.80 The best and most typicalremaining areas of high qualitylandscape in the Borough are worthyof special protection. It is consideredthat a specific policy with anoverriding emphasis on developmentquality is necessary to protect andenhance the intrinsic character of these

areas. The South Yorkshire StructurePlan identified the county’s mostvaluable landscapes on the basis of i)Areas of Great Landscape Valuecontained in the West Riding CountyDevelopment Plan and ii) the CountyEnvironment Study, an objectivepotential surface analysis study which

produced scores for differentlandscapes across the whole countyincluding the Peak District NationalPark. Within Doncaster Borough twoareas of county landscape value wereidentified:

(I) A wide, very interesting and

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diverse area of magnesian limestonescenery between Hampole, Clayton,Hickleton, High Melton, Cadeby,Sprotbrough, Marr and Pickburn. Thisis a mixed farming area with manywoodlands, hedgerow trees, largecountry estates, halls with historicparks and gardens, traditional hilltopvillages and excellent panoramicviews.

network of ancient hedgerows andassociated trees, green lanes, shallowdykes and other drainage features andassociated aquatic habitats. The areais very sensitive to development andto works not requiring planningpermission, such as drainage schemesand intensification of agriculturalpractices. The Borough Council willwork on as many fronts as necessaryto try and ensure the conservation ofthis area - see Policy ENV24.

(IV) Sprotbrough Gorge, a narrowcleft in the magnesian limestonewithin the Don Valley providing anextremely interesting area composedof wooded valley sides generallyundisturbed by development andforming an important and attractivefocal point for visitors.

(V) Owston/Burghwallis, a farminglandscape bisected by big treeplantations and woodlands of greatquality providing enclosure andinterest along the roadsides of mainrouteways. There are features in thelandscape of monastic interest andwith the historic park landscape atOwston Hall the area has strongassociations with the landscaperRepton. The area includes the ridge ofwooded arable land aroundCampsmount and Barnsdale woodwith its uninterrupted views across toOwston.

(VI) Clifton/Micklebring/Braithwell,an open undulating area of countrysidestraggling both the limestone and coalmeasures and incorporating the scarpslope of the magnesian limestone. Thearea includes Clifton Beacon, the

highest point in the Borough at 467feet which is noted for its extensiveviews. The area contributesenormously to the environment of theM18 transport corridor and is linkedto surrounding countryside inRotherham Borough notably Firsbyponds and Thrybergh Country Park. Ittherefore provides an important andattractive green wedge between thetwo urban areas.

(VII) Thorne Moors, a large scale,open, flat, landscape characterised byextensive peat extraction. Thislandscape forms part of the onceinundated Humberhead levels, an areaadapted to flooding until artificialdrainage was introduced from 1626.

The horizon is often fringed withscrubby birch and willow woodland.The sky forms a significant proportionof views together with long viewstowards Thorne Pit, and other intrusiveelements. This area represents the bestexample of the peat moorlands withinthe Borough and is a fine example ofnationally rare landscape charactertype. The area is also a natureconservation site of internationalimportance.

5.83 These seven areas are consideredto be Doncaster’s most outstandingareas of high quality landscape. Thispolicy is intended to ensure that onlyquality development will be allowedhere in order to conserve theirlandscape value and to highlight theneed for work on many fronts toprotect and enhance those valuablefeatures which contribute to theseareas.

(II) A small area located to the southwest of Tickhill extending into theBorough of Rotherham. This is anunspoiled and traditional Englishgently undulating landscape and hasfeatures associated with the limestoneparkland landscape nearby at RocheAbbey.

5.81 The detailed boundaries of thesesareas were first established in theMexborough-Conisbrough andAdwick-Bentley Sprotbrough LocalPlans and Southern Rural Area InterimPlanning Policy Statement; they arecarried forward into the UDP and areshown on the Proposals Map.

5.82 The UDP provides theopportunity to assess Doncaster’slandscapes on a Borough wide basisand a further five areas of SpecialLandscape Value aredesignated:

(III) In the north of the Borough atraditional and uniquely pastoralfarming area bounded by the riversWent and Don, a remnant of a onceextensive area of poorly drainedlowland in Yorkshire and Humbersideknown as the Humberhead Levels.This is widely acknowledged as anextremely important area in terms ofwildlife and landscape with its wildflower-rich hay meadows, intricate

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ENV 18THE BOROUGH COUNCIL WILL PROMOTE THE CONSERVATION ANDENHANCEMENT OF THE BOROUGH’S LANDSCAPE AND SEEK TOMAINTAIN LOCAL VARIATIONS IN THAT LANDSCAPE. WHEREVERPOSSIBLE, WOODLANDS, GRASSLANDS, WETLANDS AND OTHERHABITATS OF LANDSCAPE IMPORTANCE, TOGETHER WITH VALUABLEEXISTING LANDSCAPE FEATURES SUCH AS HEDGEROWS, TREES,COPSES, PONDS, WATERCOURSES, HISTORICAL SITES, ESTATEFEATURES, ENCLOSURE LANDSCAPES, STONE WALLS AND OTHERBUILT HERITAGE FEATURES WILL BE PROTECTED AND ENHANCED.

DONCASTER’S LANDSCAPEThe landscape character and quality of Doncaster’s countryside varies considerably. To the west andsouth lies the attractive belt of magnisian limestone country bisected by the Don the Went Gorges, wellwooded and mostly intensively farmed. To the east is the Bunter sandstone, less hilly and agin quiteextensively farmed. A much larger and generally flat landscape, cirss-crossed by drainage ditches andwith extensive peat moors lies to the north-east.Many organisations and statutory undertakers implement projects within the countryside which havea major impact on the Borough’s landscape. Where possible the Borough Council seeks to work withthese organisations to develop sympathetic landscape proposals. Within much of Doncaster, the statutoryundertakers which have the greatest impact are the Environment Agency (EA) and the Internal DrainageBoards (IBD’S). As a large part of the Borough is at, or just above, sea level, the pumped drainagesystem is in need of constant management. Furthermore, the continuing pressure for agriculturalintensification also means that the IDBs regularly upgrade either the drians themselves and / or thepumping systems. The landscape of much of east of the Borough is therefore heavily interrelated to thedrianage system and joint workin with the EA and IDBs is very important.The Report ‘Landscape Assessment of Doncaster Borough for Doncaster Metropolitan Borough Council’(1994) provides a landscape assessment of the Borough, a full justification for the designation of theAreas of Special Landscape Value; brief management objectives for the different landscape areas; anddefinition, description, and analysis of the seven distinct landscape character types, in the Borough i.e.: -1) Coalfield Farmlands, 2) Limestone Plateau, 3) Settled Clay Farmlands, 4) Peat Moorlands, 5) RiverValley Carrlands; 6) Limestone River Valleys, and 7) Sandlands Heaths and Farmland.

KeyFact

Landscape Conservation

5.84 Most of the Borough’s landscapesare worthy of conservation and all arecapable of sympathetic improvement.The Borough contains a number ofdistinct landscape zones which displaysome homogeneity as the result ofunderlying geology and/or subsequentland management. Each is importantin its own right and in the contributionit makes to the overall variety of thelandscape picture of the Borough interms of visual amenity, habitatdiversity and potential foraccommodating different uses. TheBorough Council will have regard tothe landscape character and thelandscape treatment required for thatarea both in assessing proposals fordevelopment (features to be retained

and new landscaping requirements -See Policies ENV 59 and ENV 60) andin carrying out management andenhancement works, either alone or inconjunction with other organisationsand individuals.

5.85 The Borough Council has carriedout a number of improvements to theBorough’s landscape in recent yearsand will continue to do so using itsown resources and/or various sourcesof available grant aid such as theCountryside Commission. DerelictLand reclamation such as that in theDon and Dearne valleys can createdramatic landscape improvements inurban fringe landscapes; this is dealtwith under Policy SENV 7.

5.86 The Borough Council will alsowork to encourage and accommodatethe public’s obvious interest in, andconcern for the landscape of theBorough. This work is particularlyimportant in urban fringe situations.Firstly, advice and information can begiven to groups and individuals onpractical projects. This advice canrange from details of appropriatespecies of tree, to information on howto establish a Parish Map project or aVillage Appraisal. Secondly, thecommunity will be actively supportedin practical work either through thework of the Borough Council’sCountryside Unit or through specialprojects such as the ThorneRegeneration Project or the

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Greentown Project. These specialistprojects work most appropriately onthe urban fringe where the practicaland educative roles of the project areequally important. Finally, communityinterest can be stimulated through theeducational and interpretive work ofthe Borough Council.

Around 60% of people thought the Borough has pleasant views,the air is clean and there are plenty of trees and open spaces.


ENV 19THE BOROUGH COUNCIL WILL DEVELOP A LANDSCAPE STRATEGY TOPROVIDE A CO-ORDINATED APPROACH TO CONSERVING ANDENHANCING THE URBAN AND RURAL LANDSCAPE OF THE BOROUGH.

5.87 The Borough Council proposesto undertake a landscape assessmentof the Borough in order to describe andanalyse the character of the urban andrural landscape. Landscape assessmentguidance from the CountrysideCommission will be combined with anassessment of the developed areas ofthe Borough; areas offering potentialfor enhancement and diversificationwill be identified and prioritised. Thestrategy will provide the context forall those activities affecting thelandscape which the Borough Councilcan influence through use of its various

powers and resources and through itspartnerships / agreements withlandowners and others. The restorationof minerals and waste disposal sites forexample can offer potential for majorlandscape change; the landscapestrategy will inform decisions on thedetails of restoration schemes (seeminerals chapter). Similarly thelandscape strategy will provide thecontext for the landscape treatment ofsignificant development sites such aslarge housing sites, mixed useregeneration projects and golf coursesdevelopment.

5.88 The first phase of this landscapestrategy has now been completed andpublished. The report “LandscapeAssessment of Doncaster Borough”provides detailed justification for theAreas of Special Landscape Value (seePolicy ENV 17) and provides adescription and analysis of the wholeof Doncaster’s landscape based onseven Landscape Character Areastogether with brief managementobjectives.

Parks and Gardens of Special or Local Historic Interest

ENV 20WITHIN PARKS AND GARDENS OF SPECIAL OR LOCAL HISTORICINTEREST AS DEFINED ON THE PROPOSALS MAP NEWDEVELOPMENT, INCLUDING CHANGES OF USE OF EXISTING LANDAND BUILDINGS, WILL NOT BE PERMITTED IF IT WOULD DETRACTFROM THE CHARACTER OR APPEARANCE OF THE AREA BY VIRTUEOF ITS NATURE, SCALE OR APPEARANCE OR FOR EXAMPLE BY THEREMOVAL OF TREES OR OTHER IMPORTANT LANDSCAPE FEATURES.PROPOSALS IN PROXIMITY TO AND / OR VISIBLE FROM PARKS ANDGARDENS OF SPECIAL OR LOCAL HISTORIC INTEREST WILL NOT BEPERMITTED WHERE THE CHARACTER OF SUCH AREAS WOULD BEADVERSELY AFFECTED.

5.89 Under the National Heritage Act1983, English Heritage has compileda National Register of Parks andGardens of Special Historic Interest inEngland for the information of owners,local authorities and others to increaseawareness of the existence of these

areas and to encourage their protectionand conservation.

5.90 To date Cusworth, Brodsworthand Hickleton have been designatedbut there are many others in theBorough which are of importance.

The Borough Council has identifiedand defined 14 Parks and Gardens oflocal interest to which this Policy willalso be applied. Some of these maybe added to the Register in future. TheParks are listed at Appendix 5.1.

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ENV 21THE BOROUGH COUNCIL WILL SEEK TO PROTECT AND CONSERVEEXISTING TREES AND WOODLANDS THROUGH THE USE OF TREEPRESERVATION ORDERS, BY STEERING DEVELOPMENT AWAY FROMTREES AND WOODLANDS, BY AGREEMENTS WITH PRIVATELANDOWNERS AND THROUGH THE MANAGEMENT OF ITS OWNWOODLAND ESTATE FOR WHICH IT WILL PRODUCE AND IMPLEMENTMANAGEMENT PLANS FOR EACH OF ITS WOODLAND HOLDINGSDESIGNED TO MAXIMISE AND INTEGRATE THEIR NATURECONSERVATION, AMENITY, RECREATION AND ECONOMIC POTENTIAL.

Trees and Woodlands

ENV 22THE BOROUGH COUNCIL WILL PROMOTE AND ACTIVELY PURSUE THEPLANTING OF NEW WOODLANDS OF PREDOMINANTLY INDIGENOUSSPECIES THROUGH:

a) MAJOR PLANTING PROGRAMMES ON COUNCIL-OWNED LANDINCLUDING DERELICT LAND SITES.

b) ACTIVE SUPPORT FOR THE INITIATIVES OF PRIVATE LANDOWNERS,AMENITY/CONSERVATION GROUPS, PARISH / TOWN COUNCILS ANDOTHERS, PARTICULARLY IN AREAS WHICH IN TERMS OF LANDSCAPEAND AGRICULTURAL LANDQUALITY ARE MOST SUITED TOEXTENSIVE TREE PLANTING.

c) REQUIREMENTS FOR NEW WOODLAND PLANTING ANDSUBSEQUENT MANAGEMENT ATTACHED TO PLANNINGPERMISSIONS FOR SIGNIFICANT DEVELOPMENTS INCLUDINGLARGE HOUSING SITES, MIXED USE REGENERATION PROJECTS,GOLF COURSES AND OTHER DEVELOPMENTS INVOLVING LARGELAND TAKES.

d) RESTORATION SCHEMES INVOLVING WOODLAND PLANTING(WHERE APPROPRIATE) ON MINERALS, WASTE DISPOSAL ANDDERELICT LAND SITES.

ENV 23THE BOROUGH COUNCIL WILL SEEK TO INCREASE AND ENHANCETHE PUBLIC ACCESSIBILITY OF THE BOROUGH’S WOODLANDSTHROUGH:

a) MANAGING ITS OWN WOODLANDS FOR ENHANCED RECREATIONAND ACCESSIBILITY AND CLOSELY INVOLVING THE LOCALCOMMUNITY IN THE CONSERVATION AND ENHANCEMENT OFTHESE WOODLANDS.

b) BUYING PRIVATE WOODLANDS WHERE OPPORTUNITIES ANDRESOURCES ALLOW AND OPENING THEM UP FOR PUBLIC ACCESS.

c) PURSUING ACCESS, MAINTENANCE AND ENHANCEMENTAGREEMENTS WITH LANDOWNERS INCLUDING AGREEMENTS VIAPLANNING CONSENTS.

d) CONCENTRATING ITS OWN WOODLAND PLANTING CLOSE TOTOWNS AND VILLAGES IN AREAS DEFICIENT IN PUBLICLYACCESSIBLE WOODLANDS AND WHERE IT WOULD COMPLEMENTEXISTING RECREATION FACILITIES.

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5.91 Within the overall objectives oflandscape conservation andenhancement provided by Policy ENV18 the conservation of existing treesand woodland and the provision ofnew planting is particularly important.The once heavily wooded landscapeof the Doncaster Borough has, withinthe last century, become an area poorin terms of both the quantity andquality of its woodlands.Industrialisation and agriculturalintensification have denuded manyparts of the Borough of formerly richlyafforested landscapes and have led toa marked reduction in the number ofsmall woodlands and copses once socharacteristic of much of the Borough.

5.92 Trees and woodlands play a vitalrole in creating and maintainingattractive environments in urban areasand villages as well as in thecountryside. They have numerousinvaluable ecological, social andeconomic benefits providing importantwildlife habitats and recreationalareas, screening and absorbingdevelopments, enhancing areas ofdegraded land, and offeringopportunities for rural diversificationthrough timber production on formeragricultural land. Designated AncientWoodlands are also of archaeologicalimportance as they are woodlands thathave been managed by humans in thepast. Many local woodlands alsocontain sites of archaeological interest,of prehistoric or Roman-British dateand / or earthwork features relating totheir management in the medieval andpost-medieval periods. Anymanagement of these woodlandsshould therefore take account of thearchaeological remains they maycontain. Anyone proposing treeplanting is advised to check the Sitesand Monuments record first.

5.93 The Borough Council hasundertaken new tree planting on aconsiderable scale, particularly inareas where the environment neededupgrading and as part of specificenvironmental improvement schemesand it will continue to do so - See“Improving the Environment” Section.Grant aid is available to private landowners to plant new areas of woodlandnotably through the ForestryAuthority’s woodland Grant Schemeand MAFF’s Farm WoodlandPremium Scheme.

5.94 The Borough Council’s own

woodland holdings have becomeprogressively more extensive with awide variety of sites in town andcountry often acquired on anopportunistic basis in order tosafeguard areas for informal recreationand wildlife conservation. TheBorough Council now has over 70woodland sites covering 475 ha (1174acres) and is currently developing aWoodland Strategy (“Forests for theFuture”) which will provide a detailedassessment of the condition andmanagement requirements of each ofthe Borough Council’s woodlands. Amanagement plan for each will thenbe implemented which will seek tomaximise and integrate the amenity,nature conservation, recreation /access and commercial potential ofeach woodland.

5.95 From time to time ForestryEnterprise and private woodlandscome onto the open market for sale.Where resources allow the BoroughCouncil will consider the desirabilityand possibility of acquiring suchwoodlands so that they may be openedup for public access and made subjectto the Council’s managementprogramme.

5.96 The Borough Council has alsoagreed a strategy with the ForestryAuthority in respect of new grant-aided woodland planting. In additionto the Forestry Authority’s standardwoodland establishment grant acommunity woodland supplementgrant is available in respect of theplanting of publicly accessiblewoodland up to a ratio of one hectareof recreational woodland per 500residents. At present, only 0.68 ha ofaccessible woodland exists per 500head of population (most of which isin the ownership of the BoroughCouncil) and there therefore exists apotential for a further 195 ha of newcommunity woodland which can takeadvantage of the grant supplement.

5.97 Four key areas have been agreedas the basis for this strategy. Theseare:-

i) North Eastern Area : Askern,Adwick-Le-Street and Bentley.

ii) Don Valley Area : Conisbrough,Mexborough, Sprotbrough, Cadebyand High Melton.

iii) Hatfield Chase : Thorne,

Moorends, Stainforth, Hatfield,Dunsville.

iv) Eastern Doncaster : DoncasterCentral, Cantley, Bessacarr,Rossington, Armthorpe andEdenthorpe.

Within these areas private landownersas well as the Borough Council cantake advantage of the CommunityWoodland supplement to establishpublicly accessible woodland. Thekey areas have been determined byrelating population sizes to travelingdistances from the settlement edge.The Key Areas are considered to havegreat potential for CommunityWoodland development although otherareas within the Borough wouldbenefit greatly from local publiclyaccessible woodland. Towns such asBawtry, Tickhill, Rossington andEdlington would all benefit from theirown woodlands and it is intended thatthis Community Woodland Strategywill incorporate a level of flexibilityin order that woodland sites outside theKey Areas may be considered.

5.98 Doncaster ’s CommunityWoodland Strategy identifies the KeyAreas for increased woodlandrecreation or the development of newpublicly accessible woodlands.However, the Borough’s unique sizeand population distribution, with largecentres of population spread across theBorough, presents special problems indefining these Key Areas. Doncaster’spriorities, therefore, focus on areaswhere realistic and highly desirableopportunities for CommunityWoodlands are evident, but wherefurther resources are needed to realisethese opportunities. Priority has notbeen afforded through this mechanismto areas of the Borough where newdevelopment may be associated withwoodland planting but where theremay be alternative means of securingthe creation of such woodlands. Inapplying the Strategy, the Council will,however, accept the need to considereligibility for Community WoodlandSupplement outside the Key Areas incertain, special circumstances. Thesespecial circumstances will relate tounforeseen, which meet ‘gaps’ inwoodland recreation in a unique wayand where such opportunities wouldnot otherwise be realised.

5.99 In general terms the Councilwishes to encourage community

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involvement in the conservation andenhancement of many of its localwoodlands. All of the Council’sexisting woodlands are already opento public access and the same will betrue of any new areas of woodlandestablishment. The scope for newwoodlands within Doncaster Boroughis vast with over 250 ha of reclamationsites available for woodland after-use.If woodland establishment is to besuccessful then it is vital that the localcommunity are involved at all levelsof planning and establishment.

5.100 The scope for securing newwoodland planting as part of large newdevelopment sites and restorationschemes on minerals and wastedisposal sites is very significant inDoncaster and will be required as partof planning permissions whereverappropriate. The larger residentialallocations and mixed use regenerationprojects contained in the UDP will inparticular be required to providesignificant areas of new woodlandplanting. Policies IMR1 and IMR2also refer. New woodland can screenand break up new developments, assist

their successful assimilation into thelocal environment and at the same timesecure environmental and recreationbenefits to local communities. TheBorough Council’s landscape strategy(see Policy ENV 19) will provide thecontext for the detailed treatment ofindividual sites. It will also providethe context for assessing the suitabilityof new private woodland plantingschemes.

5.101 With regard to land in privateownership the Borough Council andits predecessor authorities havesecured the protection of manyimportant trees and woodlandsthroughout the Borough by means ofTree Preservation Orders (a full list ofthem can be inspected at the PlanningDirectorate) and will continue todeclare new orders particularly wheretrees are under threat. The protectionof trees and other vegetation ondevelopment sites and therequirements for new planting on suchsites are covered by Policies ENV 59and ENV 60.

5.102 The quality of private

woodlands is however largelydependent upon the landowners andthe effectiveness of their management.The Borough Council will whereappropriate therefore enter intomanagement agreements under section39 of the Wildlife and Countryside Act1981 and where possible throughagreements attached to planningpermissions to secure the future of theBorough’s woodlands and encourageprivate owners to enter intoManagement agreements with theForestry Authority via WoodlandGrant Scheme applications.

5.103 Tree Preservation Orders(TPOs) will be made where trees makean important contribution toenvironmental quality particularlywhere they are under threat. There willbe a presumption against works totrees subject to TPOs unless the worksare shown to be necessary in theinterests of good arboriculturalpractice. Permission will not normallybe given for development that woulddestroy or adversely affect treessubject to TPOs.

ENV 24THE BOROUGH COUNCIL WILL INVESTIGATE THE SETTING UP OF ACOUNTRYSIDE MANAGEMENT PROJECT, INITIALLY IN THE HATFIELDCHASE AREA.

Countryside Management

5.105 The establishment of the projectwill depend upon available resources.The area identified is bounded to thenorth, east and south -east by theBorough boundary and includes in thewest the settlements of Sykehouse,Fishlake, Stainforth, Hatfield,Dunscroft and Dunsville as well asThorne and Moorends and includesThorne and Hatfield Moors. It is ofacknowledged landscape and wildlifevalue with tremendous potential forinformal recreation and is under threatfrom proposed drainage schemes,intensification of agricultural practicesand sensitive to developmentgenerally. Depending upon thesuccess of this project, other projectsmay be established in other areas, forexample in the Don Valley.

5.104 Countryside Managementprovides a local countryside servicethrough the appointment of aCountryside Project Officer, whoworks “on the ground” resolving localconflicts of interest and pursuing arange of countryside objectives inrelation to landscape and wildlifeconservation, education/interpretationand improvements to access andinformal recreation. It is envisagedthat the project will elicit the help ofland owners, volunteer groups andorganisations such as the YorkshireWildlife Trust, the local communityand national organisations such as theCountryside Commission, generate anumber of small scale improvementand conservation projects and raisegeneral awareness of the area.

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TREE PRESERVATION ORDERSA Tree Preservation order in general makes it an offence to top, lop or fell a tree without the Council’spermission and enables the District Planning Authority to ensure that a suitable replacement tree isplanted where necessary. Fines up to £20,000 can be levied for ignoring this protection, includingreplacement planting. Anyone wishing to fell or lop a protected tree needs the prior consent of the Council.It is therefore, always best to check whether or not a tree is protected before undertaking any work.Trees are protected by means of a Tree Preservation Order on amenity grounds whether they aresituaterd in urban or rural areas, and ideally need to be visible to a large number of people. Orders arenot placed on trees which are considered to be dead, dying or in a dangerous condition.Hedgerows cannot normally be protected by such orders under present legislation, however, trees situatedwithin hedgerows can be given separate statutory protection.Trees in Conservation Areas must not be topped, lopped or felled without giving the District PlanningAuthority six weeks notice in writing before the work is carried out. There are exceptions to the abovefacts and, on enquiry, owners will be advised accordingly.Similar penalties are in force to those for contraventions of a Tree Preservation Order, includinfgreplacement planting requirements.

HEDGEROWSMany hedgerows are now protected under The Hedgerows Regulations 1997 (section 97 of theEnvironment Act 1995).The new regulations make provision for the protection of hedgerows which are 20 metres or more inlength which have existed for 30 years or more. However, certain criteria must be met to classify thehedgerow as important. Such criteria includes: hedgerows which form the boundary of an historic parishor township, being an integral part of a field system pre - dating the Enclosures Acts and containingimportant flora and fauna.Under the new legislation the Planning Authority must be notified in writing via (a Hedgerow RemovalNotice) before a hedgerow is removed. The Planning Authority then has 42 days to consider the application.If the authority decides to serve a Hedgerow Retention Notice, the hedgerow cannot be removed. Theapplicant has a right of appeal witbin 28 days. Should a hedgerown be removed without consent, theoffender may be liable on summary conviction to a maximum fine of £5000, or an unlimited fine onindictment. Replacement planting may also apply.In addition to the Hedgerows Regualtions many hedgerows are still protected by statute law under theInclosure Acts. As with protected trees, (either by a Tree Preservation Order or by Conservation AreaLegislation), it is advisalble to seek advice from the Planning Authority when contemplating the removalof a hedgerow.

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CONSERVING THE BUILT HERITAGE

SENV 4THE BOROUGH COUNCIL WILL SEEK TO PROTECT AND ENHANCETHE BOROUGH’S BUILT HERITAGE INCLUDING CONSERVATIONAREAS, LISTED BUILDINGS AND SITES OF ARCHAEOLOGICALIMPORTANCE.

5.106 Doncaster has a very significantbuilt heritage. It’s Conservation Areas,archaeological sites and buildings ofspecial architectural and historicinterest make a vital contribution to theenvironment and quality of life in theBorough and are important for theireducation, recreation and tourismvalue; their conservation is thereforea major objective of the BoroughCouncil.

5.107 It is important to understand thatconservation allows for change as wellas protection. The built heritage is theproduct of centuries of evolution andbuildings, sites and areas will continueto evolve. Whilst there will be manycircumstances where it will be right to“conserve as found” there will becircumstances too where the builtheritage has to be able to accommodatechanges of use, sensitive alterations

and new building nearby. The Policiesof this section provide guidance on themany factors which the BoroughCouncil will assess in determiningplanning applications affecting thebuilt heritage and set out the positivemeasures for its enhancement.

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Replaced by Core Strategy Policy 15: Valuing Our Historic Environment

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Conservation Areas

ENV 25WITHIN CONSERVATION AREAS, AS DEFINED ON THE PROPOSALS MAP,NEW DEVELOPMENT INCLUDING ALTERATIONS AND EXTENSIONS TO,AND CHANGES OF USE OF, EXISTING BUILDINGS WILL BE EXPECTEDTO PRESERVE OR ENHANCE THE CHARACTER OR APPEARANCE OFTHE AREA. DEVELOPMENT WILL NOT BE PERMITTED IF IT WOULDDETRACT FROM THE CHARACTER OR APPEARANCE OF THE AREA BYVIRTUE OF ITS NATURE, HEIGHT, DENSITY, FORM, SCALE, MATERIALSOR DESIGN OR BY THE REMOVAL OF TREES OR OTHER IMPORTANTLANDSCAPE FEATURES. OUTLINE PLANNING PERMISSION WILL NOTNORMALLY BE GRANTED FOR PROPOSALS IN CONSERVATION AREAS.

THE DESIRABILITY OF PRESERVING OR ENHANCING THE CHARACTEROR APPEARANCE OF A CONSERVATION AREA WILL BE A MATERIALCONSIDERATION WHEN DEALING WITH PROPOSALS FOR NEWDEVELOPMENT OUTSIDE A CONSERVATION AREA WHICH WOULDAFFECT ITS SETTING OR VIEWS INTO OR OUT OF THE AREA.

5.108 Conservation Areas areparticularly sensitive to newdevelopments, their character andimportance usually being the result ofa harmonious but often delicatearrangement of elements. Special careand control therefore needs to beexercised to ensure that newdevelopment is designed not as aseparate entity but as part of a largerwhole.

5.109 The emphasis of this and theother UDP conservation policieshowever is on control rather thanprevention, to allow each area toremain alive and prosperous toencourage the preservation andenhancement of features whichcontribute to the area’s character andappearance and ensure that any newdevelopment accords with its specialarchitectural and visual qualities.

5.110 New buildings will not normallybe permitted which are significantlylower or higher than adjacent frontageproperty as this affects the perceivedscale of the street and produces visualjumps or gaps. As most of thetraditional buildings have pitchedroofs the perceived height is related tothe facade height and not the ridge line.High buildings (i.e. above four storeyswhich is the usual maximum for thehistoric building stock) will not bepermitted if they are visuallydestructive to the frontage quality ofthe Conservation Areas or visuallycompromise townscape vistas.

5.111 The building lines to which the

frontages of existing buildings areconstructed are often extremelyimportant to the character ofConservation Areas and any newdevelopment or modification toexisting development will be requiredto accord with the existing buildinglines, except where there is a good andclear aesthetic justification for notdoing so.

5.112 The design and materials of newbuildings and alterations andextensions to existing buildingsshould, in form, colour and texture, bein harmony with traditional buildingsin the Conservation Area. Theproportion of window and door sizesand various detailing elements are alsoimportant.

5.113 Applications for new uses orchanges of use will be grantedpermission only if it is considered thatthe proposed use will not detract fromthe appearance or character of theConservation Area. For example, thechange of use of a dwelling to a shopin a predominantly residential part ofa Conservation Area could lead to:upper storeys being left vacant orunderused; construction of fire escapesand illuminated signs thus altering theappearance of the building; andincreases in traffic generation andparking requirements. Suchalterations are generally inconsistentwith the aims of conservation althougha balance needs to be struck betweenopportunities for commercialinvestment and retaining older housesin occupation which is socially and

environmentally desirable.

5.114 In Conservation Areas thedetailed aspects of a proposal are soimportant that the Borough Councilwill normally require a full applicationto be submitted indicating the siting,design and materials of constructionof any proposed building works; anoutline application would usuallyprovide insufficient information onwhich to base a decision. A similardegree of care and attention to detailwill be expected in the design andmaterials of construction of new roadschemes, including highwayimprovements, to avoid or minimiseimpacts on listed buildings andConservation Areas and their settings.The highway and planning authoritieswill set common objectives whereverpossible. They will consult each otherabout transport proposals affectinghistoric areas and will seek the adviceof English Heritage where there maybe an impact.

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ENV 26WITHIN CONSERVATION AREAS THE DEMOLITION OF EXISTINGBUILDINGS WILL NOT NORMALLY BE PERMITTED. CONSENT WILL ONLYBE GRANTED FOR DEMOLITION OF A BUILDING IF:

a) THE BUILDING IS CURRENTLY DERELICT AND IS INCAPABLE OFREHABILITATION OR THE BUILDING DOES NOT MAKE A POSITIVECONTRIBUTION TO THE CHARACTER OR APPEARANCE OF THECONSERVATION AREA; OR

b) THE REMOVAL OF THE BUILDING, AND/OR THE PROPOSEDREDEVELOPMENT OF THE SITE, WOULD RESULT IN THEPRESERVATION OR ENHANCEMENT OF THE CONSERVATION AREA.REDEVELOPMENT SCHEMES WILL REQUIRE APPROVAL PRIOR TOCONSENT FOR DEMOLITION AND WILL BE REQUIRED TO BEIMPLEMENTED IMMEDIATELY FOLLOWING DEMOLITION.

5.115 There will be a generalpresumption in favour of retainingexisting buildings in ConservationAreas because of the important roleeach building plays in contributing tothe whole. Demolition can affect thesetting of adjacent buildings or resultin the loss of a sense of enclosure.

5.116 However, where a building is

5.117 The Town and Country Planning(General Permitted Development)Order 1995 sets out several cases ofdevelopment involving dwellinghouses which may be carried outwithout the need to seek planningpermission. These works, referred toas “permitted development”, includesuch matters as minor extensions,painting, the installation of newwindows and doors, the placing ofshutters alongside windows and therendering of walls, and other minorworks. (These rights do not alwaysapply to Listed Buildings which arecovered by separate legislation).

beyond repair and serious efforts havebeen made to find a use which wouldbring about its repair then it would beunreasonable to withhold consent. TheBorough Council also recognises thatin some cases there are some existingmodern buildings which detract fromthe appearance of Conservation Areasand that there would be positivebenefits if they were to be demolished

and the site redeveloped in accordancewith Policy ENV 25. A condition willnormally be attached requiring acontract for the redevelopment worksto have been let before demolitioncommences.

ENV 27THE BOROUGH COUNCIL WILL SEEK TO ENHANCE THE CHARACTEROF CONSERVATION AREAS THROUGH A VARIETY OF MEASURES, ASNECESSARY, INCLUDING:

a) ENCOURAGING AND PROMOTING RESTORATION SCHEMES FORBUILDINGS IN CONSERVATION AREAS - SEE POLICY ENV25

b) DECLARING ARTICLE 4 DIRECTIONS INCLUDING LOCALLYDETERMINED ARTICLE 4 DIRECTIONS

c) OFFERING ADVICE AND PREPARING SUPPLEMENTARY PLANNINGGUIDANCE

d) ENCOURAGING THE REMOVAL OR IMPROVEMENT OF THOSEFEATURES WHICH DETRACT FROM THE CHARACTER OFCONSERVATION AREAS.

5.118 Despite being generally small-scale, such works can have a dramaticand adverse effect on the character ofa building and an area generally.However, it is possible to controlcertain specified types of permitteddevelopment such as those outlinedabove, if the Borough Council makesa Direction under Article 4 of theabove Order. An Article 4 Directionhas the effect of removing from thecategory of permitted developmentany development specified in theDirection. It can be made by theSecretary of State for the Environmentor by the Borough Council; if by the

latter it requires confirmation by theSecretary of State. A large measureof public support is also generallyrequired. There are no existing Article4 Directions in the Borough pertainingto Conservation Areas, but theBorough Council will continue tomonitor the effects of permitteddevelopment in Conservation Areas.

5.119 The Borough Council wouldprefer for it to be unnecessary to seekArticle 4 Directions and recognisesthat the success of Conservation Areasin any case is largely dependent uponthe willingness of the general

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public,particularly those living andworking within the ConservationAreas, to participate with the BoroughCouncil in furthering the aims ofconservation. Since 1995 a new power(under Article 4 (2) of the aboveOrder) enables Local PlanningAuthorities to make locallydetermined Article 4 Directionswithdrawing permitted developmentrights for a prescribed range ofdevelopment materially affectingsome aspects of the external

CONSERVATION AREASThe Borough Council has a duty to determine which parts ofthe Borough are areas of special architectural or historic interest,the character or appearance of which it is desirable to preserveor enhance, and to designate such areas as Conserv ation Areas.Within Conservation Areas the Borough Council has certainadditional protective powers. For example, certain extensions todwellings which are normally classed as permitted developmentrequire planning permission in a Conservation area. TheBorough Council is required to publish a notice of all applicationsfor planning permission for development which affects thecharacter or appearance of the Conservation Area. Trees inConservation Areas which are not covered by Tree PreservationOrders have special protection. Anyone intending to cut downor do certain specified work on a tree(s) is required to give sixweeks notice of their intention to do so, giving the BoroughCouncil the opportunity to make a Tree Preservation Order. Thedemolition of any building or part of a building within aConservation Area also requires the consent of the BoroughCouncil. However it is the successful application of developmentcontrol policies and the cooperation of the public which willlargely determine the success of the Borough’s ConservationAreas.There are currently 41 Conservation Areas in the Borough (alist is contained in Appendix 5.2)Doncaster’s Conservation Areas include commercial, residentialand mixed use areas, individual streets, village centres and areasof town centres. Each has a unique character refelcting itsindividual geopraphical setting and historic development but ingeneral terms, it is the particular importance and attractivenessof the following elements and their inter-relationship, which hasmade these areas worthy of Conservation Area status:1. A significant number of unaltered buildings of local characterand importance and perhaps also some listed buildings.2. Attractive spaces around the buildings sometimes includingan historic street pattern as well as other areas of formal andinformal open space.3. Well established mature trees standing individually, in groupsand in woodland.4. Other distinctive and attractive landscape features such aswalls, hedges and ground surface material.

KeyFact

appearance of dwelling houses such asdoors, windows, roofs, and frontages.There is no requirement to obtain theSecretary of State’s approval for suchDirections but the LPA would have topublicise their proposals in advanceand have regard to the views of thelocal people. The withdrawal ofpermitted development rights outsidethese categories will continue torequire Article 4 Directions for whichthe Secretary of State’s approval isgenerally needed before they can

become effective. The LPA willconsider using the new power oncepriority areas have been identifiedthrough preparation of supplementaryplanning guidance on conservationarea character assessments.

5.120 Overhead wires can have aharmful impact on the character ofcertain Conservation Areas.Undergrounding wires can produceimportant improvements in sensitiveareas but can also have significantresource implications. The BoroughCouncil will in appropriatecircumstances work with BritishTelecom, the Electricity Board, ParishCouncils and other appropriate bodiesto consider the potential forundergrounding wires.

5.121 Supplementary PlanningGuidance in the form of leaflets onindividual Conservation Areas arecurrently in preparation. These willprovide detailed information on theircharacter and appearance and set downguidelines for works, permitted orotherwise, necessary to ensure theirpreservation and enhancement.

5.122 The Borough Council will alsoproduce Supplementary PlanningGuidance relating to minor alterationsand maintenance which the BoroughCouncil would wish to see followedwithin and outside Conservation Areasand regardless of whether ListedBuilding Consent or planningpermission is needed.


5.123 Section 71 of the Planning(Listed Buildings and ConservationAreas Act) 1990Act places a duty onLPAs to formulate and publishproposals for the preservation andenhancement of Conservation Areas.PPG15 (Planning and the HistoricEnvironment) also urges LPAs topromote carefully targeted grantschemes. This is the positive side ofconservation and can act as a catalystfor further conservation work byindividuals and groups.

5.124 Doncaster Town Centre hassome of the finest buildings in SouthYorkshire but this substantial builtheritage has slowly deteriorated aseconomic pressures have resulted inneglect. The changing needs ofmodern shopping and commerce havealso led to a loss of many traditionalshop fronts and the architecturaldetails which gave so much characterto the streets of Doncaster. To combatthis decline the Borough Council hasjoined with English Heritage, the

ENV 28THE BOROUGH COUNCIL WILL ENCOURAGE AND PROMOTERESTORATION SCHEMES FOR BUILDINGS IN CONSERVATION AREAS.

Single Regeneration BudgetChallenge Fund and the EuropeanCommunity to launch the DoncasterConservation Area Partnership. Underthis scheme grant assistance isavailable to all historic propertieswithin the Town Centre with the focusset on the historic core of High Street,Hall Gate and Priory Place. The TownCentre also contains a number oftargeted buildings which are eligiblefor higher levels of grant assistance.Within the Town Centre any listedbuilding in need of repair orenhancement work is eligible but thereare a great many non-listed buildingswhich would also qualify for grantassistance. Many of the town centre’sproperties built before 1940 would beconsidered for assistance but prioritywill be historic properties and those ingreatest need of repair andenhancement. Further information isavailable from the Council’sConservation Officer.

5.125 Many of Doncaster’s

Conservation Areas are economicallybuoyant or too small to generatesufficient repairs for the usual threeyear programme and thereforeineligible for Town Scheme status. ATown Scheme was set up however inThorne Conservation Area(commenced April 1990) and agreedsums of money for grant aid set asideby the Borough Council and EnglishHeritage. Other areas may be eligiblein future. It is hoped that theconcentration of financial assistance insuch areas will maximise immediatebenefits, encourage the use of emptyor underused buildings and encouragefurther conservation work.

5.126 The Borough Council will alsogive priority to Conservation Areas orparts of Conservation Areas in need ofenvironmental improvement. Throughthis combination of direct action andthe application of control policies, thequality of the Borough’s ConservationAreas will hopefully be conserved andenhanced.

ENV 29THE BOROUGH COUNCIL WILL KEEP UNDER REVIEW EXISTINGCONSERVATION AREAS AND WILL CONSIDER DESIGNATING OTHERAREAS OF ARCHITECTURAL OR HISTORIC INTEREST ASCONSERVATION AREAS.

5.127 The existing designatedConservation Areas represent the bestexamples of areas of architectural orhistoric interest in the Borough.However, there are many otherattractive and historic areas which areworthy of conservation and which theBorough Council will investigate witha view to possible Conservation Areastatus including:

Cadeby, HampoleThese two settlements represent thebest two remaining villages on themagnesian limestone whose characterand appearance is worthy ofpreservation and enhancement.

Almholme, Cantley, Fishlake, KirkBramwith, Old RossingtonThese settlements represent the bestnon-Conservation Area largely brick-built villages in eastern Doncasterwhose character and appearance

are worthy of preservation andenhancement.

PickburnThis is the largely unaltered estatevillage built for the Brodsworth Estateworkers. Conservation Area statuswould not only preserve and enhancethe village, but would complement thesuccessful and nationally importantadjoining Conservation Area atBrodsworth Hall.

Thorne WatersideThis is the nineteenth century port areaof Thorne fronting the Don to thenorth-west of the town. Althoughsubject to much recent infilldevelopment, it is worthy ofinvestigation on historic grounds.

Lower WheatleyAn area of working class housing inGlyn Avenue, Vaughan Avenue,

Broxholme Lane, Christ Church Roadand Netherhall Road which wasdesigned and built by F. W. Masters,architect and Mayor of Doncaster in1872 / 1874. They were very much inadvance of their time, at least inDoncaster, both in terms of localamenities, external environment andappearance. The area is underconsiderable development pressure.Conservation Area status may wellsafeguard their local importance.

5.128 Policies for the protection oflisted and other important buildings,open spaces, and trees, together withpolicies for the re-use of importantand redundant buildings andenvironmental improvement andpolicies for the design and location ofnew development are all applicable inthese areas. The Borough Council willcontinue to keep these areas underreview and if justifiable will designate

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new Conservation Areas. ExistingConservation Areas will also be keptunder review and boundaries will bealtered if necessary.

5.129 Fourteen of the existing forty-one Conservation Areas weredesignated before the Council was

formed in 1974. The boundary of theThorne Conservation Area, originallythe first such designation in Doncasterin 1968, was canceled and re-designated on revised boundaries inJanuary 1993. Many of the otherearlier designations similarly need tobe reviewed and enlarged or reduced

so that areas worthy of ConservationArea status are safeguarded. Inaddition the boundary of the MarketPlace Conservation Area which wasdesignated in October 1974 will needto be amended to take account of landtake by the proposed North BridgeRelief Road.

Listed Buildings

ENV 30LISTED BUILDING CONSENT WILL NOT BE GRANTED FOR DEMOLITIONOF BUILDINGS OR STRUCTURES CONTAINED WITHIN THE STATUTORYLIST OF BUILDINGS OF SPECIAL ARCHITECTURAL OR HISTORICINTEREST UNLESS:

a) THE BUILDING IS IN A STRUCTURALLY DANGEROUS CONDITIONAND CANNOT REASONABLY BE REPAIRED; AND

b) THE BOROUGH COUNCIL IS SATISFIED THAT EVERY EFFORT HASBEEN MADE TO SECURE REPAIR, REUSE OR ALTERNATIVE USETHROUGH MAINTENANCE, GRANT ASSISTANCE, OR OFFER FORSALE OR LEASE; AND

c) A SATISFACTORY SCHEME FOR REDEVELOPMENT IS PUTFORWARD; OR

d) IN THE CASE OF PARTIAL DEMOLITION, THE PART TO BEDEMOLISHED IS NOT OF ARCHITECTURAL OR HISTORIC INTERESTAND ITS REMOVAL WOULD NOT ADVERSELY AFFECT THEPRINCIPAL LISTED BUILDING; OR

e) IN THE CASE OF A CURTILAGE BUILDING THIS IS NOT OFARCHITECTURAL OR HISTORIC INTEREST AND ITS REMOVALWOULD NOT ADVERSELY AFFECT THE PRINCIPAL LISTEDBUILDING.

ENV 31THE BOROUGH COUNCIL WILL ENCOURAGE THE REPAIR ANDRESTORATION OF LISTED BUILDINGS, PARTICULARLY WHERE THEYARE AT RISK, THROUGH A VARIETY OF MEASURES INCLUDINGOFFERING ADVICE, GRANT AID AND, IN EXCEPTIONAL CASES OFPROLONGED NEGLECT BY THE OWNER, BY ISSUING REPAIRS NOTICES,CARRYING OUT EMERGENCY REPAIRS OR COMPULSORY PURCHASE.

5.130 Listed Buildings and structuresare an important part of the nationaland local heritage. Consent fordemolition will not be granted until allmeans of saving the building havebeen fully explored. The BoroughCouncil cannot in fact grant consentuntil the Secretary of State has beennotified and has stated that he does notrequire the application to be referredto him for a decision.

5.131 The Borough Council willexpect an independent technicalassessment of alleged structural failureto be provided by the applicant beforeconsent to demolish can be given. In

appropriate cases the Borough Councilwill obtain its own technicalassessment. Any scheme forredevelopment will be expected to besensitively designed and contributepositively to the local environment.Proposals for partial demolition willbe assessed on their individual merits,factors to be considered by theBorough Council including the valueof the part proposed for demolition inarchitectural and historic terms;whether the partial demolition willimprove the chances of retention andre-use of the remaining building, andevidence of structural failure and thefeasibility of repair.

5.132 Regular maintenance and repairare the key to the preservation ofhistoric buildings. If the BoroughCouncil considers that a ListedBuilding is not being properlypreserved it can serve a Repairs Noticeunder Section 48 of the Planning(Listed Buildings and ConservationAreas)Act 1990 on the ownerspecifying the works necessary for itsproper preservation. In the event ofnon compliance with a Notice theBorough Council can make acompulsory purchase order underSection 47 .Where there is a buildingwhich is unoccupied or there is anunused part of a partly occupied

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building, Section 54 enables a LocalAuthority to carry out urgent works forthe preservation of a Listed Buildingand recover the cost from the ownerunder Section 55.

ENV 32LISTED BUILDING CONSENT AND APPLICATIONS FOR PLANNINGPERMISSION WILL NOT BE GRANTED FOR ALTERATIONS OR ADDITIONSTO A LISTED BUILDING WHICH WOULD ADVERSELY AFFECT ITSARCHITECTURAL OR HISTORIC FEATURES OR DETRACT FROM ITSOVERALL CHARACTER OR APPEARANCE. WHERE UNSUITABLEALTERATIONS HAVE ALREADY TAKEN PLACE THE BOROUGH COUNCILWILL ENCOURAGE REINSTATEMENT, OR A MORE SATISFACTORYSOLUTION AS AND WHEN THE OPPORTUNITY ARISES.

5.133 More than 10% of the Borough’sListed Buildings are considered to beat risk; a register of these buildingswill be compiled. Buildings on thisregister will attract priority for grant

assistance from the Borough Council- see Policy ENV 30.

LISTED BUILDINGS

The Secretary of State for National Heritage prepares lists of buildings that are of special architecturalor historic interest, known as Listed Buildings. Most of the Borough has been recently surveyed andthere are now approximately 800 listed items throughout the Borough. An item may be a single structureor a terrace of several buildings. From time to time new items are added and existing items occasionallydeleted.Any works, other than a like-for -like repair, require an application for listed building consent. This coverswork which, on an unlisted building, would be classed as permitted development. The consent proceduresare similar to those for obtaining planning permission and ensure that the case for preservation is fullyconsidered in each case. All such applications are subject to publicity both on site and in the local press.The Borough Council also consults national amenity societies. It is an offence to alter or demolish alisted building without listed building consent and heavy fines may be imosed. However, as withConservation Areas, successful conservation of listed buildings depends upon the application ofdevelopment control policies designed, not to keep the buildings unaltered forever in all circumstancesbut to ensure that any alterations preserve the character of the buildings.

The criteria for listings are complex but, generally, the list include:1. All buildings built before 1700 which survive in anything like their original condition.2. Most buildings built between 1700 and 1840 with some selection.3. Buildings of definite quality built between 1840 and 1914.4. Selected high-quality buildings built since 1945.

Listed buildings are classified as follows:

Grade IThese buildings are of exeptional interest and include Doncaster’s Mansion House, Brodsworth Hall,Campsall Old Vicarage, Consibrough Castle, Cusworth Hall, Hatfield Manor, and Wadworth Hall. In addition,the list includes 12 Grade 1 churches.

Grade II*These are particularly important buildings and include Bawtry Hall, Cantley Hall, Doncaster CornExchange, Hickleton Hall, Hooton Pagnell Hall, Owston Hall, Tickhill Castle House and Warmsworth Hall.The list also includes 12 Grade II* churches.

Grade IIThe vast majority of listed buildings come into Grade II and include a full range of buildings of all kinds.The complete list can be inspected by the public in the Development and Transport Directorate.

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5.134 Buildings and structures ofmany ages, types, styles and functionsare listed but generally they are eachconsidered to be a good example ofthe type and period and are usually in,or similar to, their original condition.Insensitive alterations and extensionscan easily destroy the very characterwhich made the building listable. TheBorough Council will therefore expecthigh standards of building work and

use of materials which are in keepingwith the form and detailing of thebuilding.

5.135 As far as possible all originalfeatures should be retained and, wherethis is not possible, careful attentionmust be given to the details of anyreplacements. In general the mostappropriate use for a Listed Buildingwill be the use for which it was

originally built. However, where thisis no longer possible, the BoroughCouncil will support new uses forredundant Listed Buildings, which areacceptable in planning terms andwhich safeguard the architectural andhistoric character of the building. TheBorough Council has producedsupplementary planning guidance onalterations to listed barns.

ENV 33THE BOROUGH COUNCIL WILL SEEK THE PRESERVATION ANDENHANCEMENT OF ALL BUILDINGS OF ARCHITECTURAL OR HISTORICINTEREST THROUGH ENCOURAGING THEIR RETENTION AND PROPERMAINTENANCE AND, IN THE CASE OF LISTED BUILDINGS, THROUGHTHE PROVISION OF GRANT AID SUBJECT TO THE AVAILABILITY OFRESOURCES.

5.136 This policy is intended to applyto all buildings of architectural andhistoric interest, whether listed or not.Whilst the Borough Council’s ListedBuildings enjoy special protectionunder existing legislation, there aremany other buildings, perhaps as manyagain, which are of local interest anda valuable element in the Borough’sheritage but which do not meet therequirements for statutory listing.Inevitably such buildings are moreprone to threat from demolition andadverse alterations. Most demolitionwork has to be notified to the BoroughCouncil but it cannot be preventedother than for reasons of safety.Changes of use, alterations andextensions do of course requireplanning permission and the BoroughCouncil will reject obviously poordesigns but it cannotreasonably insist on, or enforce, thesame standards of work as for ListedBuildings.

5.137 The designation of Conservation

Areas can encompass some of thesebuildings of local interest and provideprotection through that means. Mostof Doncaster’s Conservation Areas doinclude such buildings. SupplementaryPlanning Guidance for ConservationAreas (see Policy ENV 24) willinclude information and guidancerelating to these buildings.

5.138 As with Conservation Areassuccessful conservation of buildings ofarchitectural or historic interestdependslargely upon the property owners andtheir willingness to maintain theirbuildings in a good state of repair andonly carry out necessary alterationswhich are sympathetic in nature. TheBorough Council will encourage themaintenance and active use of allbuildings of architectural or historicinterest.

5.139 The Borough Council has widediscretionary powers to contributetowards expenses incurred in the repair

or maintenance of Listed and localinterest buildings. At present its grantaid scheme is available only for ListedBuildings although it is possible thatin future the scheme will be extended.The scheme is dependent uponavailable financial resources andsuccessful applications must satisfy anumber of conditions. Furtherinformation is available from theConservation Officer.

5.140 The Borough Council willconsider compiling a register ofbuildings and structures of localinterest, the value and significance ofeach being established by reference tolocal criteria and to national criteriaused by English Heritage. Where sucha building is considered to be ofparticular interest and especially whereit is under threat of demolition theBorough Council will seek the adviceof the Secretary of State with regardto Listed Building designation.

ENV 34PLANNING PERMISSION WILL NOT NORMALLY BE GRANTED FORDEVELOPMENT WHICH WOULD ADVERSELY AFFECT THE SETTING OFA LISTED BUILDING BY VIRTUE OF ITS NATURE, HEIGHT, FORM, SCALE,MATERIALS OR DESIGN OR BY THE REMOVAL OF TREES OR OTHERIMPORTANT LANDSCAPE FEATURES. OUTLINE PLANNING PERMISSIONWILL NOT NORMALLY BE GRANTED FOR PROPOSALS LIKELY TO AFFECTTHE SETTING OF A LISTED BUILDING. DEVELOPMENT PROPOSALSWITHIN THE GROUNDS OF A LISTED BUILDING MUST DEMONSTRATETHAT THE LAND TO BE DEVELOPED IS SURPLUS TO THEREQUIREMENTS TO THE LISTED BUILDING.

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5.142 The Borough contains a richarchaeological and historical heritagereflecting its long history ofsettlement. In some cases the historictown centres have been continuouslyoccupied since the Roman period andare a major archaeological resourcewhilst evidence is growing of theextensive early settlement in the ruralareas of the Borough. The Boroughalso contains nationally importantindustrial archaeological sites.

5.143 The Government through itsPlanning Policy Guidance NotePPG16 “Archaeology and Planning”,places great importance onarchaeological remains for their ownsake and for their role in education,leisure and tourism. It stresses theirfinite nature and the need forprotection and good management toensure they are not needlessly orthoughtlessly destroyed.

5.144 Of the Borough’s known sites,42 are Scheduled Ancient Monuments(SAMs) which are of nationalimportance by virtue of their historic,architectural, traditional or

5.141 The setting of a listed buildingis often an essential feature of itscharacter especially if a garden orgrounds have been laid out as anintegral part of the design and layoutof the building. The visual satisfaction

afforded by Listed Buildings is oftenpartly the result of the positions theyoccupy in the town, village orcountryside scene. The juxtapositionof other buildings, the proximity oftrees and other landscape features and

the various views of the building canall be extremely important.Developments which close offimportant views of the building orwhich detract from its immediateenvironment will therefore be resisted.

Sites of Archaeological Importance

ENV 35THE BOROUGH COUNCIL WILL SEEK TO PROTECT, ENHANCE ANDPROMOTE THE BOROUGH’S ARCHAEOLOGICAL HERITAGE.

archaeological interest. Appendix 5.4provides a list of the Borough’sScheduled Ancient Monuments.SAMs have statutory protection underthe Ancient Monuments andArchaeological Areas Act 1979;certain defined works require specificconsent from the Secretary of State forthe Environment. It is expected thatmany more sites in the Borough willbe scheduled in the near future (andthe boundaries of some existing onesaltered) as part of English Heritage’sMonuments Protection Programme.The vast majority of the Borough’sarchaeological sites however includingsome sites of national importance(which may or may not all eventuallybe scheduled) rely for protection uponappropriate management by theowner/occupier of the land and, in thecase of development proposals, onplanning control.

5.145 The Borough Council willmanage its own operations and landin a way which provides a goodexample to other owners ofarchaeological or historic sites and itwill endeavor to resolve conflicts

between the preservation ofarchaeological remains and other landuses.

5.146 The Borough Council will,along with the South YorkshireArchaeology Service and EnglishHeritage as appropriate, providespecialist advice to help others protector preserve by record archaeologicalremains. Where resources permit theBorough Council will eitherindependently or, in certaincircumstances, in conjunction withEnglish Heritage also offer financialassistance for such projects.

5.147 The Borough Council will workwith the South Yorkshire ArchaeologyService, local organisations, landowners and communities to promotethe protection and understanding ofarchaeological remains in theBorough. It will also endeavor toencourage and develop theeducational, recreational and tourismpotential of archaeological monumentsby management and interpretation asappropriate.

ENV 36WHERE THE INFORMATION ABOUT THE ARCHAEOLOGY OF A SITE ISINSUFFICIENT TO DETERMINE A PLANNING APPLICATION, THEAPPLICANT WILL BE REQUIRED TO PROVIDE AN ARCHAEOLOGICALEVALUATION OF THE SITE TO THE SATISFACTION OF THE BOROUGHCOUNCIL.

5.148 Only Scheduled AncientMonuments are shown on theProposals Map. There are in fact about2000 archaeological sites and finds inthe Doncaster Borough but these aretoo numerous to put on the ProposalsMap and it is often difficult to definethe extent of a site from theinformation presently available. Allknown sites are recorded in the SouthYorkshire Sites and Monuments

Record (SMR) which is held by theSouth Yorkshire Archaeology Service.The SMR is constantly being updatedas new information is providedthrough research and chance finds andnew sites are discovered. Developersare strongly advised to consult theSMR at the earliest possible stage,usually prior to the submission of aplanning application. It should alsobe noted that where SAMS are shown

on the Proposals Map this representsonly the area with statutory protection.Archaeological evidence may befound outside this boundary.Accordingly great care must beexercised with proposals which affectthe setting of a Scheduled AncientMonument.

5.149 Where consultations onplanning applications reveal that

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important archaeological remainscould exist and would be affected bythe development the Borough Councilwill request the developer to arrangefor an archaeological evaluation to beundertaken before any decision on theplanning application is taken. Thereare certain parts of the Boroughnotably the historical cores ofDoncaster, Thorne, Bawtry,Conisbrough and Tickhill which are of

special archaeological interest wherevirtually any site coming forward fordevelopment will require evaluationalthough in many cases it will besufficient to investigate and recordthem rather than preserve them.

5.150 The archaeological evaluationwill determine whether:

1. the importance of the archaeology

is such that planning permissionshould be refused, or if possible,the application amended to removethe threat; or

2. arrangements should be made forthe preservation of the remains insitu; or

3. the site should be recorded priorto its destruction; or

4. no further action is necessary.

ENV 37DEVELOPMENT WHICH WOULD HAVE A SIGNIFICANT ADVERSE AFFECTON AN ARCHAEOLOGICAL SITE OF NATIONAL IMPORTANCE (WHETHERSCHEDULED OR NOT), ITS CHARACTER OR ITS SETTING WILL NOTNORMALLY BE ALLOWED.

IN DETERMINING DEVELOPMENT PROPOSALS AFFECTING SITES OFLOCAL ARCHAEOLOGICAL IMPORTANCE, THE DESIRABILITY OFPRESERVING THE SITE AND ITS SETTING WILL BE AN IMPORTANTCONSIDERATION.

5.151 Given the varied, oftencompeting demands of modern societyand the many development pressuresit is not always feasible to preserve insitu all archaeological remains.However Planning Policy Guidance(PPG 16-“Archaeology AndPlanning”) recognises that wherenationally important archaeologicalremains, whether scheduled or not, andtheir settings are affected by proposeddevelopment, there should be apresumption in favour of their physicalpreservation.

5.152 Apart from the 42 SAMs whichare shown on the Proposals Map it isnot possible at this stage to say howmany nationally important sites theremay be in the Borough. EnglishHeritage’s Monuments ProtectionProgramme is expected to addconsiderably to the number ofscheduled sites in the near future butthere are always likely to be nationallyimportant sites which remainunscheduled (sites for example, thetrue value of which is only establishedas the result of an evaluation followinga development proposal).

5.153 With regard to sites which aredeemed to be of local importance theBorough Council will weigh therelative importance of the archaeologyagainst other factors including theneed for the proposed development.There may well be sites of particularlocal importance which the BoroughCouncil would wish to preserve in situ.

ARCHAEOLOGY IN DONCASTER

Archaeological sites in the Borough take many forms from thoseidentified by chance finds, to buried deposits only visible as‘cropmarks’ from aerial photographs to earthwork remains andthe more conspicuous stone structures such as churches. Allsites have something to tell us of the past human settlement ofthe Doncaster region.

Eveidence of human activity from the earliest palaeolithic andmesolithic periods to the remains of our recent industrial pastexist within the district. The Roman settlements of the area isperhaps very well known with its forts, Roman road, villas andlarge concentrations of pottery kilns: evidence of a vast Romanindustry. However, evidence of earlier native settlements andfield systems have also been found.

In the Anglo - Saxon period, place-name evidence stronglysuggests settlement, but often all that has been discovered arefinds , burials and the remains of Anglo - Saxon work within anumber of churches. Evidence of medieval settlement exists invirtually every town or village within Doncaster today. This takesthe form of castles, religious sites such as churches and priories,market crosses found in many villages, earthwork remains suchas moated sites, as well as surviving fabric within domesticdwellings. Any developments within the core of the historicvillages and towns of the Borough such as Doncaster, Thorne,Tickhill, Conisbrough and Bawtry could reveal evidence ofmedieval or in some cases earlier settlement. The farm buildingsand industrial structures of later periods are now much underthreat with pressure for demolition and conversion.

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ENV 38WHERE DEVELOPMENT IS TO BE ALLOWED WHICH WOULD IMPINGEON AN ARCHAEOLOGICAL SITE, PLANNING PERMISSION WILL,DEPENDING UPON THE IMPORTANCE OF THE SITE ANDOPPORTUNITIES FOR PRESERVATION, BE SUBJECT TO:

a) CONDITIONS TO ENSURE PRESERVATION OF THE ARCHAEOLOGYIN SITU AND/OR

b) CONDITIONS TO ENSURE AN ADEQUATE RECORD OF THE SITE ISMADE BY AN ARCHAEOLOGICAL BODY APPROVED BY THEBOROUGH COUNCIL.

5.154 There will exceptionally bepressing cases for developmentinvolving important archaeologicalsites where preservation of the remainsin situ within the development site isacceptable. Certain developments,depending on their scale and naturemay also offer particular opportunitiesfor preservation in situ ofarchaeological sites of lesserimportance.

5.155 If physical preservation in situis not feasible however anarchaeological excavation for thepurposes of preservation by recordmay be an acceptable alternative.Planning permission will not begranted however until it has beendemonstrated that the developer cansatisfactorily provide for theexcavation and recording of theremains and the publication of theresults. Excavation would beundertaken prior to the development

commencing and would be achievedthrough conditions attached to theplanning permission or a Section 106Agreement.

5.156 If a development is thought tohave an archaeological impact butexcavation is not required, a condition

CONSERVING THE WILDLIFE RESOURCE

SENV 5THE BOROUGH COUNCIL WILL SEEK TO PROTECT, ENHANCE,INCREASE AND PROMOTE THE WILDLIFE RESOURCES OF THEBOROUGH, INCLUDING SITES OF IMPORTANCE FOR NATURECONSERVATION AND OTHER NATURAL AND SEMI NATURALHABITATS.

5.157 Recent years have seen adramatic increase in appreciation ofthe importance of nature conservationin the context of not only localenvironmental quality but also thefuture health of the planet. Whilst thedestruction of wildlife habitats hascontinued apace, a growing body ofpeople and organisations have carriedout a considerable amount of positivenature conservation work andsuccessfully promoted awareness ofecological issues and this is now beingreflected in changes to national and

international policies and practices.

5.158 The basis for a healthierecological environment however, is atthe local level with the protection,enhancement and indeed creation ofwildlife habitats, the promotion of theeducational and recreational value ofnature conservation, and recognitionof its value to the physical and mentalwell being of the local population. TheBorough Council has a major role toplay here through the policies andproposals of the UDP and emerging

Nature Conservation Strategy, as alandowner, as an initiator andcontributor to schemes involvingothers and through promotingawareness and understanding of localnature conservation issues.

5.159 The Borough of Doncaster hasan extremely rich natural historyheritage, a reflection of itsgeographical position, varied geologyand the presence of severalmeandering river systems. There are15 Sites of Special Scientific Interest

will be attached to the planningpermission requiring access andfunding for a Watching Brief i.e. theobservation by an archaeologist of anyground disturbance/excavation carriedout during construction ordevelopment.

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(SSSIs), nationally important sitesdesignated by English Nature ; aNational Nature Reserve (ThorneMoors) which forms part of a hugeinternationally important area of peatmoors and bogs; three local NatureReserves and a number of reservesmanaged by the Yorkshire WildlifeTrust, notably Potteric Carr, anationally important complex of openwater, fenland and other importanthabitats.

5.160 The wildlife resource is nothowever, confined to these sites; theBorough’s countryside contains manyimportant indigenous habitats whichprovide valuable wildlife refuges. Theimportance of many of these sites andareas is acknowledged by thedesignation by the Borough Councilof approximately 300 Sites ofScientific Interest (SSIs),that is sitesof regional/local nature conservationimportance. Many of these sites werefirst identified in various NatureConservancy Council (now EnglishNature) inventories; others have beenidentified by the Borough Council’sMuseum Service in consultation withthe English Nature. Many of the sitesare important for their education,social, recreational and amenity valueas well as their ecological value.

5.161 Woodlands, hedgerows,roadside verges, railwayembankments, river banks, grasslands,water areas and other natural and seminatural habitats are important forwildlife generally and particularlywhere they facilitate linkages betweensites of nature conservationimportance. Within urban areas thenetwork of formal and informal openspaces is an important wildlife refuge,and one that is readily accessible tolarge numbers of people although thereis undoubtedly scope for enhancing itsecological value.

5.162 Central Government Guidancefor Nature Conservation is set out inPlanning Policy Guidance Note PPG9on Nature Conservation issued inOctober 1994 which comprehensivelyreasserts government policy on natureconservation issues and sets down theframework for safeguarding thenatural heritage under domestic andinternational law and the importantrole for development plans anddevelopment control. It embodies thevarious international obligations andagreements - the EC Habitats and

Species Directive and the BioDiversity Convention and Agenda 21,both arising from the Rio Summit inJune 1992. PPG9 follows the UKstrategy on sustainable developmentand the UK bio-diversity action planand is underpinned by these twoconcepts. The guidance identifies aformal hierarchy of sites frominternationally important designationsthrough nationally important sites toSites of Regional/Local Importance(see Key Fact box). It recognsies,however, the importance of local sitesof substantive nature conservationvalue and that nature conservation isnot simply confined to sites designatedeither nationally or locally but canoccur throughout the countryside.Countryside features provide wildlifecorridors, links or stepping stones fromone habitat to another helping to form

a network necessary to ensure themaintenance of the current range anddiversity of our flora, fauna, geologicaland land form features and the survivalof important species. It alsorecognises the social importance ofwildlife for local communitiesespecially in urban areas.

5.163 Policies contained elsewhere inthe UDP, for the protection of thecountryside, the conservation of thelandscape and for the protection andenhancement of open space forexample, provide a basis for theconsideration of the natureconservation resource. It is importanthowever in assessing applications fordevelopment that full account is takenof the impact on wildlife and theopportunities to extend and create newresources are maximised.

DONCASTER’S NATURAL HABITATS

The gently undulating countryside in the west of the Boroughwith its broad river valleys of the Don and Dearne, containsmany indigenous habitat types (notably river valley marshes)despite the effects of intensive farming and extensive coal mining.The magnesian limestone plateau which forms the backbone ofthe Borough running from Wentbridge to Tickhill, is a botanicallyrich geological feature; whilst much of its natural vegetation hasbeen removed through agriculture and quarrying, importantselect habitat still survive such as old limestone grassland andlimestone woodland particularly in the Don and Went gorgeswhich dissect the limestone. In the east of the Borough the landis low lying, dissected by the rivers Don, Torne and Went and avast network of drains, ditches and dykes and is notable for itssandy heaths (such as Doncaster Common), acid soil woodlands(such as Sandall Beat) and particularly for the surviving examplesof the one extensive marsh, bog and fenland areas, nowfragmented and localised due to land drainage and floodprevention schemes and intensive arable farming, but stillextremely important wildlife refuges. Large old hedgerows, broadroadside verges and small old pastures linked by winding roadsand lush green lanes characterise the Moss, Sykehouse, Fishlaketiangle in the north of the Borough, an historically andecologically important area, probably unique in Yorkshire.The Report “Re Survey of Sites of Scientific Interest in Doncasteron behalf of Doncaster Metropolitan Borough Council inAssociation with English Nature “ (1998) provides a detaileddescription and assessement of each of Doncaster’s 300 plusSites of Scientific Interest (SSIs) as defined on the Proposals Map.It also provides an overview of the bio-diversity of Doncaster.Details of Doncaster’s 15 Sites of Special Scientific Interest (SSSIs)are contained in Appendix 5.5.

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ENV 40DEVELOPMENT LIKELY TO HAVE AN ADVERSE EFFECT EITHERDIRECTLY OR INDIRECTLY, ON THE CONSERVATION VALUE OF A SITEOF SPECIAL SCIENTIFIC INTEREST (SSSI) WILL NOT BE PERMITTEDUNLESS IT CAN BE CLEARLY DEMONSTRATED THAT OTHER MATERIALCONSIDERATIONS OUTWEIGH THE SPECIAL INTEREST OF THE SITEAND THE NATIONAL POLICY TO SAFEGUARD THE INTRINSIC NATURECONSERVATION VALUE OF THE NATIONAL NETWORK OF SUCH SITES.WHERE THE SITE CONCERNED IS A NATIONAL NATURE RESERVE, ORIS IDENTIFIED UNDER THE NATURE CONSERVATION REVIEW ORGEOLOGICAL CONSERVATION REVIEW, PARTICULAR REGARD WILL BEPAID TO THE SITE’S NATIONAL IMPORTANCE.

Sites of International Importance for Nature Conservation

ENV 39SITES WHICH ARE DESIGNATED AS (OR POTENTIAL) RAMSAR SITES,SPECIAL PROTECTION AREAS OR SPECIAL AREAS OF CONSERVATIONWILL BE GIVEN THE PROTECTION AFFORDED TO SITES OF SPECIALSCIENTIFIC INTEREST (SEE POLICY ENV 40 BELOW). IN ADDITION,DEVELOPMENT PROPOSALS LIKELY TO HAVE A SIGNIFICANT EFFECTON SUCH SITES WILL ONLY BE ALLOWED IF THERE IS NO ALTERNATIVESOLUTION AND IF THERE ARE IMPERATIVE REASONS OF OVERRIDINGPUBLIC INTEREST FOR THE DEVELOPMENT. WHERE SUCH SITES HOSTA PRIORITY HABITAT OR SPECIES (AS LISTED IN THE EC HABITATSDIRECTIVE) DEVELOPMENT WILL NOT BE PERMITTED UNLESS IT ISNECESSARY FOR REASONS OF HUMAN HEALTH OR PUBLIC SAFETYOR FOR BENEFICIAL CONSEQUENCES OF PRIMARY IMPORTANCE FORNATURE CONSERVATION.

Sites of National Importance for Nature Conservation

Sites of Regional/Local Importance for Nature Conservation

ENV 41DEVELOPMENT LIKELY TO HAVE AN ADVERSE EFFECT EITHERDIRECTLY OR INDIRECTLY ON THE CONSERVATION VALUE OF A SITEOF SCIENTIFIC INTEREST (SSI), LOCAL NATURE RESERVE OR NONSTATUTORY NATURE RESERVE WILL NOT BE PERMITTED UNLESS ITCAN BE CLEARLY DEMONSTRATED THAT THERE ARE REASONS FORTHE PROPOSAL WHICH OUTWEIGH THE NEED TO SAFEGUARD THEINTRINSIC NATURE CONSERVATION VALUE OF THE SITE. THE AMENITYAND EDUCATIONAL VALUE OF SUCH SITES TO THE LOCAL COMMUNITYWILL BE TAKEN INTO ACCOUNT WHEN CONSIDERING DEVELOPMENTPROPOSALS AFFECTING THEM.

5.164 Many important sites for natureconservation have been designatedunder a variety of statutes andinternational conventions (see KeyFact box) and represent the mostimportant element of the Borough’swildlife resource, extreme valuableand irreplaceable parts of the naturalhistory heritage. Not all sites are ofequal value and the three policiesabove reflect the relative significanceof international, national and regional/local designations. However, onlyThorne and Hatfield Moors are

currently potential internationaldesignations and there are only 15SSSIs including Thorne Moors part ofwhich is also the only National NatureReserve in the Borough. Sites ofRegional/Local Importance aretherefore an extremely important partof the Borough’s wildlife resource; allare of substantive nature conservationvalue whilst many are also importantin the context of the local communitybecause of their accessibility, amenity,educational or recreational value.Most have been designated and

protected from development for manyyears.. Proposals for mineralsdevelopment affecting sites ofimportance for nature conservationneed also to be considered in thecontext of the relevant mineralspolicies _see Minerals Chapter

5.165 All protected sites are shown onthe Proposals Map although it ispossible that during the life of the UDPamendments to boundaries and newsites (particularly local sites) maycome forward whilst new national and

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international designations may raisethe status of certain sites. TheProposals Map should not therefore beregarded as a complete or final recordof the Borough’s protected sites andthe appropriate UDP policies will beapplied to new/amended sites or newdesignations. Some sites have morethan one designation (see Key Factbox, for examples); the Proposals Mapshows the highest tier policyapplicable.

5.166 As part of the development ofits Nature Conservation Strategy theBorough Council will undertake areview of its schedule of SSIs with

assistance from English Nature. Thisreview may well result in new sitesbeing identified or in alterations to siteboundaries and re-evaluations ofexisting sites.

5.167 These policies are intended tocover developments which wouldindirectly cause significant damage aswell as those affecting sites directly.Development for educational orrecreational purposes which iscompatible with the natureconservation interest of the site andwhich is linked to the bettermanagement of the site will normallybe permitted.

5.168 Where appropriate the BoroughCouncil will consult with EnglishNature and local wildlife organisationsin order to establish the importanceof an area of natural history interestand/or the likely effect of the proposeddevelopment on such an area.

5.169 Whilst the relevant policies ofthis section do apply to Thorne andHatfield Moors, the particular issuesraised by extant planning permissionsfor peat extraction on these veryimportant areas require specific policyconsideration - see Minerals Chapter.

ENV 42WHERE DEVELOPMENT IS TO BE PERMITTED WHICH WOULDADVERSELY AFFECT A DESIGNATED CONSERVATION SITE, EITHERDIRECTLY OR INDIRECTLY, THE BOROUGH COUNCIL WILL REQUIRE THEREDUCTION IN NATURE CONSERVATION VALUE TO BE KEPT TO AMINIMUM AND WILL, WHERE APPROPRIATE, SEEK (THROUGHCONDITIONS AND/OR PLANNING OBLIGATIONS) COMPENSATORYMEASURES TO SECURE THE PROTECTION AND ENHANCEMENT OF THESITE’S NATURE CONSERVATION INTEREST AND/OR HABITAT CREATION/ENHANCEMENT ELSEWHERE.

5.170 Depending on the size andnature of the proposed developmentthere may be opportunities forretaining wildlife resources within thesite or indeed creating new ones.Conditions will be imposed whereappropriate to retain, enhance, extend,create or restore habitats during orafter development. Whereappropriate, provision should be madefor the site to be surveyed or recorded

as necessary. Agreement onlandscaping plans will usuallystipulate the use of locally nativespecies and promote imaginativehabitat creation. Development outsidea designated site can also have adverseeffects on the site through, forexample, pollution, loss of amenity,loss of adjoining land with intrinsicwildlife value and/or buffer value andincreased people pressure on the

protected site. In accordance withPolicies IMR1 and IMR2 the BoroughCouncil will in such circumstances(where appropriate) seek developmentcontributions to compensate for anyloss resulting from the development inrespect of provision, enhancement andmanagement of nature conservationareas.

New Development and Nature Conservation

ENV 43DEVELOPMENT PROPOSALS IN RESPECT OF NON DESIGNATED SITESCONTAINING NATURAL FEATURES AND SUPPORTING WILDLIFE WILLBE EXPECTED TO CONSERVE AND ENHANCE EXISTING FEATURES OFNATURE CONSERVATION INTEREST AND TO MAXIMISE OPPORTUNITIESFOR CREATING NEW SEMI NATURAL HABITATS WHERE SUCHREQUIREMENTS CAN REASONABLY BE INCLUDED AS PART OF SITELAYOUTS AND LANDSCAPING WORKS.

5.171 In assessing developmentproposals special attention will be paidto the following elements in sitelayouts:

● The need for open areas forplanting and permeable surfacingto assist vegetation growth bynatural drainage.

● The use of mass planting in site

layouts to provide environmentalfilters against noise, dust, pollutionand visual intrusion.

● The protection, maintenance andenhancement of wildlife andlandscaping resources byappropriate building design andsite layouts, landscapingtechniques and choice of plantspecies and through the provision

of commuted sums for futuremaintenance.

5.172 There will often be opportunitiesto conserve wildlife in the context ofdevelopment schemes; sensitivedesigns of site layout and appropriatechoice of plant material can serve theinterests of wildlife at no or little extracost to the developer.

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NATURE CONSERVATION SITE DESIGNATIONS

IMPORTANCE SITE DESIGNATION UK STATUTORYAND EXPLANATION DESIGNATION

Sites of Ramsar Sites listed under the SSSIInternational Convention on Wetlands of InternationalImportance Importance. Thorne and Hatfield Moors

are a potential Ramsar site.

Special Protection Areas classified under SSSI; SPAthe EC Directive on the Conservation ofWild Birds. Thorne and Hatfield Moors arepotential SPA.

Special Areas of Conservation (SACs) SSSI; SACto be designated under the EC Directive onthe conservation of Natural Habitats andof Wild Fauna and Flora (the Habitats Directive)A list of such sites has yet to be produced.

Sites of National National Nature Reserves (NNRs) declared SSSIImportance under Section 19 of the National Parks and

Access to the Countryside Act 1949or Section 35 of the Wildlife and Countryside Act1981. Part of Thorne Moors is an NNR. All NNRsare also SSSIs.

Sites of Special Scientific Interest (SSSIs) notified under SSSISection 28 of the Wildlife and Countryside Act 1981.There are 15 of these in Doncaster. See Appendix 5.5for details. Biological SSSIs collectively form a nationalseries of sites; thoses SSSIs identified under theNature Conservation Review (NCR) ( eg. Thorne Moors )and Geological Conservation Review (GCR) criteriaare key sites of national Importance.

Sites of Regional / Local Nature Reserves (LNRs) designated by local LNRLocal Importance authorities under section 21 of the National Parks and

Access to the Countryside Act 1949. Some are alsoeither in whole or part, SSSIs eg. Sandall Beat.

Non - statutory Nature Reserves established andmanaged by a variety of public and private bodies,notably in Doncaste the Yorkshire Wildlife Trust. Someare also either in whole or part SSSIs, eg. Potteric Carr.

Sites of Scientific Interest (SSIs) sometimes referred toas Sites of Improtance for Nature Conservation (SINC).These are designated by the Borough Council, usuallyfollowing consultation with English Nature. Theyrepresent the most numerous (300+) type of protectedsite in the Borough. A recent survey of these sites hasbeen published as SPG.

Adapted from Planning Policy Guidance Note PPG9 - “Nature Conservation” which provides furtherbackground information on the various designations.

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5.173 The protection of trees,hedgerows, water areas, wetlands,grasslands and other valuable habitats

is dealt with in the “Landscape”section of this chapter and, in thecontext of new development

proposals, in the “New Development”section.

Wildlife Corridors

ENV 44THE BOROUGH COUNCIL WILL SEEK TO PROTECT AND ENHANCENETWORKS OF WILDLIFE CORRIDORS AND WHERE POSSIBLE,REINSTATE / CREATE NEW WILDLIFE CORRIDORS; PLANNINGPERMISSION WILL NOT NORMALLY BE GRANTED FOR DEVELOPMENTWHICH WOULD HAVE A SIGNIFICANT ADVERSE EFFECT ON THEFUNCTIONING OF SUCH A CORRIDOR. ACCEPTABLE DEVELOPMENTWITHIN OR ADJACENT TO IDENTIFIED CORRIDORS SHOULDCONTRIBUTE TO THEIR OPERATION THROUGH APPROPRIATE DESIGN,SITING AND LANDSCAPING.

5.174 It is being increasinglyrecognised that wildlife cannot survivein isolated sites separated by hard orhostile development but needs aninter-connecting network ofcountryside or open space usuallyreferred to as wildlife corridors.Linear features such as river or canalbanks, railway lines and walkwaysusually provide excellent ready madecorridors. Continuous areas of openspace connecting countryside to urbanareas are particularly valuable. It is theintention to identify wildlife corridorsas part of the proposed Nature

Conservation Strategy, with a view todefining them on the Proposals Mapat a subsequent review of the UDP. Anexample is the corridor of land fromLoversall and Potteric Carr throughDoncaster Airport/Leisure Park,Doncaster Common to Sandall BeatWood, Wheatley Golf Course andShaw Wood. Areas of informal spacearound buildings can also be importanthowever in providing inter-linkagesbetween sites of nature conservationimportance. The protection,enhancement or creation of thesecorridors will also benefit the urban

population by making wildlife moreaccessible to urban populations.

5.175 The Open Space and Green Belt/Countryside Policy Area policiesprovide the main basis for consideringdevelopment proposals. Where aproposal, which is acceptable inprinciple, is likely to affect a corridorit should in most cases be possible todesign the scheme, and particularly itsopen space and landscaping elements,in Such a way that natural links aremaintained and indeed enhanced.

Local Nature Reserves

ENV 45THE BOROUGH COUNCIL WILL SEEK TO DECLARE FURTHER LOCALNATURE RESERVES AND TO MANAGE AND PROMOTE THEM FOR THEIRNATURAL HISTORY, RECREATIONAL AND EDUCATIONAL VALUE.

5.176 The Borough Council has thepower (under Section 21 of theNational Parks and Access to theCountryside Act 1949) to establishLocal Nature Reserves (LNRs) inconsultation with English Nature. Thisis a particularly important designationfor sites which do not justifydesignation as National NatureReserves or SSSIs. They may be oflocal importance for the study orpreservation of flora, fauna orgeological or other features of specialinterest. Designation can affordgreater protection to the habitatconcerned and yield other benefitsthrough increased public recognitionof the value of such areas. LNRs canalso attract grant aid from EnglishNature for works which form part ofan agreed management plan.

5.177 There are three existing localnature reserves in the Borough, atSandall Beat, Northcliffe Quarry,Conisborough and Hatchell Wood,Bessacarr. The Borough Council has

identified a number of sites whichwould benefit from LNR designationand will pursue other designations asand when appropriate.

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5.178 The Nature ConservancyCouncil for England - “EnglishNature” - is responsible for advisingnational and local government onnature conservation matters, and fordesignating a national network of Sitesof Special Scientific Interest (SSSIs).A site may be of special interest byreason of the flora, fauna, geological

Special Scientific Interest (SSSIs)

ENV 46THE BOROUGH COUNCIL SUPPORTS THE DESIGNATION OF EXISTINGAND NEW SITES OF SPECIAL SCIENTIFIC INTEREST AND WILL CONSULTENGLISH NATURE ON PLANNING APPLICATIONS LIKELY TO AFFECTSUCH SITES.

or physiographical feature. There arepresently 15 Sites of Special ScientificInterest in the Borough (See Appendix5.5); it is possible that others will bedesignated during the plan period.English Nature has certain powers inrespect of SSSIs and can enteragreements with owners/ occupiers ofSSSIs to ensure they are properly

managed for their nature andconservation value. The BoroughCouncil supports English Nature in itswork and will consult them on anyplanning application likely to affectland in an SSSI. Developmentproposals affecting SSSIs will besubject to Policy ENV40.

New Wildlife Resources

ENV 47THE BOROUGH COUNCIL WILL WHERE APPROPRIATE SECURE THEPROVISION OF NEW NATURE CONSERVATION RESOURCES THROUGHTHE RESTORATION OF MINERAL WORKINGS AND WASTE DISPOSALSITES.

5.179 The restoration of these sites,because of their size and the lesseningemphasis on the need to return all land

to agricultural use, offers greatpotential for the creation of newwildlife habitats. This is also dealt

with in the Minerals and WasteDisposal Chapters.

ENV 48IN CONSIDERING THE RECLAMATION OR MANAGEMENT OF DERELICTOR NEGLECTED LAND THE BOROUGH COUNCIL WILL TAKE INTOACCOUNT ANY EXISTING OR POTENTIAL NATURE CONSERVATIONINTEREST IN DETERMINING AFTERUSES AND THE DESIGN ANDIMPLEMENTATION OF THE SCHEME.

5.180 The natural colonisation ofderelict and neglected land oftencreates valuable wildlife habitats andoften in reasonably accessiblelocations. Such areas are sometimesperceived as ugly and there will in

many cases be strong arguments forcomplete redevelopment for hard andsoft uses (See “Improving theEnvironment” Section of thisChapter). The Borough Council,however, acknowledges the wildlife

value of such areas and where possiblewill seek imaginative reclamation/redevelopment schemes whichincorporate important wildlife habitatsand/or make alternative provision.

ENV 49THE BOROUGH COUNCIL WILL ENCOURAGE THE SENSITIVEMANAGEMENT OF EXISTING WILDLIFE HABITATS, AND THE CREATIONOF NEW HABITATS THROUGH, FOR EXAMPLE, THE PLANTING OF TREESAND HEDGEROWS USING PREDOMINANTLY INDIGENOUS SPECIES.WHEREVER POSSIBLE IT WILL MANAGE SITES IN ITS OWNERSHIP TOENHANCE THEIR WILDLIFE VALUE.

5.181 This policy is intended to applynot just to designated sites but also toother areas of land and water withexisting or potential wildlife valuesuch as hedgerows, roadside verges,railway embankments, parks and otherareas of formal and informal open

space. The Borough Council will useits powers and influence to ensure thatwherever possible the management ofsuch areas takes account of the needsof wildlife. In particular it will whereappropriate endeavor to introduce“wild” areas into its open spaces.

5.182 The Borough Council will alsoconsider entering into managementagreements (under Section 38 of theWildlife and Countryside Act 1981)where agricultural activities, forexample, threaten to damage SSIs,other wildlife habitats or special

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Replaced by Core Strategy Policy 20: Minerals

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landscape features such as hedgerows.

5.183 The Borough Council will alsopromote the creation of new habitatsparticularly where they can create orreinforce links or wildlife corridorsbetween existing habitats.

Species Protection

ENV 50THE IMPORTANCE OF SPECIES PROTECTED BY LAW WILL BE TAKENINTO ACCOUNT WHEN CONSIDERING DEVELOPMENT PROPOSALSTHAT WOULD HAVE AN ADVERSE EFFECT UPON ANY SITE SUPPORTINGTHEM.

5.184 Part 2 of the Wildlife andCountryside Act 1981 sets out theprotection which is afforded to certainplant and animal species including allwild birds. Some other animals (e.g.badgers and bats) are protected undertheir own legislation. The protectionoffered by this legislation is additional

to that offered by the planning system.The presence of a protected species isa material consideration in consideringa development proposal which, ifcarried out, would be likely to resultin harm to the species or its habitat.The Borough Council will consultEnglish Nature before granting

planning permission and will considerattaching appropriate planningconditions or entering into planningobligations under which the developerwould take steps to secure theprotection of the species.

Nature Conservation Strategy

ENV 51THE BOROUGH COUNCIL WILL DEVELOP A NATURE CONSERVATIONSTRATEGY TO PROVIDE A CO-ORDINATED APPROACH TO CONSERVINGAND PROMOTING THE WILDLIFE RESOURCES OF THE BOROUGH.

5.185 Work has already commencedon the development of a NatureConservation Strategy which willdevelop in more detail the policies ofthe UDP. It will be based partly onwhat can be achieved through statutoryplanning powers but will also examinehow formal and informal partnerships

can be developed between theBorough Council and others -landowners, local communities,conservation organisations such as theYorkshire Wildlife Trust, statutoryundertakers and so on - to best servethe needs of wildlife in the Borough.It will assess the existing resource, the

potential for increasing it and identifypriorities for action. It will also focuson the educational and recreation valueof nature conservation and identifyprogrammes of action for promotingimproved access to wildlife andincreasing awareness of local natureconservation issues.

ENSURING THE QUALITY OF NEW DEVELOPMENT

SENV 6THE BOROUGH COUNCIL WILL SEEK TO ENSURE A HIGHSTANDARD OF DESIGN IN ALL NEW DEVELOPMENTS ANDREDEVELOPMENTS THROUGH THE ADOPTION AND APPLICATIONOF DETAILED DEVELOPMENT CONTROL POLICIES ANDSTANDARDS, SUPPLEMENTARY PLANNING GUIDANCE, ANDTHROUGH THE ENCOURAGEMENT OF GOOD DESIGN.

5.186 A major factor determining thecharacter of an area is the quality ofits new development. Newdevelopment creates importantopportunities for environmentalimprovement- redevelopment of areasof waste land and buildings, provisionof new areas of public open space and

landscaping, and the creation of highquality built forms.

5.187 The UDP identifies a largenumber of sites across the Boroughwhere large scale new developmentcould occur in the plan period. Inaddition there will be many other

developments on unidentified sitesboth within the urban areas and withinthe countryside. It is importanttherefore that the UDP establishesdesign and other planning principlesto guide new development.

5.188 Development control policies

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Replaced by Core Strategy Policy 14: Design & Sustainable Construction

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are of course contained throughout theUDP and there are areas where morestringent quality control is necessaryand justified and where specialpolicies apply notably the Green Belt,the Countryside Policy Area, Areas ofSpecial Landscape Value,Conservation Areas and ListedBuildings. This section deals with ageneral level of design guidance forthe Borough as a whole and includesaspects of new development not dealtwith specifically elsewhere.

5.189 Since 1988 the Planning

Directorate has organised a bi-annualDesign Award Competition aimed atprojects which improve or add to thequality of the environment. Awardsare given in recognition of goodpractice to encourage others to do thesame and are made under three maincategory headings - new buildings,refurbishments and landscaping.Entries are judged by an independentpanel of assessors. The award schemecomplements the Civic Trust’sNational Scheme for which Doncasterhas received a succession ofcommendations. Further information

on both schemes is available from theConservation and Minerals Group ofthe Planning and Design ServicesDirectorate.

5.190 The Borough Council will alsocontinue to prepare planning briefs toguide the detailed layout and otherdevelopment principles on particularlyimportant or complex developmentsites such as the mixed useRegeneration Project sites and fromtime to time will producesupplementary planning guidance onvarious aspects of development.

ENV 52NEW BUILDINGS SHOULD RESPECT THEIR TOWNSCAPE ANDLANDSCAPE SETTING WITH LAYOUT, SITING, FORM, SCALE, DETAILINGAND MATERIALS BEING APPROPRIATE TO THE CHARACTER OF THESURROUNDING AREA AND ANY ADJOINING PROPERTIES. THEBOROUGH COUNCIL WILL REJECT OBVIOUSLY POOR DESIGNS WHICHARE OUT OF SCALE OR CHARACTER WITH THEIR SURROUNDINGS.

ALL BUILDINGS SHOULD BE DESIGNED AND LOCATED TO ENSUREADEQUATE STANDARDS OF PRIVACY, DAYLIGHT, SUNLIGHT, ENERGYCONSERVATION AND NOISE ATTENUATION FOR OCCUPIERS OFNEARBY PROPERTIES AND FOR OCCUPIERS OF THE PROPOSEDDEVELOPMENT. WHERE APPROPRIATE, THE BOROUGH COUNCIL WILLPREPARE PLANNING BRIEFS FOR PARTICULAR SITES.

Design of New Buildings

ENV 53THE SCALE AND APPEARANCE OF NEW DEVELOPMENT MUST HAVEREGARD TO ITS WIDER VISUAL IMPACT. DEVELOPMENT WILL NOTNORMALLY BE PERMITTED IF IT WOULD HAVE A SIGNIFICANT ADVERSEVISUAL IMPACT ON:

a) VIEWS FROM MAJOR TRANSPORTATION ROUTES; OR

b) VIEWS ACROSS OPEN COUNTRYSIDE; OR

c) VIEWS OF IMPORTANT LANDMARKS.

5.191 Good design of a new building,or an extension, is essential inmaintaining and improving theappearance of an area, and is a majorfactor taken into account by theBorough Council in dealing withplanning applications. It is appreciatedthat the question of design is to a largeextent subjective and that personaltaste plays a large part in the selectionof materials, and in the appearance ofa new building or extension, but it isimportant that certain generalprinciples are adhered to. In generalterms, new buildings should reinforcethe spatial qualities of the existingdevelopment, preserving the existingviews, focal points and vistas,

particularly important ones. St.George’s, St. Jame’s and ChristChurch for example are important landmarks in Doncaster, which newdevelopment should have regard to.New buildings should maintain thecontinuity, scale, proportion andharmony of adjacent buildings and,particularly in areas of visualimportance, reflect the traditionalbuilding materials in the area. Thegeology of the Borough in fact givesrise to three broad yet distinct areas inrespect of traditional buildingmaterials: sandstone and slate in thewest; limestone and clay pantiles in thecentral area; and brick and claypantiles in the east.

5.192 The idea of good design that isin keeping with an area does notsimply mean that every new buildingmust always be a copy of itsneighbours. One of the most attractivecharacteristics of the town centres andmany of the other settlements in theBorough which have had a longhistory of development, is thecontribution that different architecturalstyles from successive periods ofdevelopment have made to theirarchitectural and townscape quality.The Borough Council will thereforeseek to promote designs of quality andvariety in sympathy with this tradition.

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DONCASTER MBC DESIGN AWARDS

1987/88Award - Rose HIll Court, Bessacarr - housing development

British Rail Electricification Fixed Equipment Maintenance Building, DoncasterCommendation - Queen Elizabeth Court, Thorne - sheltered housing scheme

Moorends Childrens PlaygroundThe Barn, Main Street, Sprotgrough - renovation scheme

1988/89Award - Office Development, Kings Mews, East Laith Gate, Doncaster

Refurbishment of Tarran Bungalows, Woodfield Estate, DoncasterCommendation - Refurbishment of Railway Station, Mexborough

Renovation of Nos 1-11 Doncaster Road, BawtryRenovation of cottage 17 Castlegate, TickhillNew dwellinghouse, Bawtry Nurseries, Doncaster Road, Bawtry

1989/90Award - The Dome Leisure Centre, Bawtry Road, Doncaster

Doncaster Crown CourtCommendation - New Church Hall, St. Mary’s Church, St. Mary’s Road, Doncaster

Gatesbridge Park Housing Development, Wroot Road, FinningleyRefurbishment of Manor Farmhouse, Clayton

1990/91/92Award - Distribution Depot, BMW, Paddock Lane, ThorneCommendation - Office Development, Kvaerner Boving Ltd, White Rose Way / Ten Pound Walk,

Doncaster CarrHome Covert, home for the elderly mentally infirm, The Avenue, BentleyOffices for English Estates, Horsefair Green, Thorne.

1992/94Award - Doncaster Fish Market;

St. Mary’s Court, Tickhill Housing DevelopmentCommendation - Sainsbury’s Supermarket, Edenthorpe

Entrance Gates & Gatepiers, St. Anne’s Rest Home BurghwallisThe Dovecote, West End Cottage, SykehouseRepaving & Pedestrianisation, Baxtergate, Doncaster

Special Mention Hatfield Grange & Associated Courtyard, Business Link

1994/96Award - Conservation of Brodsworth Hall & Gardens

Armthorpe Community Centre,Stainforth Estate Action Phase III

Commendaton - Abbey National Shop Fronts, DoncasterYork Rd (A638) Landscaping, DoncasterMorrisons Superstore, DoncasterStenson Court, Balby

Special Mention Creation of Lady Chapel, St. Aiden’s Church, Wheatley HillsLearning Resources Centre, High Melton,Housing Refurbishment, Cragg’s Rd, Denaby

Key Fact


5.193 Whilst planning permission willnot be granted for alterations andextensions which are unsympathetic incharacter to the existing building,much of this work can be carried outunder permitted development rightswithout the need for planning

Alterations and Extensions

ENV 54ALTERATIONS AND EXTENSIONS TO EXISTING BUILDINGS SHOULD BESYMPATHETIC IN SCALE, MATERIALS, LAYOUT AND GENERAL DESIGNTO THE EXISTING BUILDING. ALL FEATURES WHICH CONTRIBUTE TOTHE CHARACTER OF THE BUILDING OR SURROUNDING AREA SHOULDBE RETAINED.

permission. Many residentialproperties in particular have had suchwork carried out which isunsympathetic and detrimental to theoriginal design of the property. Wherenecessary the Borough Council willproduce design guidance to cover

individual settlements, ConservationAreas or specific items such asmaterials, roof finish, fenestration,sills and lintels, architectural features,brick/stonework/render and walls.

Shop Fronts

ENV 55EXISTING GROUND FLOOR FRONTAGES AND SHOP FRONTS OFCHARACTER SHOULD BE RETAINED AND CHANGES OF OCCUPANCYWILL NOT BE REGARDED AS JUSTIFICATION FOR COMPREHENSIVEALTERATION.

ENV 56NEW SHOP FRONTS OR ALTERATIONS TO EXISTING GROUND FLOORFRONTAGES SHOULD RESPECT THE SCALE AND CHARACTER OF THEBUILDING AND THE STREET SCENE. THE SHOP FRONT, SURROUNDS,AND FASCIAS AND THEIR MATERIALS SHOULD BE INTEGRATED INTOTHE ELEVATION OF THE BUILDING AND SHOULD NOT DETRACT FROMTHE DETAILING OF THE BUILDING.

ENV 57WHERE CHANGES OF USE FROM SHOPS WITH POOR SHOP FRONTSTO OTHER ACCEPTABLE USES ARE PROPOSED, THE BOROUGHCOUNCIL WILL SEEK THE REINSTATEMENT OF THE GROUND FLOORAS PART OF A UNIFIED ELEVATIONAL TREATMENT

5.194 Shop fronts and the groundfloors of certain other properties suchas banks, public houses and churchesdominate the appearance of shoppingcentres of whatever size and areparticularly important features in thecommercial areas of the Borough’stown centres notably Doncaster,Bawtry, Tickhill and Thorne wherethey lie partly within ConservationAreas. Close attention to shop frontsis therefore essential in the interestsof the environment and particularly inConservation Areas.

5.195 New shops fronts, or alterationsto existing ground floor frontages willnot be considered acceptable if theyinvolve:

a) removal of existing glazing bars

detailing or adverse alterations toupper stories;

b) construction of fascias above thelevel of first floor window sills;

c) the construction of fascias of acommon depth linking two or morebuildings that have separate identities.

5.196 Due to standardisation of shopfront design and the rise of thecorporate image, three materials tendto predominate the fascias: satinanodised aluminium, acrylic sheetingand granite/polished marble. This hashad a harmful effect on the appearanceof the Conservation Areas. TheBorough Council will discourage theuse of unsuitable materials or designsemploying a large variety of materials.

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Acceptable materials include; paintedtimber fascias and painted letteringand graphics, wooden or acrylic lettersapplied directly to masonry, or paintedletters applied directly to glass areas.Commercial firms who have acorporate image will be expected touse discretion with regard tostandardised designs and use ofcorporate colours. This discretionmust especially be exercised inConservation Areas on buildings of

Architectural or Historic Interest andalways on Listed Buildings.

5.197 The installation of securityshutters can have a dramatic affect oncertain buildings and the street scenegenerally. As with other shop frontdevelopments, UDP ConservationArea and Listed Building policies willbe applicable in many cases. Internallymounted security will always bepreferred particularly in areas affecting

listed buildings or visual quality of thestreet scene. In Conservation Areaswhere externally mounted securityshutters are unavailable, the mountingboxes should be integrated physicallyor visually into the shop front fascia.The Borough Council has producedand adopted Supplementary PlanningGuidance on shop front securityshutters.

Advertisements

ENV 58THE BOROUGH COUNCIL WILL SEEK TO ENSURE THAT ANY EXISTINGOR PROPOSED ADVERTISEMENT DOES NOT DETRACT FROM AMENITYOR PUBLIC SAFETY OR FROM THE CHARACTER OF THE BUILDING ORLOCAL ENVIRONMENT.

5.198 The Borough Council considerseach application for advertisements onits merits in accordance with theAdvertisements Regulations but will

produce supplementary planningguidance setting down generalguidelines which the Borough Councilwill follow in considering the

suitability of advertisements whetherexisting or proposed.

Protection of Trees

ENV 59IN CONSIDERING PROPOSALS FOR NEW DEVELOPMENT THEBOROUGH COUNCIL WILL ATTACH CONSIDERABLE IMPORTANCE TOTHE NEED TO PROTECT EXISTING TREES, HEDGEROWS, WETLANDHABITATS, WATERCOURSES AND OTHER NATURAL LANDSCAPEFEATURES AND WILL REQUIRE THAT NEW DEVELOPMENTS DO NOTCAUSE UNNECESSARY LOSS OF TREES, NOR IMPERIL TREES BYBUILDING WORKS.

5.199 The protection and integrationof such features into developmentproposals can make a significantcontribution to the success of thedevelopment as well as having widerenvironmental benefits. There will bea presumption against proposalswhich cause unacceptable loss of treesor other important landscape features,or which do not allow for thesuccessful retention of existing treesor which do not make adequateprovisions for replacement planting tocompensate for the likely loss of treesas the result of development.Conditions and/or Section 106Agreements will be imposed to securethe necessary protection of suchfeatures, where appropriate. TheBorough Council has producedsupplementary planning guidance fordevelopers on the protection of treeson development sites. TreePreservation Orders will also bedeclared where necessary (See

“Conserving the Landscape” Sectionin this Chapter).

5.200 Many miles of hedgerow inDoncaster are covered by more than30 Inclosure Award Acts and thereforehave statutory protection under thishistoric legislation. The informationabout the ecological and historicsignificance of such hedgerows hasbeen used by the local Planning

Authority in planning decisions. It isof course possible for the BoroughCouncil and others to use the powersavailable under this legislation toprotect such hedgerows from activitiesnot constituting development. The1995 Environment Act and theHedgerow Regulations 1997 willenable certain Inclosure and nonInclosure hedgerows to be protectedthrough planning powers.

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ENV 60NEW DEVELOPMENTS INVOLVING SIGNIFICANT CONSTRUCTION WORKWILL NORMALLY BE REQUIRED TO PROVIDE A COMPREHENSIVESCHEME OF HARD AND/OR SOFT LANDSCAPING (INCLUDING TREEAND SHRUB PLANTING) TO THE SATISFACTION OF THE BOROUGHCOUNCIL IN TERMS OF SCOPE AND DESIGN, QUALITY OF MATERIALS,PLANTING TECHNIQUES AND ARRANGEMENTS FOR MAINTENANCE.

Landscaping in New Developments

5.201 Most developments of anysignificance will benefit from, and willnormally be required to provide, areasof landscaping (including new tree andshrub planting) within areas of newlycreated open space or as incidentalplanting or screening to soften theimpact of new buildings, car parks,open storage areas and so on and toenhance the local environment. Inaccordance with Policy ENV 43landscaping should, whereverpossible, include areas suitable forwildlife. Developments of anysignificance will be required toprovide a landscape plan. Largedevelopments should offer scope forthe creation of special landscapeelements such as water features. Newplanting will be particularly importanton development sites which abut the

Green Belt or Countryside Policy Area(See Policy ENV 15); within new areasof public open space; on roads andother public frontages; and in areaslacking in existing tree cover or withgenerally poor environments.

5.202 Landscaping is a significantaspect of many new developments andshould be integral to the layout designand not simply applied as a cosmeticafter other aspects of the layout havebeen determined. To assist developers/contractors in producing acceptableschemes the Borough Council hasproduced a standard landscapespecification covering such aspects asdesign considerations, quality of plantmaterial, ground preparation, plantingtechniques, replacement requirementsand maintenance arrangements.

Conditions attached to planningpermissions will relate to this standardspecification.

5.203 Conditions will be imposed orSection 106 Agreements sought tosecure necessary landscaping andensure that its future maintenance isprovided for. Development layoutsshould be designed to accommodateadequate space for tree planting andother vegetation including properprovision for healthy growth throughuse of appropriate surface materials,attention to site drainage and othermatters of landscape design, andprotection from accidental damage.Applications may be refused where thesite layout does not allow forreasonable provision of new trees.

Disabled Access

ENV 61DEVELOPMENTS TO WHICH THE PUBLIC ARE LIKELY TO HAVE ACCESSOR IN WHICH DISABLED PEOPLE MAY BE EMPLOYED WILL BEEXPECTED TO MAKE ADEQUATE PROVISIONS FOR THE DISABLED ANDLESS MOBILE IN TERMS OF FACILITIES, ACCESS AND CAR PARKING.

5.204 The Borough Council isconcerned that physically handicappedand disabled people and the lessmobile should not encounterunnecessary difficulties when

traveling about the area or enteringbuildings used by the general publicsuch as shops or places ofemployment. Disabled persons accessand parking facilities should be

included at the design and layout stageof development scheme. The BoroughCouncil will produce supplementaryplanning guidance for developers onthis subject.

Environmental Assessment

ENV 62THE PREPARATION AND SUBMISSION OF ENVIRONMENTALSTATEMENTS WILL BE REQUIRED FOR PROJECTS WHICH ARE LIKELYTO HAVE SIGNIFICANT EFFECTS ON THE ENVIRONMENT

5.205 As a result of EEC initiatives thegovernment has introduced regulationsconcerning the need for environmental

assessments for large scaledevelopments. Impact assessments areobligatory for certain types of

development but, at the BoroughCouncil’s discretion, for other types ofdevelopment.

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5.206 The Borough Council iscurrently involved in promoting anumber of environmental/public artsprojects throughout the Borough, intown centre and other locations, bothas part of new developments and asschemes to improve existingenvironments. The provision ofenvironmental/public art can create

Public Art

ENV 63THE BOROUGH COUNCIL WILL ENCOURAGE THE PROVISION OF WORKSOF ART IN PUBLIC PLACES AND AS PART OF NEW DEVELOPMENTS.

stimulating quality environments,generating community interest andpride in local areas, and attractbusiness and visitors.

5.207 The Borough Council willcontinue to develop its own schemesworking closely with localcommunities and wherever possible in

partnership with the private sectorthereby using a combination of publicresources and private sponsorship. Itwill also encourage the private sectorto recognise the very real benefits ofproviding an element of public art aspart of new developments.

Public Safety

ENV 64THE BOROUGH COUNCIL WILL, WHERE APPROPRIATE, REQUIRE NEWDEVELOPMENT TO PAY PARTICULAR ATTENTION TO SAFETY ANDSECURITY, IN RESPECT OF THE DESIGN OF STREETS,ENVIRONMENTAL CONDITIONS, PEDESTRIAN ROUTES AND AREAS,CYCLEWAYS AND PUBLIC SPACES.

5.208 The Borough Council isdetermined to ensure that the builtenvironment is, and is perceived to be,safe and convenient to use. This isparticularly important in respect ofpeople with disabilities, the elderly,

people with young children,pedestrians (especially women) atnight and so on. The Borough Councilwill itself carry out schemes toimprove safety and security such aspedestrianisation, enhanced street

lighting and improvements to towncentre subways (See Town CentreChapter) and expect newdevelopments to have regard to thesematters.

Pollution

ENV 65DEVELOPMENT WHICH WOULD RESULT IN UNACCEPTABLE LEVELS OFNOISE, AIR, SURFACE WATER, UNDERGROUND WATER, OR OTHERPOLLUTION OR NUISANCE WILL NOT BE PERMITTED.

5.209 There are a number of agencieswhich have responsibilities for theregulation and control of pollution.The Borough Council asEnvironmental Health Authority forexample has an important role to playin monitoring and enforcing standardsof environmental control; the UDPhowever, is concerned here with therole of the Borough Council as LocalPlanning Authority and the control itcan exercise over pollution andnuisance through the developmentcontrol process.5.210 The Borough Council willconsult with the Environment Agencyand any other appropriate body on allapplications which it considers mayhave implications for pollution andwill refuse applications which arelikely to give rise to unacceptable

levels of pollution or nuisance. Wheredevelopment is to be permitted, theBorough Council will, whereappropriate, through conditions orlegally binding agreements, controloperations in respect of levels andmethods of emissions, hours ofoperation, the routing of traffic andphysical measures to attenuate levelsof pollution.

5.211 A number of other UDP policieshave implications for the control ofpollution including those relating towaste disposal, derelict andcontaminated land, hazardousindustries, residential policy areas,sites of importance for natureconservation, the road haulage ofmaterials of substantial volume, andRiver quality and pollution control.

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Replaced by Core Strategy Policy 1: Quality of Life

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5.212 There is growing concern aboutthe impact on the environment and onamenity of excessive, unnecessary andbadly designed lighting. Recent yearshave seen a significant increase in lightpollution, due to poorly designed andmisdirected lighting (often pointing up

Light Pollution

ENV 66THE BOROUGH COUNCIL WILL SEEK TO MINIMISE LIGHT POLLUTION.DETAILS OF ANY EXTERNAL LIGHTING SCHEME REQUIRED AS PARTOF ANY NEW DEVELOPMENT SHOULD BE SUBMITTED AS PART OF THEPLANNING APPLICATION. APPLICANTS WILL BE EXPECTED TODEMONSTRATE TO THE LOCAL PLANNING AUTHORITY THAT THESCHEME PROPOSED IS THE MINIMUM NEEDED FOR SECURITY ANDWORKING PURPOSES AND THAT IT MINIMISES POTENTIAL POLLUTIONFROM GLARE AND SPILLAGE, PARTICULARLY TO RESIDENTIAL ANDCOMMERCIAL AREAS,AREAS OF NATURE CONSERVATIONIMPORTANCE,AND AREAS WHOSE OPEN AND REMOTE LANDSCAPEQUALITIES WOULD BE AFFECTED.

instead of down), resulting in wastedenergy, obscuring of the night sky andvisual intrusion. Poorly devisedlighting schemes can also increasehazards by creating dazzle or pools ofdarkness which can even compromisesecurity. The impact on residential

amenity can be particularly intrusive.There will of course continue to be agenuine need for external lighting; theaim of this Policy is to keep it to theminimum required and to ensure thatsuch lighting as is necessary is welldevised.

IMPROVING THE ENVIRONMENT

SENV 7RECLAMATION OF THE BOROUGH’S DERELICT AND DEGRADEDLAND TO BENEFICIAL AFTER USES WILL BE MAXIMISED AND THECREATION OF FURTHER DERELICT LAND KEPT TO A MINIMUM.OTHER UNTIDY AND NEGLECTED SITES WILL BE IDENTIFIED ANDTIDYING AND LANDSCAPING MEASURES PROPOSED WHEREAPPROPRIATE. PRIORITY FOR THIS WORK WILL BE GIVEN TO THEREGENERATION PRIORITY AREAS AND THE MAINTRANSPORTATION CORRIDORS.

5.213 Doncaster is a district of greatenvironmental contrasts, from highquality and scenic rural landscapes toderelict coal mining areas and fromattractive towns and villages todegraded urban areas . The council hasconsistently sought to improve thewhole environment of the Boroughand in this respect has promoted andexecuted a number of practicalinitiatives to ensure a high degree ofcontinuity in this sensitive field. TheUrban Programme and Derelict LandGrant funding mechanisms have beenutilised to deal with a range ofproblems from derelict industrial landto untidy sites in residentialneighbourhoods. It is recognised thatderelict sites and combinations ofsmall untidy sites in sensitivelocations, such as along or close tomajor transportation corridors createsa negative image of the Borough fromboth outside and within which can

destroy the essential confidencerequired to achieve economicregeneration.

5.214 Sites requiring environmentalimprovement and restoration will bedealt with through variousprogrammes and mechanisms. Forexample, degraded sites in PriorityResidential Policy Areas will be

improved in programmes dealing withwhole residential environments.Similarly sites in Priority EmploymentPolicy areas will receive treatment.The Council’s Land ReclamationProgramme will continue to be themain vehicle for restoration of majorderelict sites. Appropriate policies forenvironmental improvements aretherefore proposed as follows.

Nearly two thirds of residents felt that the Borough’s streetssuffered from problems of litter and rubbish, while the sameproportion considered that houses and gardens are clean andwell maintained.


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ENV 67THE BOROUGH COUNCIL WILL SEEK THE RECLAMATION OF DERELICTLAND FOR BENEFICIAL AFTER-USES WITHIN THE PLAN PERIOD ANDWILL GIVE PRIORITY TO RECLAMATION SCHEMES WHICH,

a) RECYCLE FORMER INDUSTRIAL LAND FOR USES INCLUDINGINDUSTRY, HOUSING, TOURISM, RECREATION, COMMERCE ANDNATURE CONSERVATION;

b) INCREASE THE ATTRACTIVENESS OF THE AREA AS A LOCATIONFOR NEW INVESTMENT;

c) ARE ADJACENT TO OR VISIBLE FROM MAJOR TRANSPORTATIONCORRIDORS;

d) ENHANCE THE MAJOR NATURAL ASSETS OF VALLEYS, RIVERSAND CANALS

5.215 The Borough Council hasidentified a number of derelict sites inthe 1988 Derelict Land Survey manyof which it considers are of highpriority for reclamation. The Surveywas updated as part of the UDPpreparation process and other siteshave been added to this list. TheCouncil will seek to reclaim these sitesthrough the use of available externalfunds and grants to appropriate andbeneficial uses. Wherever possible andwithin the context of other Councilpolicies such reclaimed land will beused for development purposes butwhere this is not consideredappropriate, alternative ‘green’ orpublic open space uses will beproposed. Re-use of derelict sites fordevelopment purposes will have thebenefit of reducing the demand forgreenfield sites.

5.216 In Doncaster, derelictionassociated with the coal industry is aparticular problem. Planningrestoration conditions have beenimposed on new coalfield tipping,colliery developments and quarryingoperations. The reuse of collierybuildings has been allowed. Wherepossible, sites have been sold forredevelopment or partnership schemeswith the private sector explored. As aresult, the land which was released byBritish Coal often had little or noredevelopment potential. The Councilhas therefore in the past had to dealwith a problem of residual derelict landleft after more profitable areas havebeen disposed of to the private sector.British Coal agreed to reclaimcollieries where mining started before1 July 1948 and which closed within afour year period from 1April 1990. The

Borough Council will work closelywith the successor owners of formercolliery sites to ensure that reclamationand re-use of all closed collieries willbe achieved. Many colliery spoil heapshave restoration conditions but whereno such conditions exist, the sites willbe identified in appendix 5.6. In certaincases, some form spoil removal and/or coal recovery operation, with thecoordinated disposal of wastematerials, may be consideredappropriate as part of the reclamationprocess, subject to relevantEnvironmental, Waste and mineralspolicies.

5.217 Derelict sites are listed inappendix 5.6 and their preferred after-uses are specified.

ENV 68THE BOROUGH COUNCIL WILL SEEK THE IMPROVEMENT OFENVIRONMENTALLY DEGRADED SITES BY:

a) CARRYING OUT LANDSCAPING AND PLANTING AS NECESSARYAND AS SPEEDILY AS POSSIBLE

b) ENCOURAGING THE DEVELOPMENT OF SITES WHICH HAVE SUCHPOTENTIAL

c) PROMOTING AND ENCOURAGING THE IMPROVEMENT OF PRIVATELAND AND BUILDINGS

5.218 For many years the BoroughCouncil has identified and improvedenvironmentally degraded sites togood affect. However, the surveycarried out for preparation of theUnitary Development Plan hasidentified sites which still requiretreatment. Some of the sites aresuitable for development and are

subject to specific proposals in theplan. The large majority of sites thoughare unsuitable for development for anumber of reasons and in these cases,tidying up and landscaping will bringabout a marked improvement in theirappearance and considerably enhancethe overall environment of theBorough. Sites which are in need of

environmental improvement are listedin Appendix.5.7 and their individualpreferred after-use is specified.

5.219 The Borough Council willcontinue to exercise its powers undersection 215 of the Town and CountryPlanning Act 1990 to effect the tidyingof land in private ownership.

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5.221 The appearance of the Borough,for the traveller, is reflected in theenvironmental quality of majortransportation corridors both in ruraland urban areas. The A1 for examplepasses through attractive countrysidewhich the Council will seek to retainand even enhance. Other majortransport routes pass through or closeto towns, villages and industrial areas.In such locations the image of theBorough can be enhanced by ensuringthat new development is attractivelydesigned and that established builtareas are improved throughlandscaping and other generalimprovements. Particular attentionwill be paid to areas where existingdevelopment has turned its back onrailways (the Policy will have specialregard to the likely affect suchenvironmental improvements mayhave on the safe operating ofrailways). The Council will identify‘zones of influence’ along major roadand rail routes which will set theframework for the implementation ofthis policy. This policy will beimplemented with reference torelevant policies in Chapter 7.

5.222 The transportation routes are asfollows:-

Rail:London - EdinburghDoncaster - LeedsSheffield - Hull/CleethorpesDoncaster - Gainsborough

Road:A1/A1(M)M18/M180A631 Rotherham - GainsboroughA638 Worksop - DoncasterA614 Goole - BawtryA60 Doncaster-WorksopA630 Rotherham - DoncasterA18/A1146 Doncaster - GrimsbyA19 Doncaster - SelbyA6023 Conisbrough - Wath - on -DearneA635 Doncaster - BarnsleyA6182 Doncaster - M18 linkB1220 A1-A19 - Carcroft Link

This list will be reviewed during thePlan period to incorporate new routeseg. Rossington - M18 link and mineralrailways if developed for passengertraffic.

ENV 69WHERE DEVELOPMENT IS PROPOSED ON LAND IDENTIFIED ASCONTAMINATED AS A RESULT OF PREVIOUS LAND USES, DEVELOPERSWILL NEED TO MEET THE FOLLOWING REQUIREMENTS: a) PLANNINGAPPLICATIONS SHOULD BE ACCOMPANIED BY DETAILED GROUNDCONDITION REPORTS INDICATING, WHERE APPROPRIATE,RECOMMENDATIONS FOR REMEDIAL TREATMENT; b) A NEED TODEMONSTRATE THAT THEIR PROPOSALS WILL NOT CAUSE ORINCREASE POLLUTION OF WATERCOURSES AND GROUNDWATERRESOURCES; c) GIVE A COMMITMENT THAT SPECIFIED REMEDIALTREATMENT SHALL BE UNDERTAKEN PRIOR TO COMMENCEMENT OROCCUPATION AS APPROPPRIATE.

5.220 Redevelopment of such land canhave major impacts on both surfaceand ground waters through the re-mobilisation of contaminants. It isimportant that these sites arethoroughly investigated in order thatappropriate remedial measures andmethods of working can be devisedand implemented.

A quater of the population felt waste and spoiled land was aserious problem.


ENV 70THE BOROUGH COUNCIL WILL ENCOURAGE AND PROMOTEENVIRONMENTAL AND LANDSCAPE IMPROVEMENTS ALONG MAJORROAD AND RAIL ROUTES, PARTICULARLY WHERE THEY PASS THROUGHBUILT UP AREAS.

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