History

1.1          The Purpose of the Plan

1.1.1     The Districtwide Local Plan is a Statutory Document. It is prepared under Part 2 of the Town and Country Planning Act 1990. The plan replaced all existing local plans in force in the Borough. These were:

Clitheroe Local Plan Review, Adopted 1992;

Southern Fringe Local Plan, Adopted 1990; Longridge Local Plan, Adopted 1987; and

Burnley District Local Plan, Adopted (as it relates to Simonstone) 1985.

1.1.2     The remainder of the Borough was previously covered by the Rural Areas Local Plan Interim Settlement Strategy. This was a document approved by this Council for development control purposes pending the production of a formal local plan. The Districtwide Local Plan has replaced that document, and is used in the rural areas to guide and control development.

1.1.3          Figure 3 shows the plan in relation to national and countywide policies.

1.2.1 The Districtwide Local Plan has a proposed life-span of fifteen years. The base date for the local plan has been chosen as Mid 1991. This provides a good statistical base using the 1991 census. This means that figures included in this document will take some completed developments and existing developments into account.

1.2.2 This local plan is programmed to run until mid 2006. This will match the timescale of the Lancashire Structure Plan review 1991 – 2006. This was adopted in February 1997.

1.3         Conformity to the Lancashire Structure Plan

1.3.1      Planning legislation requires local plans to be prepared in general conformity to the structure plan. This plan has been produced to conform to the policies of the Structure Plan.

1.4         The Local Plan Consultation Process

1.4.1     Because the local plan forms the statutory basis for decision making in the Borough it is important that local people and organisations are given the opportunity to participate in its preparation.

1.4.2 There have been opportunities for people to make their views known as the plan progresses. These did lead to changes being made to the plan.

1.5         The Consultation Process

1.5.1 The main stages of consultation are shown in Figure 4. As can be seen the plan must pass through a number of clearly defined phases.

(i)           Pre Deposit Consultation.

The regulations do not require that a pre-deposit version of the plan is produced. However, in view of the importance of the document and the usefulness of informed debate on the issues raised, the Borough Council produced a pre-deposit version of the plan to allow for as full a consultation exercise as possible.

The Local Plan was made available for public comment between 27 January 1994 and 22 April 1994. Publicity undertaken included:

·       a series of meetings with parish/town councils;

·       a half page advert explaining the plan was placed in the Clitheroe Advertiser. A full page advert also appeared in the Longridge News;

·       statutory notices were placed in all local newspapers;

·       the plan could be bought or borrowed for a small deposit;

·       copies of the plan were circulated to all statutory consultees and local interest groups;

·       a notice referring to the plan and consultation procedures was included with all council tax bills.

The publicity into the plan exceeded the standard set out in government guidance. The level of responses received is an indication of the success of this exercise.

A total of 272 representations were received. These were submitted by a wide range of people and organisations. As a result of these comments and also changes to the Lancashire Structure Plan a number of modifications to the Districtwide Plan were made.

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This is the final consultation edition of the plan. It is important that people or organisations that wish to comment do so at this stage.

The local plan cannot be put on deposit until the Council has sent a copy to Lancashire County Council, who must then supply a statement that the plan is, or is not in general conformity to the Lancashire Structure Plan. This must be returned within 28 days. A statement of non-conformity counts as an objection to the plan.

The formal deposit of the plan was accompanied by press adverts, formal consultations and exhibitions. The period for consultations was six weeks.

If any objections are received at this stage, which cannot be resolved through negotiations the objector has the right to appear at the Public Local Inquiry. An inquiry into this local plan was held between the 15 March 1996 and 24 April 1996. Following consideration of the objections received the independent inspector appointed by the Secretary of State suggested a series of modifications to the plan. The majority of these were accepted. Formal modifications were placed on deposit on the 19 June 1997. A second series of modifications was made available in February 1998.

Further details are available in the booklet “Development Plans – What you need to Know” which is available free of charge from the council offices.

1.6         The Format of the Local Plan

1.6.1     This local plan is presented in two main parts, the written statement and the proposals maps. The policies of the plan are given a reference number and are emphasised by a different typeface for ease of identification and clarity.

1.6.2 The proposals map identifies policy areas on an ordnance survey base map. Policy numbers shown on the map correlate to those shown in the written statement.

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2.1         Strategy

2.1.1     For a number of years the actions of Ribble Valley Borough Council have been guided by a “mission statement” which says:

“Our aims are to identify, develop and promote the social, economic, cultural and physical well-being of the community of Ribble Valley in the most efficient, effective and economic manner consistent with the rural nature of the area.”

2.1.2   The Districtwide Plan should be the “land use” expression of this statement. It must reflect the need to ensure that any development promoted or allowed is “sustainable” ie. it does not restrict the opportunity of future generations to enjoy the high quality environment of Ribble Valley.

2.1.3    The basis of the strategy is that development is directed and controlled. No, or at the worst, little damage should be caused to the natural or built environment. In that part of Ribble Valley designated an area of outstanding natural beauty, development should actually improve the environment if at all possible. Any development permitted should always be in the most suitable practical location and be geared to meeting the needs of the present and future population for housing, employment and all services.

2.1.4     Development will be directed to those locations which offer the greatest opportunities for movement by methods other than the private car ie walking, cycling and public transport. Environmental harm caused by the use of car is at the same time severe and also potentially preventable.

2.1.5    Self-sufficiency should be a constant theme throughout the plan. Those growing up in Clitheroe, Longridge, or indeed one of the Bowland villages should as far as possible be able to continue to live and work there should they so choose. The plan cannot achieve this alone but can aim to prepare policies, which allow the possibility.

2.1.6    Major expansion is not envisaged for the area. This would not be consistent with the regional and local need to minimise unnecessary travel and protect the quality of the countryside for its own sake. The plan must however recognise the needs of residents and the perception of the area by its neighbours as a beautiful place to visit. Development that does take place to meet these needs should be directed to those parts of the area most capable of accommodating it on the basis of:

·       the need to redevelop/reclaim unused, unattractive or derelict land

·       the availability of public transport;

·       the availability of existing infrastructure and services;

·       the absence of environmental harm.

2.1.7     A vital function of the plan is to offer a degree of certainty to people. No plan can guarantee the future use of any piece of land but it can give clear indications of the likelihood of development. House purchase can be heavily influenced for example by the likely use of a neighbouring field.

2.2         Objectives of the Plan

2.2.1     The objectives that the plan seeks to achieve can be grouped under the headings of three broad aims. These aims are concerned with:

•    the environment;

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·        quality of life.

2.2.2     It is important to recognise at the start that there will be times when the objectives will be in conflict. Some level of balance and give and take is inevitable. Economic growth is at least in part based upon new development. New development must have some impact on the environment wherever it is located. The plan’s duty is to form a framework for making decisions to balance these aims.

2.3          The Environmental Aim

2.3.1      To protect and enhance the built and natural environment of Ribble Valley. 2.4               Objectives

1.        To safeguard all open land from unnecessary development.

2.            To protect all sites of particular landscape or wildlife value including: Sites of Special Scientific Interest (SSSI’s), Tree Preservation Orders (TPO’s), wildlife habitats, County Heritage Sites.

3.           To safeguard the character of the Forest of Bowland AONB.

4.            To safeguard protect and enhance the qualities of the 16 conservation areas in the district and the thousand plus listed buildings.

5.           To provide for valuable uses for unused buildings of recognised quality.

6.         To safeguard the peace and quiet of the countryside.

7.        To promote new and protect existing local nature reserves.

8.            To reclaim and reuse contaminated and derelict land for a beneficial purpose including open space.

9.           To safeguard and record the archaeological heritage of the Borough.

10.          To promote an increase in the total tree cover in the district and increase the proportion of trees/woodlands in a healthy condition.

11.         To maintain and enhance hedgerows.

12.          To direct development in a way that minimises the use of private car transport.

13.          To introduce usable open space and to those areas short of such space and to increase the access to such areas where direct provision is not possible.

14.         To restrict land use that would generate a noise nuisance.

15.         To protect the best and most versatile agricultural land.

16.         To encourage and promote the use of public transport, cycling and walking.

2.5          The Economic Aim

2.5.1         To allow enterprise to flourish and the needs of the people for employment to be met.

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1.        To promote and encourage economic and productive agriculture.

2.         To develop the tourist potential of the district where it is consistent with maintaining the quality of the environment of the area.

3.            To identify land for new industrial/employment generating operations in sites attractive to potential users.

4.            To promote the diversification of farms.

5.            To recreate the jobs lost at Brockhall Hospital during the 1980’s/1990’s on site.

6.         To encourage the efficient operation, and where appropriate expansion, of existing industrial concerns.

7.         To encourage a broader economic base.

8.           To ensure adequate and safe transport infrastructure for industry.

9.            To protect and enhance the existing shopping centres of Clitheroe and Longridge.

10.          To protect remaining and increase job opportunities in the more remote rural parts of the borough.

2.7          Quality of Life

2.7.1         To make a positive contribution to the quality of life of all Ribble Valley residents.

2.8          Objectives

1.         To meet housing and employment needs in the Borough by the allocation of land as necessary.

2.        To make specific provision for locally generated housing needs.

3.           To provide for special housing needs.

4.            To ensure all residents have good access to the countryside, sports and entertainment facilities, shops, health care and all other facilities.

5.            To protect residents from nuisance from all sources, particularly temporary retail uses, traffic, noise, pollution and the impact of nearby development.

6.      To offer residents of the area and enterprises within the area a clear indication of the likely future pattern of development.

7.      To enhance safe mobility for all in the community.

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3.2.11 POLICY G3

Within the villages of Mellor Brook, Read and Simonstone, as defined on the proposals map, planning permission will be granted for:

(a)        The development and redevelopment of land wholly within the settlement boundary, not defined as essential open space (it should be noted that that the Borough Council will negotiate to secure an element of affordable housing on large sites, see Policy H19).

(b)        The rehabilitation and re-use of buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

3.2.12 These villages are considered most suitable to accommodate modest development. This is by virtue of the community facilities already existing within the villages.

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3.2.14 POLICY G4

Within the villages of:

a)            The development of sites allocated in this plan.

b)         The use of infill sites not defined as essential open spaces.

C)         The rehabilitation and re-use of rural buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

d)         Proposals which contribute to the solution of a particular local housing, social, community or employment problem. In the case of housing development proposals will be expected to conform to Policy H20.

3.2.15  It is important to define which villages can accommodate small-scale development and to establish exactly what will be considered acceptable. The policy recognises the need to protect the individual character of each village. It also prevents unnecessary expansion into the countryside. In this respect the village boundaries have been drawn on the following basis:

i)             All properties physically linked to the main (built) part of the settlement are included;

ii)            All undeveloped areas of existing planning consents are included;

iii)               They include residential curtilages;

iv)               Boundaries do not include properties separated from the main body of the settlement by areas of open land not forming a residential curtilage;

v)        In most cases single depth development (ribbon development) along roads leading out of settlements has been excluded, unless the area is physically well related to the settlement.

3.2.16       For the purpose of this policy infill development is defined as:

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ii)         proposals which would not lead to ribbon development or a fragmented pattern of development;

iii)        development would reflect the character of the village in terms of scale, design and density and not have any detrimental visual impact on the locality.

i)          essential to the local economy or the social well being of the area; or

ii)       needed for the purposes of agriculture or forestry; or

iii)      sites developed for local needs housing (subject to Policy H20 of this plan); or

iv)      small scale tourism developments and small scale recreational developments appropriate to a rural area subject to Policy RTI; or

v)         other small-scale uses appropriate to a rural area which conform to the policies of this plan.

3.2.18 This policy recognises the need to protect the countryside from inappropriate development. In doing so, it must be accepted that the countryside is a working area and a source of many Ribble Valley residents’ livelihoods. As such it is subject to change and to development pressures. If properly managed, these can be accommodated without harming the basic character of the area.

3.2.19 Where issues of agricultural justification are raised by development proposals the Borough Council will gain appropriate specialist advice.

3.2.20 The settlement strategy of the plan will be implemented through the development control process.

3.2.21 ESSENTIAL OPEN SPACES POLICY G6

Development will not be permitted on land which is designated as essential open space on the Proposals Map unless it does not compromise the visual quality and value of general openness or the recreational value of the site or unless warranted by overriding material considerations in the public interest.

3.2.22  These sites have significant amenity value either visually or through their recreational use. It is important that they are protected from unnecessary development in order to preserve the characteristics of the plan area.

3.2.22  In designating such areas regard has been taken to the need to protect the sites from unnecessary developments in order to preserve the characteristics of the plan area; to protect sites which have a significant amenity value due to the visual quality of the site; and to preserve sites of important recreational open space.

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3.2.24    Recreational open space would include areas such as parks, play areas, playing fields, sports pitches and informal open spaces. In certain instances some areas have been identified as public recreational land and are shown on the Proposals Map. In designating such areas regard has been taken to the size; accessibility for public use the level of facilities provided on the site, the location and the topography.

3.2.25   Many areas designated have existing buildings and uses within them such as schools, churches etc. Development which is necessary for the continued efficient operation of such uses should not be prohibited unless it is detrimental to the openness or attractiveness of the site. In addition, other sites such as playing fields can have their usefulness enhanced by small-scale developments such as changing rooms etc. Proposals of this nature should also be considered acceptable subject to detailed siting and design.

3.2.26   Any proposal will also be considered having regard to Policy RT10. 3.3               FLOOD PROTECTION

3.3.1 POLICY G7

All development proposals will be expected to:

i)         Protect flood plains.

ii)           Protect areas at risk from flooding as indicated on the proposals map.

iii)       Allow necessary access to watercourses for maintenance.

iv)       Prevent an unacceptable change to surface water run-off.

v)           Protect the continuity and integrity of existing fluvial defences.

3.3.2     The National Rivers Authority is aware of a number of potential flooding areas in the Borough mainly connected with the River Ribble corridor. The National Rivers Authority will be consulted on all applications to assess the implications of development. Towns and villages which may be affected by flooding include:

Billington

Bolton by Bowland Chatburn (Chapel Laith) Downham

East of Clitheroe around Taylor Street The Ribble corridor around Ribchester The Ribble corridor around Sawley Waddington

Whalley around the River Calder West Bradford

Worston

3.3.3     The National Rivers Authority has prepared a draft Catchment Management Plan (November 1995) for the Ribble Catchment. This plan is intended to bring together the management of all water-based interests within the Ribble Catchment including the Borough of Ribble Valley. This will produce a framework for advising on planning applications on such issues as water supply and sewerage infrastructure, waste disposal, protection of flood plains and conserving the aquatic environment. The Council will have regard to this plan when considering development proposals which may affect the water environment.

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3.4.1    The Borough Council has a general aim to develop the concept of sustainable development with an emphasis on improving the quality of life in the Borough. The planning system faces two apparently conflicting forces. On the one hand are demands for growth and development. On the other hand are growing demands for better environmental quality. Although the planning system has always been promoted as a means of balancing these conflicting demands it is apparent that it has not always been able to take account of all relevant factors. There are, however, certain land use factors which can be guided and controlled through this plan.

3.4.2    POLICY G8

In its consideration of all development proposals the Council will take full account of the need to:

(a)          remove and reclaim contaminated land plus derelict and disused sites, which cause clear environmental damage, for uses in accordance with the provisions of this plan;

(b)        minimise air, surface water, ground water, light and ground pollution;

(c)        prevent the intrusion of noise into residential areas or areas used for recreation;

(d)          discourage the production of waste;

(e)          implement improvements to areas of poor environment;

This is the final consultation edition of the plan. It is important that people or organisations that wish to comment do so at this stage.

The local plan cannot be put on deposit until the Council has sent a copy to Lancashire County Council, who must then supply a statement that the plan is, or is not in general conformity to the Lancashire Structure Plan. This must be returned within 28 days. A statement of non-conformity counts as an objection to the plan.

The formal deposit of the plan was accompanied by press adverts, formal consultations and exhibitions. The period for consultations was six weeks.

If any objections are received at this stage, which cannot be resolved through negotiations the objector has the right to appear at the Public Local Inquiry. An inquiry into this local plan was held between the 15 March 1996 and 24 April 1996. Following consideration of the objections received the independent inspector appointed by the Secretary of State suggested a series of modifications to the plan. The majority of these were accepted. Formal modifications were placed on deposit on the 19 June 1997. A second series of modifications was made available in February 1998.

Further details are available in the booklet “Development Plans – What you need to Know” which is available free of charge from the council offices.

1.6         The Format of the Local Plan

1.6.1     This local plan is presented in two main parts, the written statement and the proposals maps. The policies of the plan are given a reference number and are emphasised by a different typeface for ease of identification and clarity.

1.6.2 The proposals map identifies policy areas on an ordnance survey base map. Policy numbers shown on the map correlate to those shown in the written statement.

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2.1         Strategy

2.1.1     For a number of years the actions of Ribble Valley Borough Council have been guided by a “mission statement” which says:

“Our aims are to identify, develop and promote the social, economic, cultural and physical well-being of the community of Ribble Valley in the most efficient, effective and economic manner consistent with the rural nature of the area.”

2.1.2   The Districtwide Plan should be the “land use” expression of this statement. It must reflect the need to ensure that any development promoted or allowed is “sustainable” ie. it does not restrict the opportunity of future generations to enjoy the high quality environment of Ribble Valley.

2.1.3    The basis of the strategy is that development is directed and controlled. No, or at the worst, little damage should be caused to the natural or built environment. In that part of Ribble Valley designated an area of outstanding natural beauty, development should actually improve the environment if at all possible. Any development permitted should always be in the most suitable practical location and be geared to meeting the needs of the present and future population for housing, employment and all services.

2.1.4     Development will be directed to those locations which offer the greatest opportunities for movement by methods other than the private car ie walking, cycling and public transport. Environmental harm caused by the use of car is at the same time severe and also potentially preventable.

2.1.5    Self-sufficiency should be a constant theme throughout the plan. Those growing up in Clitheroe, Longridge, or indeed one of the Bowland villages should as far as possible be able to continue to live and work there should they so choose. The plan cannot achieve this alone but can aim to prepare policies, which allow the possibility.

2.1.6    Major expansion is not envisaged for the area. This would not be consistent with the regional and local need to minimise unnecessary travel and protect the quality of the countryside for its own sake. The plan must however recognise the needs of residents and the perception of the area by its neighbours as a beautiful place to visit. Development that does take place to meet these needs should be directed to those parts of the area most capable of accommodating it on the basis of:

·       the need to redevelop/reclaim unused, unattractive or derelict land

·       the availability of public transport;

·       the availability of existing infrastructure and services;

·       the absence of environmental harm.

2.1.7     A vital function of the plan is to offer a degree of certainty to people. No plan can guarantee the future use of any piece of land but it can give clear indications of the likelihood of development. House purchase can be heavily influenced for example by the likely use of a neighbouring field.

2.2         Objectives of the Plan

2.2.1     The objectives that the plan seeks to achieve can be grouped under the headings of three broad aims. These aims are concerned with:

•    the environment;

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·        quality of life.

2.2.2     It is important to recognise at the start that there will be times when the objectives will be in conflict. Some level of balance and give and take is inevitable. Economic growth is at least in part based upon new development. New development must have some impact on the environment wherever it is located. The plan’s duty is to form a framework for making decisions to balance these aims.

2.3          The Environmental Aim

2.3.1      To protect and enhance the built and natural environment of Ribble Valley. 2.4               Objectives

1.        To safeguard all open land from unnecessary development.

2.            To protect all sites of particular landscape or wildlife value including: Sites of Special Scientific Interest (SSSI’s), Tree Preservation Orders (TPO’s), wildlife habitats, County Heritage Sites.

3.           To safeguard the character of the Forest of Bowland AONB.

4.            To safeguard protect and enhance the qualities of the 16 conservation areas in the district and the thousand plus listed buildings.

5.           To provide for valuable uses for unused buildings of recognised quality.

6.         To safeguard the peace and quiet of the countryside.

7.        To promote new and protect existing local nature reserves.

8.            To reclaim and reuse contaminated and derelict land for a beneficial purpose including open space.

9.           To safeguard and record the archaeological heritage of the Borough.

10.          To promote an increase in the total tree cover in the district and increase the proportion of trees/woodlands in a healthy condition.

11.         To maintain and enhance hedgerows.

12.          To direct development in a way that minimises the use of private car transport.

13.          To introduce usable open space and to those areas short of such space and to increase the access to such areas where direct provision is not possible.

14.         To restrict land use that would generate a noise nuisance.

15.         To protect the best and most versatile agricultural land.

16.         To encourage and promote the use of public transport, cycling and walking.

2.5          The Economic Aim

2.5.1         To allow enterprise to flourish and the needs of the people for employment to be met.

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1.        To promote and encourage economic and productive agriculture.

2.         To develop the tourist potential of the district where it is consistent with maintaining the quality of the environment of the area.

3.            To identify land for new industrial/employment generating operations in sites attractive to potential users.

4.            To promote the diversification of farms.

5.            To recreate the jobs lost at Brockhall Hospital during the 1980’s/1990’s on site.

6.         To encourage the efficient operation, and where appropriate expansion, of existing industrial concerns.

7.         To encourage a broader economic base.

8.           To ensure adequate and safe transport infrastructure for industry.

9.            To protect and enhance the existing shopping centres of Clitheroe and Longridge.

10.          To protect remaining and increase job opportunities in the more remote rural parts of the borough.

2.7          Quality of Life

2.7.1         To make a positive contribution to the quality of life of all Ribble Valley residents.

2.8          Objectives

1.         To meet housing and employment needs in the Borough by the allocation of land as necessary.

2.        To make specific provision for locally generated housing needs.

3.           To provide for special housing needs.

4.            To ensure all residents have good access to the countryside, sports and entertainment facilities, shops, health care and all other facilities.

5.            To protect residents from nuisance from all sources, particularly temporary retail uses, traffic, noise, pollution and the impact of nearby development.

6.      To offer residents of the area and enterprises within the area a clear indication of the likely future pattern of development.

7.      To enhance safe mobility for all in the community.

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iii)        not identified elsewhere in the settlement strategy;

iv)       those which contain at least 20 dwellings and a shop or public house or place of worship or school or community hall, i.e. they are of a size, form and function which justifies treatment as a settlement.

These villages are shown on the proposals map:

·        land outside settlements where restrictions on development apply.

3.2.3   In preparing this plan settlements described as hamlets (i.e. all those not included in the above categories) have not been identified on the proposals map, and have not been given development boundaries. This is because they are not considered large enough (or considered to have significant facilities) to allow for growth. Policies that would relate to open countryside will also apply to these hamlets.

3.2.4   In interpreting the structure plan policy at a detailed local level there are some clear difficulties. For example, Wilpshire is classed as part of a main urban area, and as such development should be concentrated into it. Wilpshire is however tightly surrounded by green belt, the boundaries of which should not be changed; as such development opportunities are limited.

3.2.5 POLICY G2

Within the plan area developments will be mainly directed towards land within the main settlement boundaries. These are defined on the proposals map. The following scale of development will be approved:

i)        Wilpshire – development of sites within the settlement boundary and outside the green belt;

ii)       Clitheroe – consolidation and expansion of development and rounding off development. In all cases this must be on sites wholly within the settlement boundary and must be appropriate to the town’s size and form;

iii)      Billington, Longridge and Whalley – development wholly within the built part of the settlement or the rounding-off of the built-up area.

3.2.6     Wilpshire, Clitheroe, Billington, Longridge and Whalley will be described as the main settlements elsewhere in this plan. This policy recognises the need to define the main settlements of the Borough, and to designate those sites which are appropriate for large-scale development. In drawing the main settlement boundaries the following criteria have been applied:

Main settlement boundaries will:

·       include all properties physically linked to the main part of the settlement;

·       include necessary land-use allocations;

·        include undeveloped areas where live planning consents apply;

·        because the main settlements are considered appropriate to take the bulk of long-term growth, sites not currently identified for development may be included within the boundary. This will allow a fixed boundary to apply in the longer term, which will give a degree of certainty to developers and the public. These sites may be protected in the

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·       where appropriate the boundary will follow the lines of residential curtilage;

·        include sites which are so damaged by visual intrusion as to be unworthy of designation in the open countryside beyond.

3.2.7     In applying this policy the following terms and definitions are important:

·        Consolidation of development – this refers to locating new development so that it adjoins the main built-up area of a settlement and, where appropriate, both the main part of the settlement and an area of sporadic or isolated development. Proposals on sites covering open land in excess of one hectare will not be considered appropriate.

·        Expansion – this is limited growth of a settlement. For the purposes of this plan, it must be development which is in scale and keeping with the existing town. Expansion during the plan period will be planned growth taking place on sites identified in this plan or through the implementation of on-going commitments such as the Pendle Road housing site in Clitheroe.

·        Rounding-off development – this refers to development which is essentially part of rather than an extension to the built-up part of the settlement. It can be defined as the development of land within the settlement boundary (which is not covered by any protective designation) where at least two thirds of the perimeter is already built-up with consolidated development. Such sites will normally be relatively small and should not involve the development of visually important “green wedges”. Proposals on sites covering open land in excess of one hectare will not normally be considered appropriate.

3.2.8     Over recent years development wholly within settlements and rounding-off development has provided a number of opportunities for house building. Opportunities often arise on derelict land, through the closure of commercial premises and on sites where unfit buildings have to be cleared. In many cases the development has made a significant environmental improvement.

3.2.9    It is assumed that sites will continue to come available throughout the plan period, and that these will make a contribution towards the Borough’s overall housing land supply. This will help to protect less suitable greenfield sites on the edge of main settlements from development pressures.

3.2.10  It should be noted that this policy does not permit the development of essential open spaces or land which is in recreational use.

3.2.11 POLICY G3

Within the villages of Mellor Brook, Read and Simonstone, as defined on the proposals map, planning permission will be granted for:

(a)        The development and redevelopment of land wholly within the settlement boundary, not defined as essential open space (it should be noted that that the Borough Council will negotiate to secure an element of affordable housing on large sites, see Policy H19).

(b)        The rehabilitation and re-use of buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

3.2.12 These villages are considered most suitable to accommodate modest development. This is by virtue of the community facilities already existing within the villages.

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3.2.14 POLICY G4

Within the villages of:

a)            The development of sites allocated in this plan.

b)         The use of infill sites not defined as essential open spaces.

C)         The rehabilitation and re-use of rural buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

d)         Proposals which contribute to the solution of a particular local housing, social, community or employment problem. In the case of housing development proposals will be expected to conform to Policy H20.

3.2.15  It is important to define which villages can accommodate small-scale development and to establish exactly what will be considered acceptable. The policy recognises the need to protect the individual character of each village. It also prevents unnecessary expansion into the countryside. In this respect the village boundaries have been drawn on the following basis:

i)             All properties physically linked to the main (built) part of the settlement are included;

ii)            All undeveloped areas of existing planning consents are included;

iii)               They include residential curtilages;

iv)               Boundaries do not include properties separated from the main body of the settlement by areas of open land not forming a residential curtilage;

v)        In most cases single depth development (ribbon development) along roads leading out of settlements has been excluded, unless the area is physically well related to the settlement.

3.2.16       For the purpose of this policy infill development is defined as:

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ii)         proposals which would not lead to ribbon development or a fragmented pattern of development;

iii)        development would reflect the character of the village in terms of scale, design and density and not have any detrimental visual impact on the locality.

i)          essential to the local economy or the social well being of the area; or

ii)       needed for the purposes of agriculture or forestry; or

iii)      sites developed for local needs housing (subject to Policy H20 of this plan); or

iv)      small scale tourism developments and small scale recreational developments appropriate to a rural area subject to Policy RTI; or

v)         other small-scale uses appropriate to a rural area which conform to the policies of this plan.

3.2.18 This policy recognises the need to protect the countryside from inappropriate development. In doing so, it must be accepted that the countryside is a working area and a source of many Ribble Valley residents’ livelihoods. As such it is subject to change and to development pressures. If properly managed, these can be accommodated without harming the basic character of the area.

3.2.19 Where issues of agricultural justification are raised by development proposals the Borough Council will gain appropriate specialist advice.

3.2.20 The settlement strategy of the plan will be implemented through the development control process.

3.2.21 ESSENTIAL OPEN SPACES POLICY G6

Development will not be permitted on land which is designated as essential open space on the Proposals Map unless it does not compromise the visual quality and value of general openness or the recreational value of the site or unless warranted by overriding material considerations in the public interest.

3.2.22  These sites have significant amenity value either visually or through their recreational use. It is important that they are protected from unnecessary development in order to preserve the characteristics of the plan area.

3.2.22  In designating such areas regard has been taken to the need to protect the sites from unnecessary developments in order to preserve the characteristics of the plan area; to protect sites which have a significant amenity value due to the visual quality of the site; and to preserve sites of important recreational open space.

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3.2.24    Recreational open space would include areas such as parks, play areas, playing fields, sports pitches and informal open spaces. In certain instances some areas have been identified as public recreational land and are shown on the Proposals Map. In designating such areas regard has been taken to the size; accessibility for public use the level of facilities provided on the site, the location and the topography.

3.2.25   Many areas designated have existing buildings and uses within them such as schools, churches etc. Development which is necessary for the continued efficient operation of such uses should not be prohibited unless it is detrimental to the openness or attractiveness of the site. In addition, other sites such as playing fields can have their usefulness enhanced by small-scale developments such as changing rooms etc. Proposals of this nature should also be considered acceptable subject to detailed siting and design.

3.2.26   Any proposal will also be considered having regard to Policy RT10. 3.3               FLOOD PROTECTION

3.3.1 POLICY G7

All development proposals will be expected to:

i)         Protect flood plains.

ii)           Protect areas at risk from flooding as indicated on the proposals map.

iii)       Allow necessary access to watercourses for maintenance.

iv)       Prevent an unacceptable change to surface water run-off.

v)           Protect the continuity and integrity of existing fluvial defences.

3.3.2     The National Rivers Authority is aware of a number of potential flooding areas in the Borough mainly connected with the River Ribble corridor. The National Rivers Authority will be consulted on all applications to assess the implications of development. Towns and villages which may be affected by flooding include:

Billington

Bolton by Bowland Chatburn (Chapel Laith) Downham

East of Clitheroe around Taylor Street The Ribble corridor around Ribchester The Ribble corridor around Sawley Waddington

Whalley around the River Calder West Bradford

Worston

3.3.3     The National Rivers Authority has prepared a draft Catchment Management Plan (November 1995) for the Ribble Catchment. This plan is intended to bring together the management of all water-based interests within the Ribble Catchment including the Borough of Ribble Valley. This will produce a framework for advising on planning applications on such issues as water supply and sewerage infrastructure, waste disposal, protection of flood plains and conserving the aquatic environment. The Council will have regard to this plan when considering development proposals which may affect the water environment.

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3.4.1    The Borough Council has a general aim to develop the concept of sustainable development with an emphasis on improving the quality of life in the Borough. The planning system faces two apparently conflicting forces. On the one hand are demands for growth and development. On the other hand are growing demands for better environmental quality. Although the planning system has always been promoted as a means of balancing these conflicting demands it is apparent that it has not always been able to take account of all relevant factors. There are, however, certain land use factors which can be guided and controlled through this plan.

3.4.2    POLICY G8

In its consideration of all development proposals the Council will take full account of the need to:

(a)          remove and reclaim contaminated land plus derelict and disused sites, which cause clear environmental damage, for uses in accordance with the provisions of this plan;

(b)        minimise air, surface water, ground water, light and ground pollution;

(c)        prevent the intrusion of noise into residential areas or areas used for recreation;

(d)          discourage the production of waste;

(e)          implement improvements to areas of poor environment;

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1.1          The Purpose of the Plan

1.1.1     The Districtwide Local Plan is a Statutory Document. It is prepared under Part 2 of the Town and Country Planning Act 1990. The plan replaced all existing local plans in force in the Borough. These were:

Clitheroe Local Plan Review, Adopted 1992;

Southern Fringe Local Plan, Adopted 1990; Longridge Local Plan, Adopted 1987; and

Burnley District Local Plan, Adopted (as it relates to Simonstone) 1985.

1.1.2     The remainder of the Borough was previously covered by the Rural Areas Local Plan Interim Settlement Strategy. This was a document approved by this Council for development control purposes pending the production of a formal local plan. The Districtwide Local Plan has replaced that document, and is used in the rural areas to guide and control development.

1.1.3          Figure 3 shows the plan in relation to national and countywide policies.

1.2.1 The Districtwide Local Plan has a proposed life-span of fifteen years. The base date for the local plan has been chosen as Mid 1991. This provides a good statistical base using the 1991 census. This means that figures included in this document will take some completed developments and existing developments into account.

1.2.2 This local plan is programmed to run until mid 2006. This will match the timescale of the Lancashire Structure Plan review 1991 – 2006. This was adopted in February 1997.

1.3         Conformity to the Lancashire Structure Plan

1.3.1      Planning legislation requires local plans to be prepared in general conformity to the structure plan. This plan has been produced to conform to the policies of the Structure Plan.

1.4         The Local Plan Consultation Process

1.4.1     Because the local plan forms the statutory basis for decision making in the Borough it is important that local people and organisations are given the opportunity to participate in its preparation.

1.4.2 There have been opportunities for people to make their views known as the plan progresses. These did lead to changes being made to the plan.

1.5         The Consultation Process

1.5.1 The main stages of consultation are shown in Figure 4. As can be seen the plan must pass through a number of clearly defined phases.

(i)           Pre Deposit Consultation.

The regulations do not require that a pre-deposit version of the plan is produced. However, in view of the importance of the document and the usefulness of informed debate on the issues raised, the Borough Council produced a pre-deposit version of the plan to allow for as full a consultation exercise as possible.

The Local Plan was made available for public comment between 27 January 1994 and 22 April 1994. Publicity undertaken included:

·       a series of meetings with parish/town councils;

·       a half page advert explaining the plan was placed in the Clitheroe Advertiser. A full page advert also appeared in the Longridge News;

·       statutory notices were placed in all local newspapers;

·       the plan could be bought or borrowed for a small deposit;

·       copies of the plan were circulated to all statutory consultees and local interest groups;

·       a notice referring to the plan and consultation procedures was included with all council tax bills.

The publicity into the plan exceeded the standard set out in government guidance. The level of responses received is an indication of the success of this exercise.

A total of 272 representations were received. These were submitted by a wide range of people and organisations. As a result of these comments and also changes to the Lancashire Structure Plan a number of modifications to the Districtwide Plan were made.

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This is the final consultation edition of the plan. It is important that people or organisations that wish to comment do so at this stage.

The local plan cannot be put on deposit until the Council has sent a copy to Lancashire County Council, who must then supply a statement that the plan is, or is not in general conformity to the Lancashire Structure Plan. This must be returned within 28 days. A statement of non-conformity counts as an objection to the plan.

The formal deposit of the plan was accompanied by press adverts, formal consultations and exhibitions. The period for consultations was six weeks.

If any objections are received at this stage, which cannot be resolved through negotiations the objector has the right to appear at the Public Local Inquiry. An inquiry into this local plan was held between the 15 March 1996 and 24 April 1996. Following consideration of the objections received the independent inspector appointed by the Secretary of State suggested a series of modifications to the plan. The majority of these were accepted. Formal modifications were placed on deposit on the 19 June 1997. A second series of modifications was made available in February 1998.

Further details are available in the booklet “Development Plans – What you need to Know” which is available free of charge from the council offices.

1.6         The Format of the Local Plan

1.6.1     This local plan is presented in two main parts, the written statement and the proposals maps. The policies of the plan are given a reference number and are emphasised by a different typeface for ease of identification and clarity.

1.6.2 The proposals map identifies policy areas on an ordnance survey base map. Policy numbers shown on the map correlate to those shown in the written statement.

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2.1         Strategy

2.1.1     For a number of years the actions of Ribble Valley Borough Council have been guided by a “mission statement” which says:

“Our aims are to identify, develop and promote the social, economic, cultural and physical well-being of the community of Ribble Valley in the most efficient, effective and economic manner consistent with the rural nature of the area.”

2.1.2   The Districtwide Plan should be the “land use” expression of this statement. It must reflect the need to ensure that any development promoted or allowed is “sustainable” ie. it does not restrict the opportunity of future generations to enjoy the high quality environment of Ribble Valley.

2.1.3    The basis of the strategy is that development is directed and controlled. No, or at the worst, little damage should be caused to the natural or built environment. In that part of Ribble Valley designated an area of outstanding natural beauty, development should actually improve the environment if at all possible. Any development permitted should always be in the most suitable practical location and be geared to meeting the needs of the present and future population for housing, employment and all services.

2.1.4     Development will be directed to those locations which offer the greatest opportunities for movement by methods other than the private car ie walking, cycling and public transport. Environmental harm caused by the use of car is at the same time severe and also potentially preventable.

2.1.5    Self-sufficiency should be a constant theme throughout the plan. Those growing up in Clitheroe, Longridge, or indeed one of the Bowland villages should as far as possible be able to continue to live and work there should they so choose. The plan cannot achieve this alone but can aim to prepare policies, which allow the possibility.

2.1.6    Major expansion is not envisaged for the area. This would not be consistent with the regional and local need to minimise unnecessary travel and protect the quality of the countryside for its own sake. The plan must however recognise the needs of residents and the perception of the area by its neighbours as a beautiful place to visit. Development that does take place to meet these needs should be directed to those parts of the area most capable of accommodating it on the basis of:

·       the need to redevelop/reclaim unused, unattractive or derelict land

·       the availability of public transport;

·       the availability of existing infrastructure and services;

·       the absence of environmental harm.

2.1.7     A vital function of the plan is to offer a degree of certainty to people. No plan can guarantee the future use of any piece of land but it can give clear indications of the likelihood of development. House purchase can be heavily influenced for example by the likely use of a neighbouring field.

2.2         Objectives of the Plan

2.2.1     The objectives that the plan seeks to achieve can be grouped under the headings of three broad aims. These aims are concerned with:

•    the environment;

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·        quality of life.

2.2.2     It is important to recognise at the start that there will be times when the objectives will be in conflict. Some level of balance and give and take is inevitable. Economic growth is at least in part based upon new development. New development must have some impact on the environment wherever it is located. The plan’s duty is to form a framework for making decisions to balance these aims.

2.3          The Environmental Aim

2.3.1      To protect and enhance the built and natural environment of Ribble Valley. 2.4               Objectives

1.        To safeguard all open land from unnecessary development.

2.            To protect all sites of particular landscape or wildlife value including: Sites of Special Scientific Interest (SSSI’s), Tree Preservation Orders (TPO’s), wildlife habitats, County Heritage Sites.

3.           To safeguard the character of the Forest of Bowland AONB.

4.            To safeguard protect and enhance the qualities of the 16 conservation areas in the district and the thousand plus listed buildings.

5.           To provide for valuable uses for unused buildings of recognised quality.

6.         To safeguard the peace and quiet of the countryside.

7.        To promote new and protect existing local nature reserves.

8.            To reclaim and reuse contaminated and derelict land for a beneficial purpose including open space.

9.           To safeguard and record the archaeological heritage of the Borough.

10.          To promote an increase in the total tree cover in the district and increase the proportion of trees/woodlands in a healthy condition.

11.         To maintain and enhance hedgerows.

12.          To direct development in a way that minimises the use of private car transport.

13.          To introduce usable open space and to those areas short of such space and to increase the access to such areas where direct provision is not possible.

14.         To restrict land use that would generate a noise nuisance.

15.         To protect the best and most versatile agricultural land.

16.         To encourage and promote the use of public transport, cycling and walking.

2.5          The Economic Aim

2.5.1         To allow enterprise to flourish and the needs of the people for employment to be met.

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1.        To promote and encourage economic and productive agriculture.

2.         To develop the tourist potential of the district where it is consistent with maintaining the quality of the environment of the area.

3.            To identify land for new industrial/employment generating operations in sites attractive to potential users.

4.            To promote the diversification of farms.

5.            To recreate the jobs lost at Brockhall Hospital during the 1980’s/1990’s on site.

6.         To encourage the efficient operation, and where appropriate expansion, of existing industrial concerns.

7.         To encourage a broader economic base.

8.           To ensure adequate and safe transport infrastructure for industry.

9.            To protect and enhance the existing shopping centres of Clitheroe and Longridge.

10.          To protect remaining and increase job opportunities in the more remote rural parts of the borough.

2.7          Quality of Life

2.7.1         To make a positive contribution to the quality of life of all Ribble Valley residents.

2.8          Objectives

1.         To meet housing and employment needs in the Borough by the allocation of land as necessary.

2.        To make specific provision for locally generated housing needs.

3.           To provide for special housing needs.

4.            To ensure all residents have good access to the countryside, sports and entertainment facilities, shops, health care and all other facilities.

5.            To protect residents from nuisance from all sources, particularly temporary retail uses, traffic, noise, pollution and the impact of nearby development.

6.      To offer residents of the area and enterprises within the area a clear indication of the likely future pattern of development.

7.      To enhance safe mobility for all in the community.

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3.1         DEVELOPMENT CONTROL

3.1.1     An important function of the Local Plan will be to provide a detailed basis for development control decisions. This will be of benefit to all concerned in the development process, from builders through to people who may wish to object to certain developments. Government guidance stresses that the Council should be positive in its determination of planning applications. Consent should only be refused where there are clearly defined reasons for it to be withheld. The criteria which the Council will apply in determining all planning applications are set out in Policy G1.

3.1.2     POLICY GI

In determining planning applications the following criteria will be applied:

(a)          Development should be sympathetic to existing and proposed land uses in terms of its size, intensity and nature.

(b)       The likely scale and type of traffic generation will be assessed in relationship to the highway infrastructure and the proposed and existing public transport network. This will include safety, operational efficiency, amenity and environmental considerations.

(c)        Developments should make adequate arrangements for car parking (see Policy T7).

(d)       A safe access should be provided which is suitable to accommodate the scale and type of traffic likely to be generated.

(e)          The density, layout and relationship between buildings is of major importance. Particular emphasis will be placed on visual appearance and the relationship to surroundings as well as the effects of development on existing amenities.

(h)       Materials used should be sympathetic to the character of the area.

(i)         Developments should not result in the loss of important open space including public and private playing fields.

(j)         Developments should not damage SSSI’s, County Heritage Sites, Local Nature Reserves or other sites of nature conservation importance.

(k)        Development should not require culverting, artificial channelling or destruction of a watercourse. Wherever possible watercourses should be maintained within a reasonable corridor of native vegetation.

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Ribble Valley Districtwide Local Plan Adopted June 1998

3.1.3     This policy is important in order to safeguard the amenities of the Borough and also of those properties adjacent to proposed developments. The various criteria will not be of equal importance in all cases. The Borough Council will also weigh the economic benefits arising from the development against the environmental impact when making decisions. There should be adequate arrangements for sewerage and the disposal of effluent waste. In addition, other factors may be taken into account in specific cases; these will be covered in the following sections of this plan.

3.1.4      In respect of part (i) of this policy the Borough Council will have regard to the following in assessing the importance of open space:

(a)          the level of provision and standard of public open space in the area;

(b)          playing fields, whether owned publicly or privately are of special significance;

(c)           the need to protect school playing fields to meet future needs is important.

3.1.5      In many cases the fact that access is available to an area of open land is just as important as the size and nature of the space provided. In other cases the physical existence of open space can be an important factor in the landscape or townscape of an area. This is not dependent on the availability of public access.

3.1.6     Developments should not adversely affect open breaks which contribute to the identity of the plan area or, open land which is visually dominant in the plan area.

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

3.2          SETTLEMENT STRATEGY

3.2.1      The settlement strategy in this plan follows the broad guidelines laid down by the Lancashire Structure Plan (1991 – 2006) “Greening the Red Rose County”.

3.2.2     This defines six policies that would apply to towns and villages in the Ribble Valley. These are:

·        Main urban areas where the majority of development will be concentrated. This includes Wilpshire in the Ribble Valley because of its physical linkage with the Blackburn urban area.

·       Settlements suitable for appropriate consolidation and expansion. This policy includes Clitheroe;

·       Settlements suitable for development by way of development within or rounding-off of their built-up area. This includes Belington and Longridge;

·       Settlements suitable for development including the development or redevelopment of land wholly within the built-up area. This includes Mellor Brook and Read/Simonstone;

·        Rural settlements where small-scale developments such as infill or building conversions will normally be permitted. The villages to be included in this definition are:

i)             outside green belts and thus not subject to green belt restrictions on development;

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iii)        not identified elsewhere in the settlement strategy;

iv)       those which contain at least 20 dwellings and a shop or public house or place of worship or school or community hall, i.e. they are of a size, form and function which justifies treatment as a settlement.

These villages are shown on the proposals map:

·        land outside settlements where restrictions on development apply.

3.2.3   In preparing this plan settlements described as hamlets (i.e. all those not included in the above categories) have not been identified on the proposals map, and have not been given development boundaries. This is because they are not considered large enough (or considered to have significant facilities) to allow for growth. Policies that would relate to open countryside will also apply to these hamlets.

3.2.4   In interpreting the structure plan policy at a detailed local level there are some clear difficulties. For example, Wilpshire is classed as part of a main urban area, and as such development should be concentrated into it. Wilpshire is however tightly surrounded by green belt, the boundaries of which should not be changed; as such development opportunities are limited.

3.2.5 POLICY G2

Within the plan area developments will be mainly directed towards land within the main settlement boundaries. These are defined on the proposals map. The following scale of development will be approved:

i)        Wilpshire – development of sites within the settlement boundary and outside the green belt;

ii)       Clitheroe – consolidation and expansion of development and rounding off development. In all cases this must be on sites wholly within the settlement boundary and must be appropriate to the town’s size and form;

iii)      Billington, Longridge and Whalley – development wholly within the built part of the settlement or the rounding-off of the built-up area.

3.2.6     Wilpshire, Clitheroe, Billington, Longridge and Whalley will be described as the main settlements elsewhere in this plan. This policy recognises the need to define the main settlements of the Borough, and to designate those sites which are appropriate for large-scale development. In drawing the main settlement boundaries the following criteria have been applied:

Main settlement boundaries will:

·       include all properties physically linked to the main part of the settlement;

·       include necessary land-use allocations;

·        include undeveloped areas where live planning consents apply;

·        because the main settlements are considered appropriate to take the bulk of long-term growth, sites not currently identified for development may be included within the boundary. This will allow a fixed boundary to apply in the longer term, which will give a degree of certainty to developers and the public. These sites may be protected in the

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·       where appropriate the boundary will follow the lines of residential curtilage;

·        include sites which are so damaged by visual intrusion as to be unworthy of designation in the open countryside beyond.

3.2.7     In applying this policy the following terms and definitions are important:

·        Consolidation of development – this refers to locating new development so that it adjoins the main built-up area of a settlement and, where appropriate, both the main part of the settlement and an area of sporadic or isolated development. Proposals on sites covering open land in excess of one hectare will not be considered appropriate.

·        Expansion – this is limited growth of a settlement. For the purposes of this plan, it must be development which is in scale and keeping with the existing town. Expansion during the plan period will be planned growth taking place on sites identified in this plan or through the implementation of on-going commitments such as the Pendle Road housing site in Clitheroe.

·        Rounding-off development – this refers to development which is essentially part of rather than an extension to the built-up part of the settlement. It can be defined as the development of land within the settlement boundary (which is not covered by any protective designation) where at least two thirds of the perimeter is already built-up with consolidated development. Such sites will normally be relatively small and should not involve the development of visually important “green wedges”. Proposals on sites covering open land in excess of one hectare will not normally be considered appropriate.

3.2.8     Over recent years development wholly within settlements and rounding-off development has provided a number of opportunities for house building. Opportunities often arise on derelict land, through the closure of commercial premises and on sites where unfit buildings have to be cleared. In many cases the development has made a significant environmental improvement.

3.2.9    It is assumed that sites will continue to come available throughout the plan period, and that these will make a contribution towards the Borough’s overall housing land supply. This will help to protect less suitable greenfield sites on the edge of main settlements from development pressures.

3.2.10  It should be noted that this policy does not permit the development of essential open spaces or land which is in recreational use.

3.2.11 POLICY G3

Within the villages of Mellor Brook, Read and Simonstone, as defined on the proposals map, planning permission will be granted for:

(a)        The development and redevelopment of land wholly within the settlement boundary, not defined as essential open space (it should be noted that that the Borough Council will negotiate to secure an element of affordable housing on large sites, see Policy H19).

(b)        The rehabilitation and re-use of buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

3.2.12 These villages are considered most suitable to accommodate modest development. This is by virtue of the community facilities already existing within the villages.

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3.2.14 POLICY G4

Within the villages of:

a)            The development of sites allocated in this plan.

b)         The use of infill sites not defined as essential open spaces.

C)         The rehabilitation and re-use of rural buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

d)         Proposals which contribute to the solution of a particular local housing, social, community or employment problem. In the case of housing development proposals will be expected to conform to Policy H20.

3.2.15  It is important to define which villages can accommodate small-scale development and to establish exactly what will be considered acceptable. The policy recognises the need to protect the individual character of each village. It also prevents unnecessary expansion into the countryside. In this respect the village boundaries have been drawn on the following basis:

i)             All properties physically linked to the main (built) part of the settlement are included;

ii)            All undeveloped areas of existing planning consents are included;

iii)               They include residential curtilages;

iv)               Boundaries do not include properties separated from the main body of the settlement by areas of open land not forming a residential curtilage;

v)        In most cases single depth development (ribbon development) along roads leading out of settlements has been excluded, unless the area is physically well related to the settlement.

3.2.16       For the purpose of this policy infill development is defined as:

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ii)         proposals which would not lead to ribbon development or a fragmented pattern of development;

iii)        development would reflect the character of the village in terms of scale, design and density and not have any detrimental visual impact on the locality.

i)          essential to the local economy or the social well being of the area; or

ii)       needed for the purposes of agriculture or forestry; or

iii)      sites developed for local needs housing (subject to Policy H20 of this plan); or

iv)      small scale tourism developments and small scale recreational developments appropriate to a rural area subject to Policy RTI; or

v)         other small-scale uses appropriate to a rural area which conform to the policies of this plan.

3.2.18 This policy recognises the need to protect the countryside from inappropriate development. In doing so, it must be accepted that the countryside is a working area and a source of many Ribble Valley residents’ livelihoods. As such it is subject to change and to development pressures. If properly managed, these can be accommodated without harming the basic character of the area.

3.2.19 Where issues of agricultural justification are raised by development proposals the Borough Council will gain appropriate specialist advice.

3.2.20 The settlement strategy of the plan will be implemented through the development control process.

3.2.21 ESSENTIAL OPEN SPACES POLICY G6

Development will not be permitted on land which is designated as essential open space on the Proposals Map unless it does not compromise the visual quality and value of general openness or the recreational value of the site or unless warranted by overriding material considerations in the public interest.

3.2.22  These sites have significant amenity value either visually or through their recreational use. It is important that they are protected from unnecessary development in order to preserve the characteristics of the plan area.

3.2.22  In designating such areas regard has been taken to the need to protect the sites from unnecessary developments in order to preserve the characteristics of the plan area; to protect sites which have a significant amenity value due to the visual quality of the site; and to preserve sites of important recreational open space.

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3.2.24    Recreational open space would include areas such as parks, play areas, playing fields, sports pitches and informal open spaces. In certain instances some areas have been identified as public recreational land and are shown on the Proposals Map. In designating such areas regard has been taken to the size; accessibility for public use the level of facilities provided on the site, the location and the topography.

3.2.25   Many areas designated have existing buildings and uses within them such as schools, churches etc. Development which is necessary for the continued efficient operation of such uses should not be prohibited unless it is detrimental to the openness or attractiveness of the site. In addition, other sites such as playing fields can have their usefulness enhanced by small-scale developments such as changing rooms etc. Proposals of this nature should also be considered acceptable subject to detailed siting and design.

3.2.26   Any proposal will also be considered having regard to Policy RT10. 3.3               FLOOD PROTECTION

3.3.1 POLICY G7

All development proposals will be expected to:

i)         Protect flood plains.

ii)           Protect areas at risk from flooding as indicated on the proposals map.

iii)       Allow necessary access to watercourses for maintenance.

iv)       Prevent an unacceptable change to surface water run-off.

v)           Protect the continuity and integrity of existing fluvial defences.

3.3.2     The National Rivers Authority is aware of a number of potential flooding areas in the Borough mainly connected with the River Ribble corridor. The National Rivers Authority will be consulted on all applications to assess the implications of development. Towns and villages which may be affected by flooding include:

Billington

Bolton by Bowland Chatburn (Chapel Laith) Downham

East of Clitheroe around Taylor Street The Ribble corridor around Ribchester The Ribble corridor around Sawley Waddington

Whalley around the River Calder West Bradford

Worston

3.3.3     The National Rivers Authority has prepared a draft Catchment Management Plan (November 1995) for the Ribble Catchment. This plan is intended to bring together the management of all water-based interests within the Ribble Catchment including the Borough of Ribble Valley. This will produce a framework for advising on planning applications on such issues as water supply and sewerage infrastructure, waste disposal, protection of flood plains and conserving the aquatic environment. The Council will have regard to this plan when considering development proposals which may affect the water environment.

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3.4.1    The Borough Council has a general aim to develop the concept of sustainable development with an emphasis on improving the quality of life in the Borough. The planning system faces two apparently conflicting forces. On the one hand are demands for growth and development. On the other hand are growing demands for better environmental quality. Although the planning system has always been promoted as a means of balancing these conflicting demands it is apparent that it has not always been able to take account of all relevant factors. There are, however, certain land use factors which can be guided and controlled through this plan.

3.4.2    POLICY G8

In its consideration of all development proposals the Council will take full account of the need to:

(a)          remove and reclaim contaminated land plus derelict and disused sites, which cause clear environmental damage, for uses in accordance with the provisions of this plan;

(b)        minimise air, surface water, ground water, light and ground pollution;

(c)        prevent the intrusion of noise into residential areas or areas used for recreation;

(d)          discourage the production of waste;

(e)          implement improvements to areas of poor environment;

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1.1          The Purpose of the Plan

1.1.1     The Districtwide Local Plan is a Statutory Document. It is prepared under Part 2 of the Town and Country Planning Act 1990. The plan replaced all existing local plans in force in the Borough. These were:

Clitheroe Local Plan Review, Adopted 1992;

Southern Fringe Local Plan, Adopted 1990; Longridge Local Plan, Adopted 1987; and

Burnley District Local Plan, Adopted (as it relates to Simonstone) 1985.

1.1.2     The remainder of the Borough was previously covered by the Rural Areas Local Plan Interim Settlement Strategy. This was a document approved by this Council for development control purposes pending the production of a formal local plan. The Districtwide Local Plan has replaced that document, and is used in the rural areas to guide and control development.

1.1.3          Figure 3 shows the plan in relation to national and countywide policies.

1.2.1 The Districtwide Local Plan has a proposed life-span of fifteen years. The base date for the local plan has been chosen as Mid 1991. This provides a good statistical base using the 1991 census. This means that figures included in this document will take some completed developments and existing developments into account.

1.2.2 This local plan is programmed to run until mid 2006. This will match the timescale of the Lancashire Structure Plan review 1991 – 2006. This was adopted in February 1997.

1.3         Conformity to the Lancashire Structure Plan

1.3.1      Planning legislation requires local plans to be prepared in general conformity to the structure plan. This plan has been produced to conform to the policies of the Structure Plan.

1.4         The Local Plan Consultation Process

1.4.1     Because the local plan forms the statutory basis for decision making in the Borough it is important that local people and organisations are given the opportunity to participate in its preparation.

1.4.2 There have been opportunities for people to make their views known as the plan progresses. These did lead to changes being made to the plan.

1.5         The Consultation Process

1.5.1 The main stages of consultation are shown in Figure 4. As can be seen the plan must pass through a number of clearly defined phases.

(i)           Pre Deposit Consultation.

The regulations do not require that a pre-deposit version of the plan is produced. However, in view of the importance of the document and the usefulness of informed debate on the issues raised, the Borough Council produced a pre-deposit version of the plan to allow for as full a consultation exercise as possible.

The Local Plan was made available for public comment between 27 January 1994 and 22 April 1994. Publicity undertaken included:

·       a series of meetings with parish/town councils;

·       a half page advert explaining the plan was placed in the Clitheroe Advertiser. A full page advert also appeared in the Longridge News;

·       statutory notices were placed in all local newspapers;

·       the plan could be bought or borrowed for a small deposit;

·       copies of the plan were circulated to all statutory consultees and local interest groups;

·       a notice referring to the plan and consultation procedures was included with all council tax bills.

The publicity into the plan exceeded the standard set out in government guidance. The level of responses received is an indication of the success of this exercise.

A total of 272 representations were received. These were submitted by a wide range of people and organisations. As a result of these comments and also changes to the Lancashire Structure Plan a number of modifications to the Districtwide Plan were made.

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This is the final consultation edition of the plan. It is important that people or organisations that wish to comment do so at this stage.

The local plan cannot be put on deposit until the Council has sent a copy to Lancashire County Council, who must then supply a statement that the plan is, or is not in general conformity to the Lancashire Structure Plan. This must be returned within 28 days. A statement of non-conformity counts as an objection to the plan.

The formal deposit of the plan was accompanied by press adverts, formal consultations and exhibitions. The period for consultations was six weeks.

If any objections are received at this stage, which cannot be resolved through negotiations the objector has the right to appear at the Public Local Inquiry. An inquiry into this local plan was held between the 15 March 1996 and 24 April 1996. Following consideration of the objections received the independent inspector appointed by the Secretary of State suggested a series of modifications to the plan. The majority of these were accepted. Formal modifications were placed on deposit on the 19 June 1997. A second series of modifications was made available in February 1998.

Further details are available in the booklet “Development Plans – What you need to Know” which is available free of charge from the council offices.

1.6         The Format of the Local Plan

1.6.1     This local plan is presented in two main parts, the written statement and the proposals maps. The policies of the plan are given a reference number and are emphasised by a different typeface for ease of identification and clarity.

1.6.2 The proposals map identifies policy areas on an ordnance survey base map. Policy numbers shown on the map correlate to those shown in the written statement.

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2.1         Strategy

2.1.1     For a number of years the actions of Ribble Valley Borough Council have been guided by a “mission statement” which says:

“Our aims are to identify, develop and promote the social, economic, cultural and physical well-being of the community of Ribble Valley in the most efficient, effective and economic manner consistent with the rural nature of the area.”

2.1.2   The Districtwide Plan should be the “land use” expression of this statement. It must reflect the need to ensure that any development promoted or allowed is “sustainable” ie. it does not restrict the opportunity of future generations to enjoy the high quality environment of Ribble Valley.

2.1.3    The basis of the strategy is that development is directed and controlled. No, or at the worst, little damage should be caused to the natural or built environment. In that part of Ribble Valley designated an area of outstanding natural beauty, development should actually improve the environment if at all possible. Any development permitted should always be in the most suitable practical location and be geared to meeting the needs of the present and future population for housing, employment and all services.

2.1.4     Development will be directed to those locations which offer the greatest opportunities for movement by methods other than the private car ie walking, cycling and public transport. Environmental harm caused by the use of car is at the same time severe and also potentially preventable.

2.1.5    Self-sufficiency should be a constant theme throughout the plan. Those growing up in Clitheroe, Longridge, or indeed one of the Bowland villages should as far as possible be able to continue to live and work there should they so choose. The plan cannot achieve this alone but can aim to prepare policies, which allow the possibility.

2.1.6    Major expansion is not envisaged for the area. This would not be consistent with the regional and local need to minimise unnecessary travel and protect the quality of the countryside for its own sake. The plan must however recognise the needs of residents and the perception of the area by its neighbours as a beautiful place to visit. Development that does take place to meet these needs should be directed to those parts of the area most capable of accommodating it on the basis of:

·       the need to redevelop/reclaim unused, unattractive or derelict land

·       the availability of public transport;

·       the availability of existing infrastructure and services;

·       the absence of environmental harm.

2.1.7     A vital function of the plan is to offer a degree of certainty to people. No plan can guarantee the future use of any piece of land but it can give clear indications of the likelihood of development. House purchase can be heavily influenced for example by the likely use of a neighbouring field.

2.2         Objectives of the Plan

2.2.1     The objectives that the plan seeks to achieve can be grouped under the headings of three broad aims. These aims are concerned with:

•    the environment;

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·        quality of life.

2.2.2     It is important to recognise at the start that there will be times when the objectives will be in conflict. Some level of balance and give and take is inevitable. Economic growth is at least in part based upon new development. New development must have some impact on the environment wherever it is located. The plan’s duty is to form a framework for making decisions to balance these aims.

2.3          The Environmental Aim

2.3.1      To protect and enhance the built and natural environment of Ribble Valley. 2.4               Objectives

1.        To safeguard all open land from unnecessary development.

2.            To protect all sites of particular landscape or wildlife value including: Sites of Special Scientific Interest (SSSI’s), Tree Preservation Orders (TPO’s), wildlife habitats, County Heritage Sites.

3.           To safeguard the character of the Forest of Bowland AONB.

4.            To safeguard protect and enhance the qualities of the 16 conservation areas in the district and the thousand plus listed buildings.

5.           To provide for valuable uses for unused buildings of recognised quality.

6.         To safeguard the peace and quiet of the countryside.

7.        To promote new and protect existing local nature reserves.

8.            To reclaim and reuse contaminated and derelict land for a beneficial purpose including open space.

9.           To safeguard and record the archaeological heritage of the Borough.

10.          To promote an increase in the total tree cover in the district and increase the proportion of trees/woodlands in a healthy condition.

11.         To maintain and enhance hedgerows.

12.          To direct development in a way that minimises the use of private car transport.

13.          To introduce usable open space and to those areas short of such space and to increase the access to such areas where direct provision is not possible.

14.         To restrict land use that would generate a noise nuisance.

15.         To protect the best and most versatile agricultural land.

16.         To encourage and promote the use of public transport, cycling and walking.

2.5          The Economic Aim

2.5.1         To allow enterprise to flourish and the needs of the people for employment to be met.

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1.        To promote and encourage economic and productive agriculture.

2.         To develop the tourist potential of the district where it is consistent with maintaining the quality of the environment of the area.

3.            To identify land for new industrial/employment generating operations in sites attractive to potential users.

4.            To promote the diversification of farms.

5.            To recreate the jobs lost at Brockhall Hospital during the 1980’s/1990’s on site.

6.         To encourage the efficient operation, and where appropriate expansion, of existing industrial concerns.

7.         To encourage a broader economic base.

8.           To ensure adequate and safe transport infrastructure for industry.

9.            To protect and enhance the existing shopping centres of Clitheroe and Longridge.

10.          To protect remaining and increase job opportunities in the more remote rural parts of the borough.

2.7          Quality of Life

2.7.1         To make a positive contribution to the quality of life of all Ribble Valley residents.

2.8          Objectives

1.         To meet housing and employment needs in the Borough by the allocation of land as necessary.

2.        To make specific provision for locally generated housing needs.

3.           To provide for special housing needs.

4.            To ensure all residents have good access to the countryside, sports and entertainment facilities, shops, health care and all other facilities.

5.            To protect residents from nuisance from all sources, particularly temporary retail uses, traffic, noise, pollution and the impact of nearby development.

6.      To offer residents of the area and enterprises within the area a clear indication of the likely future pattern of development.

7.      To enhance safe mobility for all in the community.

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3.1         DEVELOPMENT CONTROL

3.1.1     An important function of the Local Plan will be to provide a detailed basis for development control decisions. This will be of benefit to all concerned in the development process, from builders through to people who may wish to object to certain developments. Government guidance stresses that the Council should be positive in its determination of planning applications. Consent should only be refused where there are clearly defined reasons for it to be withheld. The criteria which the Council will apply in determining all planning applications are set out in Policy G1.

3.1.2     POLICY GI

In determining planning applications the following criteria will be applied:

(a)          Development should be sympathetic to existing and proposed land uses in terms of its size, intensity and nature.

(b)       The likely scale and type of traffic generation will be assessed in relationship to the highway infrastructure and the proposed and existing public transport network. This will include safety, operational efficiency, amenity and environmental considerations.

(c)        Developments should make adequate arrangements for car parking (see Policy T7).

(d)       A safe access should be provided which is suitable to accommodate the scale and type of traffic likely to be generated.

(e)          The density, layout and relationship between buildings is of major importance. Particular emphasis will be placed on visual appearance and the relationship to surroundings as well as the effects of development on existing amenities.

(h)       Materials used should be sympathetic to the character of the area.

(i)         Developments should not result in the loss of important open space including public and private playing fields.

(j)         Developments should not damage SSSI’s, County Heritage Sites, Local Nature Reserves or other sites of nature conservation importance.

(k)        Development should not require culverting, artificial channelling or destruction of a watercourse. Wherever possible watercourses should be maintained within a reasonable corridor of native vegetation.

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Ribble Valley Districtwide Local Plan Adopted June 1998

3.1.3     This policy is important in order to safeguard the amenities of the Borough and also of those properties adjacent to proposed developments. The various criteria will not be of equal importance in all cases. The Borough Council will also weigh the economic benefits arising from the development against the environmental impact when making decisions. There should be adequate arrangements for sewerage and the disposal of effluent waste. In addition, other factors may be taken into account in specific cases; these will be covered in the following sections of this plan.

3.1.4      In respect of part (i) of this policy the Borough Council will have regard to the following in assessing the importance of open space:

(a)          the level of provision and standard of public open space in the area;

(b)          playing fields, whether owned publicly or privately are of special significance;

(c)           the need to protect school playing fields to meet future needs is important.

3.1.5      In many cases the fact that access is available to an area of open land is just as important as the size and nature of the space provided. In other cases the physical existence of open space can be an important factor in the landscape or townscape of an area. This is not dependent on the availability of public access.

3.1.6     Developments should not adversely affect open breaks which contribute to the identity of the plan area or, open land which is visually dominant in the plan area.

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

3.2          SETTLEMENT STRATEGY

3.2.1      The settlement strategy in this plan follows the broad guidelines laid down by the Lancashire Structure Plan (1991 – 2006) “Greening the Red Rose County”.

3.2.2     This defines six policies that would apply to towns and villages in the Ribble Valley. These are:

·        Main urban areas where the majority of development will be concentrated. This includes Wilpshire in the Ribble Valley because of its physical linkage with the Blackburn urban area.

·       Settlements suitable for appropriate consolidation and expansion. This policy includes Clitheroe;

·       Settlements suitable for development by way of development within or rounding-off of their built-up area. This includes Belington and Longridge;

·       Settlements suitable for development including the development or redevelopment of land wholly within the built-up area. This includes Mellor Brook and Read/Simonstone;

·        Rural settlements where small-scale developments such as infill or building conversions will normally be permitted. The villages to be included in this definition are:

i)             outside green belts and thus not subject to green belt restrictions on development;

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iii)        not identified elsewhere in the settlement strategy;

iv)       those which contain at least 20 dwellings and a shop or public house or place of worship or school or community hall, i.e. they are of a size, form and function which justifies treatment as a settlement.

These villages are shown on the proposals map:

·        land outside settlements where restrictions on development apply.

3.2.3   In preparing this plan settlements described as hamlets (i.e. all those not included in the above categories) have not been identified on the proposals map, and have not been given development boundaries. This is because they are not considered large enough (or considered to have significant facilities) to allow for growth. Policies that would relate to open countryside will also apply to these hamlets.

3.2.4   In interpreting the structure plan policy at a detailed local level there are some clear difficulties. For example, Wilpshire is classed as part of a main urban area, and as such development should be concentrated into it. Wilpshire is however tightly surrounded by green belt, the boundaries of which should not be changed; as such development opportunities are limited.

3.2.5 POLICY G2

Within the plan area developments will be mainly directed towards land within the main settlement boundaries. These are defined on the proposals map. The following scale of development will be approved:

i)        Wilpshire – development of sites within the settlement boundary and outside the green belt;

ii)       Clitheroe – consolidation and expansion of development and rounding off development. In all cases this must be on sites wholly within the settlement boundary and must be appropriate to the town’s size and form;

iii)      Billington, Longridge and Whalley – development wholly within the built part of the settlement or the rounding-off of the built-up area.

3.2.6     Wilpshire, Clitheroe, Billington, Longridge and Whalley will be described as the main settlements elsewhere in this plan. This policy recognises the need to define the main settlements of the Borough, and to designate those sites which are appropriate for large-scale development. In drawing the main settlement boundaries the following criteria have been applied:

Main settlement boundaries will:

·       include all properties physically linked to the main part of the settlement;

·       include necessary land-use allocations;

·        include undeveloped areas where live planning consents apply;

·        because the main settlements are considered appropriate to take the bulk of long-term growth, sites not currently identified for development may be included within the boundary. This will allow a fixed boundary to apply in the longer term, which will give a degree of certainty to developers and the public. These sites may be protected in the

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·       where appropriate the boundary will follow the lines of residential curtilage;

·        include sites which are so damaged by visual intrusion as to be unworthy of designation in the open countryside beyond.

3.2.7     In applying this policy the following terms and definitions are important:

·        Consolidation of development – this refers to locating new development so that it adjoins the main built-up area of a settlement and, where appropriate, both the main part of the settlement and an area of sporadic or isolated development. Proposals on sites covering open land in excess of one hectare will not be considered appropriate.

·        Expansion – this is limited growth of a settlement. For the purposes of this plan, it must be development which is in scale and keeping with the existing town. Expansion during the plan period will be planned growth taking place on sites identified in this plan or through the implementation of on-going commitments such as the Pendle Road housing site in Clitheroe.

·        Rounding-off development – this refers to development which is essentially part of rather than an extension to the built-up part of the settlement. It can be defined as the development of land within the settlement boundary (which is not covered by any protective designation) where at least two thirds of the perimeter is already built-up with consolidated development. Such sites will normally be relatively small and should not involve the development of visually important “green wedges”. Proposals on sites covering open land in excess of one hectare will not normally be considered appropriate.

3.2.8     Over recent years development wholly within settlements and rounding-off development has provided a number of opportunities for house building. Opportunities often arise on derelict land, through the closure of commercial premises and on sites where unfit buildings have to be cleared. In many cases the development has made a significant environmental improvement.

3.2.9    It is assumed that sites will continue to come available throughout the plan period, and that these will make a contribution towards the Borough’s overall housing land supply. This will help to protect less suitable greenfield sites on the edge of main settlements from development pressures.

3.2.10  It should be noted that this policy does not permit the development of essential open spaces or land which is in recreational use.

3.2.11 POLICY G3

Within the villages of Mellor Brook, Read and Simonstone, as defined on the proposals map, planning permission will be granted for:

(a)        The development and redevelopment of land wholly within the settlement boundary, not defined as essential open space (it should be noted that that the Borough Council will negotiate to secure an element of affordable housing on large sites, see Policy H19).

(b)        The rehabilitation and re-use of buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

3.2.12 These villages are considered most suitable to accommodate modest development. This is by virtue of the community facilities already existing within the villages.

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3.2.14 POLICY G4

Within the villages of:

a)            The development of sites allocated in this plan.

b)         The use of infill sites not defined as essential open spaces.

C)         The rehabilitation and re-use of rural buildings (subject to Policies H15, H16, H17, EMP9 and RT3).

d)         Proposals which contribute to the solution of a particular local housing, social, community or employment problem. In the case of housing development proposals will be expected to conform to Policy H20.

3.2.15  It is important to define which villages can accommodate small-scale development and to establish exactly what will be considered acceptable. The policy recognises the need to protect the individual character of each village. It also prevents unnecessary expansion into the countryside. In this respect the village boundaries have been drawn on the following basis:

i)             All properties physically linked to the main (built) part of the settlement are included;

ii)            All undeveloped areas of existing planning consents are included;

iii)               They include residential curtilages;

iv)               Boundaries do not include properties separated from the main body of the settlement by areas of open land not forming a residential curtilage;

v)        In most cases single depth development (ribbon development) along roads leading out of settlements has been excluded, unless the area is physically well related to the settlement.

3.2.16       For the purpose of this policy infill development is defined as:

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ii)         proposals which would not lead to ribbon development or a fragmented pattern of development;

iii)        development would reflect the character of the village in terms of scale, design and density and not have any detrimental visual impact on the locality.

i)          essential to the local economy or the social well being of the area; or

ii)       needed for the purposes of agriculture or forestry; or

iii)      sites developed for local needs housing (subject to Policy H20 of this plan); or

iv)      small scale tourism developments and small scale recreational developments appropriate to a rural area subject to Policy RTI; or

v)         other small-scale uses appropriate to a rural area which conform to the policies of this plan.

3.2.18 This policy recognises the need to protect the countryside from inappropriate development. In doing so, it must be accepted that the countryside is a working area and a source of many Ribble Valley residents’ livelihoods. As such it is subject to change and to development pressures. If properly managed, these can be accommodated without harming the basic character of the area.

3.2.19 Where issues of agricultural justification are raised by development proposals the Borough Council will gain appropriate specialist advice.

3.2.20 The settlement strategy of the plan will be implemented through the development control process.

3.2.21 ESSENTIAL OPEN SPACES POLICY G6

Development will not be permitted on land which is designated as essential open space on the Proposals Map unless it does not compromise the visual quality and value of general openness or the recreational value of the site or unless warranted by overriding material considerations in the public interest.

3.2.22  These sites have significant amenity value either visually or through their recreational use. It is important that they are protected from unnecessary development in order to preserve the characteristics of the plan area.

3.2.22  In designating such areas regard has been taken to the need to protect the sites from unnecessary developments in order to preserve the characteristics of the plan area; to protect sites which have a significant amenity value due to the visual quality of the site; and to preserve sites of important recreational open space.

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3.2.24    Recreational open space would include areas such as parks, play areas, playing fields, sports pitches and informal open spaces. In certain instances some areas have been identified as public recreational land and are shown on the Proposals Map. In designating such areas regard has been taken to the size; accessibility for public use the level of facilities provided on the site, the location and the topography.

3.2.25   Many areas designated have existing buildings and uses within them such as schools, churches etc. Development which is necessary for the continued efficient operation of such uses should not be prohibited unless it is detrimental to the openness or attractiveness of the site. In addition, other sites such as playing fields can have their usefulness enhanced by small-scale developments such as changing rooms etc. Proposals of this nature should also be considered acceptable subject to detailed siting and design.

3.2.26   Any proposal will also be considered having regard to Policy RT10. 3.3               FLOOD PROTECTION

3.3.1 POLICY G7

All development proposals will be expected to:

i)         Protect flood plains.

ii)           Protect areas at risk from flooding as indicated on the proposals map.

iii)       Allow necessary access to watercourses for maintenance.

iv)       Prevent an unacceptable change to surface water run-off.

v)           Protect the continuity and integrity of existing fluvial defences.

3.3.2     The National Rivers Authority is aware of a number of potential flooding areas in the Borough mainly connected with the River Ribble corridor. The National Rivers Authority will be consulted on all applications to assess the implications of development. Towns and villages which may be affected by flooding include:

Billington

Bolton by Bowland Chatburn (Chapel Laith) Downham

East of Clitheroe around Taylor Street The Ribble corridor around Ribchester The Ribble corridor around Sawley Waddington

Whalley around the River Calder West Bradford

Worston

3.3.3     The National Rivers Authority has prepared a draft Catchment Management Plan (November 1995) for the Ribble Catchment. This plan is intended to bring together the management of all water-based interests within the Ribble Catchment including the Borough of Ribble Valley. This will produce a framework for advising on planning applications on such issues as water supply and sewerage infrastructure, waste disposal, protection of flood plains and conserving the aquatic environment. The Council will have regard to this plan when considering development proposals which may affect the water environment.

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3.4.1    The Borough Council has a general aim to develop the concept of sustainable development with an emphasis on improving the quality of life in the Borough. The planning system faces two apparently conflicting forces. On the one hand are demands for growth and development. On the other hand are growing demands for better environmental quality. Although the planning system has always been promoted as a means of balancing these conflicting demands it is apparent that it has not always been able to take account of all relevant factors. There are, however, certain land use factors which can be guided and controlled through this plan.

3.4.2    POLICY G8

In its consideration of all development proposals the Council will take full account of the need to:

(a)          remove and reclaim contaminated land plus derelict and disused sites, which cause clear environmental damage, for uses in accordance with the provisions of this plan;

(b)        minimise air, surface water, ground water, light and ground pollution;

(c)        prevent the intrusion of noise into residential areas or areas used for recreation;

(d)          discourage the production of waste;

(e)          implement improvements to areas of poor environment;

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