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Chapter 10
Green Belt and Countryside

Green Belt

  

GBC1

The Green Belt (Part 1 Policy)

GBC2

Development in the Green Belt

GBC3

Redevelopment of a Major Developed Site in the Green Belt - The Powerhouse, Hoggs Hill Lane, Formby

GBC4

Redevelopment or infilling of a major developed site in the Green Belt - Ashworth Hospital, Maghull

GBC5

Infill Development on Major Developed Sites in the Green Belt

GBC6

Landscape Character (Part 1 Policy)

GBC7

Agricultural Land Quality

GBC8

Equestrian Development

GBC9

Landscape Renewal Areas

 

Objectives

  • To support urban regeneration and a sustainable pattern of development and physical change by restricting development in the Green Belt

     

  • To protect from development the best and most versatile agricultural land as a national resource

     

  • To enhance the environmental quality of Sefton’s rural area

     

Indicators

10.1 Increase in area of woodland planting and woodland under management secured through planning obligations each year.

 

10.2 The number, total area and type of developments approved within the Green Belt, and the proportion which is ‘inappropriate’ development.

 

10.3 The number of planning permissions granted that result in the loss of best and most versatile agricultural land, and the percentage of irreversible development taking place on best and most versatile agricultural land (grades 1, 2, and 3) compared to poorer quality agricultural land (grades 4 and 5).

 

Key partners

Mersey Forest
Countryside Agency

 


Green Belt
Introduction

10.1 In Sefton all land outside of urban areas - that is, Sefton’s countryside - is within the Green Belt. The Green Belt covers an area of 7,840 hectares, approximately 51% of the area of the Borough. This includes significant areas of high quality agricultural land and substantial areas of nature conservation value. It also embraces the majority of the undeveloped coast.

 

10.2 The most important attribute of the Green Belt is its openness. Planning Policy Guidance Note 2, ‘Green Belts’, identifies five purposes of including land in the Green Belt:

 

10.3 The Green Belt in Sefton is particularly important in assisting urban regeneration. New development is focused on sites which have been developed before within urban areas. The Green Belt also plays a key role in protecting the countryside.

 

10.4 Land in the Green Belt should help to achieve a number of objectives which are set out in figure 10.1. The policies in this chapter aim to ensure that only development which contributes to these objectives will take place in the Green Belt.

 

Figure 10.1 The Use of Land in the Green Belt

The use of land in the Green Belt has a positive role to play in fulfilling the following objectives:

 

  • to provide opportunities for access to the open countryside for the urban population;

     

  • to provide opportunities for outdoor sport and outdoor recreation near urban areas;

     

  • to retain attractive landscapes, and enhance landscapes, near where people live;

     

  • to improve damaged and derelict land around towns;

     

  • to secure nature conservation interests; and

     

  • to retain land in agricultural, forestry and related uses.

     


POLICY GBC1
THE GREEN BELT

  1. There will be no changes to the general extent of the Green Belt at least until 2011. The need for any amendment beyond then will be determined at the next Plan Review having regard to Regional Spatial Strategy.

     

  2. Only very restricted types of development appropriate to the purposes of the Green Belt will be permitted.

     

This is a Part 1 policy

 

Explanation

10.5 The boundary of the Green Belt in the Unitary Development Plan adopted in May 1995 is largely unchanged from that approved in the Merseyside Green Belt Local Plan in 1983. The 1983 boundary was itself mainly based on boundaries established in plans in the 1960s and 1970s. This is consistent with an important principle of national Green Belt policy that, once established, Green Belts should endure and should only be changed exceptionally.

 

10.6 The Merseyside Green Belt was devised as a tool to support regeneration within the urban area of Merseyside. This strategic role is recognised in Planning Policy Guidance Note 11 ‘Regional Planning’ which says that the need for a review of, and changes to, approved Green Belts should be set out in Regional Planning Guidance, now RSS.

 

10.7 The draft RSS (expected to be approved in 2007) proposes that the need for any substantial change to the Merseyside Green Belt, beyond 2011, should be identified through a strategic study.

 

10.8 The Council’s view is that the retention of the existing Green Belt is consistent with the aims of sustainable development and urban regeneration at least until 2011. This conclusion is based on studies and consultations carried out for Sefton 2000+ in 1998 and in the light of the subsequent work on urban housing capacity and new regeneration initiatives.

 

10.9 In particular, there is adequate capacity to meet the number of new homes proposed by RSS (see Policy H3 - ‘Housing Land Supply’ of this Plan). Whether there is a need for change to the Green Belt in Sefton in later years will be considered in the Core Strategy in the light of the findings of the sub-regional study.

 

10.10 Only minor amendments have been made to the boundary of Sefton’s Green Belt. This has allowed small parcels of land previously within neighbouring local authorities’ areas to be included within the Sefton Green Belt. These are shown on the Proposals Map.

 

Implementation

10.11 This policy will be implemented through the development control process.

 

Sustainability appraisal

No changes needed.

 

Policy Link

RSS Policy -
SD5 The Green Belts.

 

Background documents

Planning Policy Guidance Note 2 ‘Green Belts’, 1995; ‘Sefton 2000+’, Sefton MBC, 1998; Regional Spatial Strategy for the North West, 2003.

 

POLICY GBC2
DEVELOPMENT IN THE GREEN BELT

Within the Green Belt planning permission will not be given for development other than:

 

  1. The construction of new buildings for the following purposes:

     

    1. agriculture and forestry;

       

    2. essential facilities for outdoor sport and outdoor recreation, for cemeteries, and for other uses of land which preserve the openness of the Green Belt and which do not conflict with the purposes of including land in it;

       

    3. limited extension, alteration or replacement of existing dwellings;

       

    4. infill or redevelopment of major developed sites in accordance with Policies GBC3, GBC4 & GBC5;

       

    5. small-scale composting within the countryside.

       

  2. The re-use of existing buildings where it does not have a materially greater impact than the present use on the openness of the Green Belt and the purposes of including land in it.

     

  3. The temporary use of land for mineral extraction, engineering and other operations.

     

  4. The making of any material change in the use of land where the openness of the Green Belt is maintained and there is no conflict with the purposes of including land in it. In this respect the proposed Maghull North Station and associated Park and Ride facilities in accordance with Policy T4, is appropriate.

     


Explanation

10.12 If the Green Belt is to achieve the objectives set out in figure 10.1, development must be strictly controlled. Policy GBC2 sets out the limited number of uses which are, in principle, appropriate to the Green Belt.

 

10.13 While the construction of new buildings for agriculture and forestry uses in the Green Belt is acceptable in principle, the construction of agricultural and forestry dwellings will be restricted. New dwellings will only be permitted where applicants can prove that there is an essential need that cannot be met by existing accommodation. Where new agricultural and forestry dwellings are allowed, conditions will be attached to the permission to restrict who occupies them. This is to ensure that they remain available for agricultural and forestry uses.

 

10.14 Applications to remove such occupancy conditions will only be permitted where applicants can prove that there is no longer a need for accommodation for somebody solely, mainly or last working in agriculture or forestry in the area.

 

10.15 Limited extension, alteration or replacement of dwellings in the Green Belt is acceptable in principle, provided that such development would maintain the openness of the Green Belt and the purposes of including land within it. The principle of re-using buildings is also acceptable. Applications for the re-use of a building must be accompanied by a structural survey. This should prove that the building is of permanent and substantial construction, and is capable of conversion without major or complete reconstruction.

 

10.16 The construction of small-scale green waste composting facilities may be acceptable in the Green Belt. Policy EMW7 ‘Waste Management Facilities’ sets out the criteria for assessing such proposals. Paragraph 9.48 provides additional advice on this type of development.

 

10.17 Proposals for appropriate scale farm diversification may be acceptable, although new buildings for farm diversification are not acceptable. Sections 2 and 4 of this policy are relevant. Planning Policy Statement 7: Sustainable Development in Rural Areas provides information on appropriate forms of farm diversification. Many farm-based diversification schemes do not require planning permission. Proposals for industrial uses, crafts not directly linked to the agriculture on the farm, storage and distribution, haulage and other uses which are urban in nature, are neither appropriate nor acceptable in Sefton’s Green Belt. The Supplementary Planning Guidance Note ‘Development in the Green Belt’ provides further information and guidance.

 

10.18 Park and Ride sites in the Green Belt may be acceptable providing they fulfil the criteria set out in Planning Policy Guidance Note 13 ‘Transport’. The Park and Ride facilities associated with the proposed Maghull North Station are identified in Policy T4 ‘Safeguarding the Public Transport Network’ and on the Proposals Map. The proposed station is also acceptable.

 

10.19 More detailed information relating to development in the Green Belt is set out in the Supplementary Planning Guidance Note ‘Development in the Green Belt’.

 

Implementation

10.20 This policy will be implemented through the development control process with particular reference to the Supplementary Planning Guidance outlined above.

 

Sustainability appraisal

Policy changed to refer to re-use of buildings.
Policy Links
T4 Safeguarding the Public Transport Network;
EMW7 Waste Management Facilities.

 

Background documents

Planning Policy Guidance Note 2 ‘Green Belts’, 1995; Planning Policy Statement 7 ‘Sustainable Development in Rural Areas’, 2004; Planning Policy Guidance Note 13 ‘Transport’, 2001.

 

Major Developed Sites in the Green Belt

10.21 In Sefton four ‘major developed sites’ have been identified in the Green Belt (figure 10.2). Policies GBC3, GBC4 and GBC5 below set out criteria for assessing appropriate development at these sites.

 

POLICY GBC3
REDEVELOPMENT OF A MAJOR DEVELOPED SITE IN THE GREEN BELT - THE POWERHOUSE, HOGGS HILL LANE, FORMBY

Land at the Powerhouse, Hoggs Hill Lane, Formby, as shown on the Proposals Map, is available for redevelopment. Proposals should meet all of the following criteria:

 

  1. redevelopment or re-use should have no greater impact than the existing development on the openness of the Green Belt and the purposes of including land in it, and where possible should have less;

     

  2. any new buildings resulting from redevelopment should be lower in height than the existing building;

     

  3. if the site is redeveloped, the redevelopment should not occupy a larger area of the site than the area occupied by the existing building unless this would achieve a reduction in height which would benefit visual amenity;

     

  4. redevelopment or re-use should resolve the problems of access by goods vehicles caused by previous business uses.

     

Figure 10.2 Major Developed Sites in the Green Belt

 

Figure 10.2 Major Developed Sites in the Green Belt

Explanation

10.22 The Powerhouse is a prominent industrial building on the southern edge of Formby. It was built to generate power for the adjacent Liverpool to Southport railway. The site has since been used for a number of commercial purposes, but the access via Hoggs Hill Lane is not suitable for goods vehicles. Part of the site has been used for landfill. The site lies within a flood risk area, next to the River Alt.

 

10.23 An alternative use is encouraged, provided that the access problem is resolved. The new use should not have a greater impact on the openness of the Green Belt, which in this location helps to maintain the open gap between the settlements of Formby and Hightown. Small scale residential development may be an appropriate use for the site or, alternatively, conversion of the Powerhouse for residential purposes.

 

10.24 This policy sets out the criteria which will be used to assess proposals for the redevelopment or re-use of this major developed site. It will be important to ensure that neither approach results in greater impact on the Green Belt either through the amount of land required for new residential development or through the additional requirement of converting the building (in particular the need for car parking). The extra amount of land identified for new development should be the minimum required to achieve a viable scheme. Specialist advice will be taken regarding the economic viability of any development proposal.

 

Implementation

10.25 This policy will be implemented through the development control process.

 

Sustainability appraisal

No changes made as design issues dealt with in Policy DQ1 ‘Design’.

 

Policy Links

None

 

Background documents

Planning Policy Guidance Note 2 ‘Green Belts’, 1995.

 

POLICY GBC4
REDEVELOPMENT OR INFILLING OF A MAJOR DEVELOPED SITE IN THE GREEN BELT – ASHWORTH HOSPITAL, MAGHULL

Infilling or redevelopment will be allowed at Ashworth Hospital, Maghull, as shown on the Proposals Map, subject to the following criteria:

 

  1. Infilling should:

     

    1. have no greater impact on the purpose of including land in the Green Belt than the existing development;

       

    2. not exceed the height of the existing buildings;

       

    3. not lead to a major increase in the developed proportion of the site.

       

  2. Redevelopment should:

     

    1. have no greater impact than the existing development on the openness of the Green Belt and the purposes of including land in it, and where have possible have less;

       

    2. contribute to the achievement of objectives for the use of land in the Green Belt;

       

    3. not exceed the height of the existing buildings; and

       

    4. not occupy a larger area of the site than existing buildings.

       


Explanation

10.26 The East Site of the Ashworth Hospital became redundant in 2003. It is considered appropriate to provide for the complete or partial redevelopment of Ashworth Hospital, as well as for infilling. Any proposals for the partial redevelopment of this site should be put forward in the context of comprehensive, long-term plans for the site as a whole. A development brief may be prepared to identify suitable uses once an assessment has been done of the likely impact of any use on the Green Belt, including the amount of traffic generated.

 

10.27 Within the existing developed area of this site modest development related to the existing hospital use is, in principle, acceptable to enable this use to continue. This comprises the filling of small gaps between existing built development.

 

10.28 This policy will be implemented through the development control process.

 

Sustainability appraisal

This is a new policy recommended by the Inspector following a Public Inquiry and no sustainability appraisal has been carried out.

 

Policy Links

None

 

Background Documents

PPG2 ‘Green Belts’

 

POLICY GBC5
INFILL DEVELOPMENT ON MAJOR DEVELOPED SITES IN THE GREEN BELT

  1. This policy applies within the areas defined on the Proposals Map at the following sites:

     

    • Altcar Rifle Range, Hightown;

       

    • Woodvale Airfield, Formby.

       

  2. Proposals for limited infill development will be permitted within the above areas, where all of the following criteria are met:

     

    1. it does not have a greater impact on the purposes of including land in the Green Belt than the existing development;

       

    2. it does not exceed the height of the existing buildings;

       

    3. it does not lead to a major increase in the proportion of the site which is developed.

       


Explanation

10.29 Two major developed sites in the Green Belt are expected to continue in their current uses during the Plan period. These are at:

 

10.30 Within the existing developed area of these sites modest development related to the existing use is, in principle, acceptable to enable these uses to continue. This comprises the filling of small gaps between existing buildings. This can help to secure jobs and prosperity without harming the Green Belt.

 

Implementation

10.31 This policy will be implemented through the development control process.

 

Sustainability appraisal

No changes made as policy relates to specific sites and circumstances.

 

Policy Links

None

 

Background documents

Planning Policy Guidance Note 2 ‘Green Belts’, 1995.

 

Countryside

POLICY GBC6
LANDSCAPE CHARACTER

Development in the countryside will only be permitted where proposals contribute, as appropriate, to the preservation, conservation, enhancement or restoration of the landscape character of the countryside.

 

This is a Part 1 policy

 


Explanation

10.32 Sefton’s countryside is a precious natural resource. The character of the landscape, once lost, cannot be re-created. The landscape and historic character can make a significant contribution to the economic, environmental, and community life of the Borough.

 

10.33 Studies of the landscape character of the Sefton countryside have been carried out. These identify the key characteristics of the countryside, and divide the countryside into landscape types.

 

10.34 This policy ensures that any development in rural areas contributes to the character of Sefton’s countryside. In areas where the landscape is of a high quality, development proposals will be required to ensure that its character is retained. In areas where the character of the landscape has deteriorated, development proposals will have to contribute towards the enhancement or restoration of the landscape character.

 

10.35 A Supplementary Planning Guidance (SPG) Note ‘Landscape Character’ has been prepared. This identifies the different landscape types within Sefton, their distribution and quality, and how development will be able to contribute to their preservation, conservation, enhancement or restoration.

 

Implementation

10.36 This policy will be implemented through the development control process guided by the SPG referred to above.

 

Sustainability appraisal

Minor change made to clarify policy wording.

 

Policy Link

CPZ3 Coastal Landscape Conservation and Management

 

Background documents

Planning Policy Guidance Note 7 ‘The Countryside’, 1997; Planning Policy Guidance Note 15 ‘Planning and the Historic Environment’, 1994; Sefton Landscape Character Assessment, Sefton MBC, 1999.

 

POLICY GBC7
AGRICULTURAL LAND QUALITY

Development will not be permitted if it would result in the loss of the best and most versatile agricultural land unless all of the following criteria are met:

 

  1. there is a lack of sites in already developed areas;

     

  2. no land below grade 3a is available which is not subject to an environmental designation;

     

  3. the development is proposed on land of the lowest practicable grade.

     


Explanation

10.37 The Agricultural Land Classification system grades the quality of agricultural land from 1 to 5, with grade 3 divided into grades 3a and 3b. The best and most versatile agricultural land is that in grades 1, 2 and 3a. This land is a national environmental asset and economic resource which should be protected from irreversible development for future generations.

 

10.38 Sefton has 3,770 hectares of the best and most versatile agricultural land. This makes up almost half (48%) of the Sefton Green Belt. Any proposals for development on the best and most versatile agricultural land would have to be acceptable in the Green Belt. Where a proposal is acceptable in the Green Belt or is justified by very special circumstances, it will be assessed against the criteria set out in Policy GBC6 ‘Landscape Character’.

 

Implementation

10.39 This policy will be implemented through the development control process.

 

Sustainability appraisal

No changes needed.

 

Policy Links

GBC1 The Green Belt
GBC6 Landscape Character

 

Background documents

Planning Policy Guidance Note 7 ‘The Countryside’, 1997.

 

POLICY GBC8
EQUESTRIAN DEVELOPMENT

  1. Proposal for small-scale development for the keeping of horses and other equestrian development will be permitted where the following criteria are met:

     

    1. at least 0.4 hectares of grazing land is available for each horse at the same location;

       

    2. new buildings are sited and designed to minimise the visual impact on the openness of the Green Belt;

       

    3. there is easy access to bridleways.

       

A planning condition or legal agreement may be used requiring a specific and identified area of land to be available at all times for the use of the horses.

 

  1. Proposals for livery or other commercial equestrian activities involving the overnight accommodation of horses will only be permitted where there is an existing residential property or building suitable for conversion to residential use available on or nearby the site.

     

A planning condition or legal agreement will be used to tie the dwelling to the activity.

 


Explanation

10.40 The riding and keeping of horses is an appropriate activity in the countryside. However, the over-intensive use of land for activities related to the keeping of horses, such as overgrazing or a large number of buildings, can detract from the character of the landscape and the openness of the Green Belt.

 

10.41 To ensure that horse related development does not result in overgrazing, proposals should provide for at least 0.4 hectares of grazing land for every horse within or adjacent to the site where the horses will be kept. This standard is endorsed by the British Horse Society.

 

10.42 New buildings for horse-related activities, including stables, field shelters, tack rooms and other associated development, should be no larger than is essential for the use. Wherever possible existing buildings should be re-used to reduce the need for new buildings.

 

10.43 Commercial livery or equestrian activities that provide overnight accommodation for horses will often require 24-hour residential supervision. As new dwellings are not normally acceptable in the Green Belt, proposals for new commercial developments will only be considered where there is an existing dwelling or building suitable for conversion available on or nearby the site.

 

10.44 Equestrian development proposals must demonstrate that there is easy access to bridleways. It should be noted that not all bridleways are public Rights of Way and permission must be sought for access to bridleways that are not public Rights of Way. A record of public Rights of Way is held by Sefton Council.

 

Implementation

10.45 This policy will be implemented through the development control process.

 

Sustainability appraisal

No changes needed.

 

Policy Links

None

 

Background documents

Planning Policy Guidance Note 2 ‘Green Belts’, 1995; Planning Policy Guidance Note 7 ‘The Countryside’, 1997.

 

POLICY GBC9
LANDSCAPE RENEWAL AREAS

Development within Landscape Renewal Areas, including farm diversification, will only be permitted where it does not harm any, and makes a positive contribution to one or more, of the following:

 

  1. environmental and landscape quality;

     

  2. the aims and objectives of the Mersey Forest Plan;

     

  3. opportunities for public access and informal countryside recreation;

     

  4. biodiversity.

     


Explanation

10.46 The following areas are designated as Landscape Renewal Areas (LRAs):

 

  1. Alt and Rimrose Valleys LRA

     

  2. Town Lane LRA

     

Further Landscape Renewal Areas may be proposed and approved within the life of the Plan.

 

10.47 Within Sefton’s countryside there are many sites consisting of degraded or derelict open land, including former landfill sites, some of which are quite extensive. Almost all is high-profile, being at the urban fringe, and much is next to key transport corridors and gateways into Sefton. This creates a poor image for visitors and those contemplating investment in Sefton, as well as for those living or working in the countryside or urban fringe.

 

10.48 This policy aims to ensure that development proposals contribute to environmental regeneration. Improving the environmental and visual quality of the area can also assist the regeneration of the rural economy e.g. by encouraging countryside-based recreation and tourism. Environmental regeneration will improve the image of Sefton’s countryside and the Borough as a whole. Developments on the edge of urban areas can enhance the character and appearance of the urban fringe, consolidate green networks, and promote biodiversityG. All of this has a positive impact on urban and rural regeneration.

 

10.49 There is a concentration of derelict and degraded sites in the Alt and Rimrose Valleys in the south of the Borough, around the M57, M58, and Switch Island between Maghull/Melling and Aintree/Netherton. This area is an important gateway to the borough, encompassing major roads, recreational paths and the Leeds and Liverpool Canal. This land is designated as the Alt and Rimrose Valleys Landscape Renewal Area. The degraded open land around Town Lane, Kew, a former landfill site, is designated as the Town Lane Landscape Renewal Area. It is important to note that not all of the sites within the LRAs may be derelict, and any proposals for development should conserve and enhance the landscape quality of these sites.

 

10.50 The Mersey Forest is a partnership between the Countryside Agency, Forestry Commission, Environment Agency and local authorities across Merseyside and north Cheshire. The whole of Sefton lies within the Mersey Forest. The Mersey Forest Plan seeks to increase tree planting where appropriate across the Forest (in both rural and urban areas), in view of the environmental, social and economic benefits this can bring.

 

Implementation

10.51 This policy will be implemented through the development control process.

 

Sustainability appraisal

No changes needed.

 

Policy Links

GBC2 Development in the Green Belt;
GBC6 Landscape Character.

 

Background documents

‘The Mersey Forest Plan’, Mersey Forest Partnership, 2001.

 

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