Managing the Countryside and the Urban Fringe

Chapter 1 - Caring for the Environment

Objective 3 - Managing the Countryside and the Urban Fringe

1.47: Although small in size, Clackmannanshire is under considerable development pressure. The degree of pressure varies but is at its most intense in the more rural areas which coincide with Clackmannanshire’s most attractive and sensitive landscapes, and at the edges of settlements and the countryside between these settlements. There is therefore a need to provide a policy framework within this Local Plan which ensures that Clackmannanshire’s high quality and diverse countryside is retained and enhanced, and that the identity of the settlements and their landscape setting is maintained by establishing a clear definition of their boundaries. This will assist in preventing coalescence.

Development in the Countryside

1.48: Clackmannanshire’s countryside is important in landscape, wildlife, recreational and employment terms and is sensitive to change. The west of Clackmannanshire is relatively densely populated with a restricted amount of open countryside between settlements. In the east of Clackmannanshire, the countryside is more open and rural in character, but this area is equally sensitive to change due to its high landscape value.
1.49: Settlement boundaries are defined on the Local Plan Proposals Maps for the purpose of guiding development to the existing settlements in order to maintain a clear distinction between town and countryside.
1.50: The Council wishes to protect the countryside areas and a general presumption against permitting new development in the countryside will prevail, particularly in areas designated for their landscape or ecological value. It is however recognised that, in certain cases, some new development may be required where it is essential to countryside activities including agriculture, forestry, minerals development and farm diversification. Accordingly, the Council will scrutinise such proposals to permit them only where they can be properly justified under the provisions of the Development Plan policies and subject to rigorous tests of design and environmental quality.
1.51: Conversion of redundant or derelict rural buildings provide opportunities for new development in the countryside, as well as enhancing the vitality of the rural environment/rural economy and promoting sustainable re-use of buildings. The Council has published SAN No 11 (Farm Steading Conversions) which provides detailed advice on the design and specification for conversion of rural buildings.
1.52: Vehicular access related to new development in rural areas should be sensitive to the character of the countryside. The principles set out in the Council’s Development Roads Guidelines and Specifications are designed to ensure the safety of all road users. Developers will normally be expected to adhere to these. However, where adherence would result in significant loss of visual amenity or harm to the landscape quality, adaptation of the normal standards may be considered. However, road safety must not be compromised.

Policy EN18 - Development in the Countryside

The settlement boundaries drawn around each of the settlements represent the limit to which these can expand during the lifetime of the Local Plan. Development proposals outwith the boundaries will not normally be acceptable unless the following criteria can be met:

The restoration of a building of architectural or historic value which is structurally sound and substantially intact, requiring no significant demolition, and where the conversion meets the requirements laid down in SAN No 11 (Farm Steading Conversions); AND
Where the proposed new use would not have a significant adverse impact on nearby uses or be adversely affected by existing nearby uses, particularly continuing agricultural activities; OR
(Where the restoration of an existing derelict building which significantly detracts from the rural landscape would provide clear landscape and visual amenity benefits; OR)
Where the development is an essential requirement of a rural activity as defined in Structure Plan Policy ENV3; AND
Where, for a new non residential building, the applicant can demonstrate that no existing building is available and suitable for the proposed use; AND
The design, scale and siting of the new development respects the character of the surrounding countryside; AND
It can be demonstrated that the proposal can provide adequate vehicular and pedestrian access to the site to the required standards of the Council without adverse effects either on or off the site; AND
There is no harm to the amenities of adjacent land users; OR
Where, for a new house, the operational requirement for a house in association with a business can be clearly justified by an independent agricultural/financial consultant and a report submitted which demonstrates that:
- The business as a whole must be capable of providing the whole or main source of livelihood for its occupant;
- The new house is directly related to an existing business or related to a new business for which a countryside location is essential (Where proposals relate to new business, suitable temporary accommodation may be permitted for a limited period where justification for a new house or viability of the proposed business is not clear at the outset);
- An existing dwelling either serving or connected to the business has not been sold, or in some other way alienated from the holding such as through sub-division.
If a house can be justified it will be subject to a legal agreement under section 75 of the Town & Country Planning (Scotland) Act 1997 to limit occupation to a person solely or mainly employed in the specific business (and any resident dependants), and the house will be tied to the land associated with that business;

In all proposals that meet with the above criteria, sympathetic design that accords with all the Development Plan Caring For The Environment polices, PAN 36 (Siting and Design of New Housing in the Countryside) and PAN 44 (Fitting New Housing Development into the Countryside) will be expected. Proposals that accord with the above criteria but that do not meet the required design quality will not be supported. All supporting information will be expected to be provided at the time of submitting a planning application.

Green Belt & Urban Fringe Management

1.53

The Structure Plan (Policy ENV 4 – Green Belts) requires the Local Plan to define precise boundaries for the areas of Green Belt broadly shown in the Structure Plan key diagram. Within the designated Green Belt areas, the Structure Plan has a strong presumption against new development and requires any new development which is permitted to demonstrate appropriate environmental enhancement.

1.54

In accordance with the principles contained in SDD Circular 24/1985 “Development in the Countryside and Green Belts”, and the general aims set out in the Structure Plan, areas of Green Belt have been identified to meet the following objectives:

to protect the identity of individual settlements by clearly establishing their physical boundaries and preventing coalescence and ribbon development and re-using derelict and brownfield land.
to protect the setting of settlements and the landscape, areas of nature conservation value, heritage resources and agricultural land
to enhance their appearance and value through a programme of environmental improvements and an increase in managed public access

1.55

Limited alteration and extension of dwellings within Green Belts will be acceptable, provided that this does not harm the landscape and recreational value. Other development will be strongly resisted unless it meets the criteria set out in Policy EN 18.

1.56

All Green Belt boundaries have been reviewed and, as a result, major extensions to coverage have been made in the Sauchie, Fishcross, Alva and Lornshill areas. Other minor adjustments have also been applied locally in other areas. These alterations will ensure that the area covered by the Green Belt designation provide consistent protection on the basis of the criteria set out in paragraph 1.54 above.

Policy EN19 - Green Belt

Within Green Belts, development will only be permitted under the following circumstances:

where a countryside location is essential; and
no other suitable alternative sites exist outwith the Green Belt; and
the development would provide an opportunity to significantly enhance the Green Belt.

The Council will work with its partners to secure enhancement of Green Belts, including access, particularly within the Environmental Enhancement Areas falling within Green Belts.

Planning for Equestrian Uses

1.57: Clackmannanshire, in common with other parts of Scotland, has seen a growth in the keeping and riding of horses for recreational purposes. This growth has been recognised by the Council through its development of the Devon Equestrian Centre and the Countryside Path Network.
1.58: However, buildings for equestrian uses often have landscape and visual implications due to the detrimental impact on the countryside which can arise due to the sporadic nature of their distribution and inappropriate design. The use of land for the keeping of horses for non-agricultural purposes such as recreation and associated activities can constitute a material change in use of the land and therefore planning permission will be required.
1.59: The Supplementary Advice Note No. 13 on Horses and Planning gives advice on planning issues associated with horses and gives guidance on locational and design issues associated with horse related developments.

Policy EN20 - Planning for Equestrian Uses

Equestrian development for non-agricultural purposes should have a minimal adverse impact on the countryside. Where existing buildings are not suitable, proposals for stables, field shelters and associated facilities, e.g. exercise and training areas, will only be permitted where they:-

Are sited within or immediately adjoining an existing farm or rural building complex or adjoining an urban area or alongside an existing hedgerow or other landscape feature which affords substantial screening; and
Are provided with a safe vehicular and equestrian access, the construction of which is environmentally acceptable; and
Would not be detrimental to the residential amenity of housing in the locality; and
Are constructed using good quality appropriate materials and designed for their purpose; and
Do not individually or cumulatively adversely affect the quality and character of the landscape

There will be a presumption against such developments in Areas of Great Landscape Value and in Green Belts.

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