Planning in Ribble Valley

OPEN SPACE PROVISION

ON ALL RESIDENTIAL SITES OF OVER 1 HECTARE, THE LAYOUT WILL BE EXPECTED TO PROVIDE ADEQUATE AND USABLE PUBLIC OPEN SPACE. ON A SITE-BY-SITE BASIS, THE COUNCIL WILL ALSO NEGOTIATE FOR PROVISION ON SMALLER SITES, OR SEEK TO SECURE AN OFF-SITE CONTRIBUTION TOWARDS PROVISION FOR SPORT AND RECREATIONAL FACILITIES OR PUBLIC OPEN SPACE WITHIN THE AREA WHERE THE OVERALL LEVEL OF SUPPLY IS INADEQUATE. ANY GREEN INFRASTRUCTURE SHOULD BE MULTI FUNCTIONAL AND ENCOURAGE, WHERE POSSIBLE, WALKING AND CYCLING OPPORTUNITIES THE BOROUGH COUNCIL WILL REFUSE DEVELOPMENT PROPOSALS WHICH INVOLVE THE LOSS OF EXISTING PUBLIC OPEN SPACE, INCLUDING PRIVATE PLAYING FIELDS WHICH ARE IN RECREATIONAL USE. IN EXCEPTIONAL CIRCUMSTANCES AND FOLLOWING A ROBUST ASSESSMENT WHERE THE LOSS OF A SITE IS JUSTIFIABLE BECAUSE OF THE SOCIAL AND ECONOMIC BENEFITS A PROPOSED DEVELOPMENT WOULD BRING TO THE COMMUNITY, CONSENT MAY BE GRANTED WHERE REPLACEMENT FACILITIES ARE PROVIDED, OR WHERE EXISTING FACILITIES ELSEWHERE IN THE VICINITY ARE SUBSTANTIALLY UPGRADED. THESE MUST BE READILY ACCESSIBLE AND CONVENIENT TO USERS OF THE FORMER OPEN SPACE AREAS.

General Considerations

IN DETERMINING PLANNING APPLICATIONS, ALL DEVELOPMENT MUST: DESIGN 1. BE OF A HIGH STANDARD OF BUILDING DESIGN WHICH CONSIDERS THE 8 BUILDING IN CONTEXT PRINCIPLES (FROM THE CABE/ENGLISH HERITAGE BUILDING ON CONTEXT TOOLKIT. 2. BE SYMPATHETIC TO EXISTING AND PROPOSED LAND USES IN TERMS OF ITS SIZE, INTENSITY AND NATURE AS WELL AS SCALE, MASSING, STYLE, FEATURES AND BUILDING MATERIALS. 3. CONSIDER THE DENSITY, LAYOUT AND RELATIONSHIP BETWEEN BUILDINGS, WHICH IS OF MAJOR IMPORTANCE. PARTICULAR EMPHASIS WILL BE PLACED ON VISUAL APPEARANCE AND THE RELATIONSHIP TO SURROUNDINGS, INCLUDING IMPACT ON LANDSCAPE CHARACTER, AS WELL AS THE EFFECTS OF DEVELOPMENT ON EXISTING AMENITIES. 4. USE SUSTAINABLE CONSTRUCTION TECHNIQUES WHERE POSSIBLE AND PROVIDE EVIDENCE THAT ENERGY EFFICIENCY, AS DESCRIBED WITHIN POLICY DME5, HAS BEEN INCORPORATED INTO SCHEMES WHERE POSSIBLE. 5. THE CODE FOR SUSTAINABLE HOMES AND LIFETIME HOMES, OR ANY SUBSEQUENT NATIONALLY RECOGNISED EQUIVALENT STANDARDS, SHOULD BE INCORPORATED INTO SCHEMES. ACCESS 1. CONSIDER THE POTENTIAL TRAFFIC AND CAR PARKING IMPLICATIONS. 2. ENSURE SAFE ACCESS CAN BE PROVIDED WHICH IS SUITABLE TO ACCOMMODATE THE SCALE AND TYPE OF TRAFFIC LIKELY TO BE GENERATED. 3. CONSIDER THE PROTECTION AND ENHANCEMENT OF PUBLIC RIGHTS OF WAY AND ACCESS. AMENITY 1. NOT ADVERSELY AFFECT THE AMENITIES OF THE SURROUNDING AREA. 2. PROVIDE ADEQUATE DAY LIGHTING AND PRIVACY DISTANCES. 3. HAVE REGARD TO PUBLIC SAFETY AND SECURED BY DESIGN PRINCIPLES. 4. CONSIDER AIR QUALITY AND MITIGATE ADVERSE IMPACTS WHERE POSSIBLE. ENVIRONMENT 1. CONSIDER THE ENVIRONMENTAL IMPLICATIONS SUCH AS SSSIS, COUNTY HERITAGE SITES, LOCAL NATURE RESERVES, BIODIVERSITY ACTION PLAN (BAP) HABITATS AND SPECIES, SPECIAL AREAS OF CONSERVATION AND SPECIAL PROTECTED AREAS, PROTECTED SPECIES, GREEN CORRIDORS AND OTHER SITES OF NATURE CONSERVATION. 2. WITH REGARDS TO POSSIBLE EFFECTS UPON THE NATURAL ENVIRONMENT, THE COUNCIL PROPOSE THAT THE PRINCIPLES OF THE MITIGATION HIERARCHY BE FOLLOWED. THIS GIVES SEQUENTIAL PREFERENCE TO THE FOLLOWING: 1) ENHANCE THE ENVIRONMENT 2) AVOID THE IMPACT 3) MINIMISE THE IMPACT 4) RESTORE THE DAMAGE 5) COMPENSATE FOR THE DAMAGE 6) OFFSET THE DAMAGE. 3. ALL DEVELOPMENT MUST PROTECT AND ENHANCE HERITAGE ASSETS AND THEIR SETTINGS. 4. ALL NEW DEVELOPMENT PROPOSALS WILL BE REQUIRED TO TAKE INTO ACCOUNT THE RISKS ARISING FROM FORMER COAL MINING AND, WHERE NECESSARY, INCORPORATE SUITABLE MITIGATION MEASURES TO ADDRESS THEM. 5. ACHIEVE EFFICIENT LAND USE AND THE REUSE AND REMEDIATION OF PREVIOUSLY DEVELOPED SITES WHERE POSSIBLE. PREVIOUSLY DEVELOPED SITES SHOULD ALWAYS BE USED INSTEAD OF GREENFIELD SITES WHERE POSSIBLE. INFRASTRUCTURE 1. NOT RESULT IN THE NET LOSS OF IMPORTANT OPEN SPACE, INCLUDING PUBLIC AND PRIVATE PLAYING FIELDS WITHOUT A ROBUST ASSESSMENT THAT THE SITES ARE SURPLUS TO NEED. IN ASSESSING THIS, REGARD MUST BE HAD TO THE LEVEL OF PROVISION AND STANDARD OF PUBLIC OPEN SPACE IN THE AREA, THE IMPORTANCE OF PLAYING FIELDS AND THE NEED TO PROTECT SCHOOL PLAYING FIELDS TO MEET FUTURE NEEDS. REGARD WILL ALSO BE HAD TO THE LANDSCAPE OR TOWNSCAPE OF AN AREA AND THE IMPORTANCE THE OPEN SPACE HAS ON THIS. 2. HAVE REGARD TO THE AVAILABILITY TO KEY INFRASTRUCTURE WITH CAPACITY. WHERE KEY INFRASTRUCTURE WITH CAPACITY IS NOT AVAILABLE IT MAY BE NECESSARY TO PHASE DEVELOPMENT TO ALLOW INFRASTRUCTURE ENHANCEMENTS TO TAKE PLACE. 3. CONSIDER THE POTENTIAL IMPACT ON SOCIAL INFRASTRUCTURE PROVISION. OTHER 1. NOT PREJUDICE FUTURE DEVELOPMENT WHICH WOULD PROVIDE SIGNIFICANT ENVIRONMENTAL AND AMENITY IMPROVEMENTS.

SUPPORTING BUSINESS GROWTH AND THE LOCAL ECONOMY

PROPOSALS THAT ARE INTENDED TO SUPPORT BUSINESS GROWTH AND THE LOCAL ECONOMY WILL BE SUPPORTED IN PRINCIPLE. DEVELOPMENT PROPOSALS WILL BE DETERMINED IN ACCORD WITH THE CORE STRATEGY AND DETAILED POLICIES OF THE LDF AS APPROPRIATE. THE BOROUGH COUNCIL MAY REQUEST THE SUBMISSION OF SUPPORTING INFORMATION FOR FARM DIVERSIFICATION WHERE APPROPRIATE. THE EXPANSION OF EXISTING FIRMS WITHIN SETTLEMENTS WILL BE PERMITTED ON LAND WITHIN OR ADJACENT TO THEIR EXISTING SITES, PROVIDED NO SIGNIFICANT ENVIRONMENTAL PROBLEMS ARE CAUSED AND THE EXTENSION CONFORMS TO THE OTHER PLAN POLICIES OF THE LDF. THE EXPANSION OF ESTABLISHED FIRMS ON LAND OUTSIDE SETTLEMENTS WILL BE ALLOWED PROVIDED IT IS ESSENTIAL TO MAINTAIN THE EXISTING SOURCE OF EMPLOYMENT AND CAN BE ASSIMILATED WITHIN THE LOCAL LANDSCAPE. THERE MAY BE OCCASIONS WHERE DUE TO THE SCALE OF THE PROPOSAL RELOCATION TO AN ALTERNATIVE SITE IS PREFERABLE. PROPOSALS FOR THE DEVELOPMENT, REDEVELOPMENT OR CONVERSION OF SITES WITH EMPLOYMENT GENERATING POTENTIAL IN THE PLAN AREA FOR ALTERNATIVE USES WILL BE ASSESSED WITH REGARD TO THE FOLLOWING CRITERIA: 1. THE PROVISIONS OF POLICY DMG1, AND 2. THE COMPATIBILITY OF THE PROPOSAL WITH OTHER PLAN POLICIES OF THE LDF, AND 3. THE ENVIRONMENTAL BENEFITS TO BE GAINED BY THE COMMUNITY, AND 4. THE ECONOMIC AND SOCIAL IMPACT CAUSED BY LOSS OF EMPLOYMENT OPPORTUNITIES TO THE BOROUGH, AND 5. ANY ATTEMPTS THAT HAVE BEEN MADE TO SECURE AN ALTERNATIVE EMPLOYMENT GENERATING USE FOR THE SITE (MUST BE SUPPORTED BY EVIDENCE (SUCH AS PROPERTY AGENTS DETAILS INCLUDING PERIODS OF MARKETING AND RESPONSE) THAT THE PROPERTY/ BUSINESS HAS BEEN MARKETED FOR BUSINESS USE FOR A MINIMUM PERIOD OF SIX MONTHS OR INFORMATION THAT DEMONSTRATES TO THE COUNCIL'S SATISFACTION THAT THE CURRENT USE IS NOT VIABLE FOR EMPLOYMENT PURPOSES.)

THE CONVERSION OF BARNS AND OTHER RURAL BUILDINGS FOR EMPLOYMENT USES

PLANNING PERMISSION WILL BE GRANTED FOR EMPLOYMENT GENERATING USES IN BARNS AND OTHER RURAL BUILDINGS, PROVIDED ALL OF THE FOLLOWING CRITERIA ARE MET: 1. THE PROPOSED USE WILL NOT CAUSE UNACCEPTABLE DISTURBANCE TO NEIGHBOURS IN ANY WAY. 2. THE BUILDING HAS A GENUINE HISTORY OF USE FOR AGRICULTURE OR OTHER RURAL ENTERPRISE. 3. THE BUILDING IS STRUCTURALLY SOUND AND CAPABLE OF CONVERSION FOR THE PROPOSED USE, WITHOUT THE NEED FOR MAJOR ALTERATIONS WHICH WOULD ADVERSELY AFFECT THE CHARACTER OF THE BUILDING. 4. THE IMPACT OF THE PROPOSAL OR ADDITIONAL ELEMENTS LIKELY TO BE REQUIRED FOR THE PROPER OPERATION OF THE BUILDING WILL NOT HARM THE APPEARANCE OR FUNCTION OF THE AREA IN WHICH IT IS SITUATED. 5. THE ACCESS TO THE SITE IS OF A SAFE STANDARD OR IS CAPABLE OF BEING IMPROVED TO A SAFE STANDARD WITHOUT HARMING THE APPEARANCE OF THE AREA. 6. THE DESIGN OF THE CONVERSION SHOULD BE OF A HIGH STANDARD AND BE IN KEEPING WITH LOCAL TRADITION, PARTICULARLY IN TERMS OF MATERIALS, GEOMETRIC FORM AND WINDOW AND DOOR OPENINGS. 7. THAT ANY EXISTING NATURE CONSERVATION ASPECTS OF THE EXISTING STRUCTURE ARE PROPERLY SURVEYED AND WHERE JUDGED TO BE SIGNIFICANT PRESERVED OR, IF THIS IS NOT POSSIBLE, THEN ANY LOSS ADEQUATELY MITIGATED. THE CONVERSION OF BUILDINGS SHOULD BE OF A HIGH STANDARD AND IN KEEPING WITH LOCAL TRADITION. THE IMPACT OF THE DEVELOPMENT, INCLUDING THE CREATION OF SERVICING, STORAGE AREAS AND CAR PARKING FACILITIES (OR OTHER ADDITIONS) SHOULD NOT HARM THE APPEARANCE OR FUNCTION OF THE AREA IN WHICH IT IS SITUATED. THE AONB MANAGEMENT PLAN SHOULD BE CONSIDERED AND WILL BE USED BY THE COUNCIL IN DETERMINING PLANNING APPLICATIONS. PROPOSALS FOR THE CONVERSION OF BUILDINGS FOR EMPLOYMENT PURPOSES THAT INCLUDE RESIDENTIAL ACCOMMODATION WILL BE CAREFULLY ASSESSED. THE COUNCIL WILL REQUIRE THE SUBMISSION OF A BUSINESS PLAN IN SUPPORT OF THE PROPOSAL WHERE RESIDENTIAL ACCOMMODATION IS REQUIRED AS PART OF THE SCHEME IN LOCATIONS WHERE THE COUNCIL WOULD OTHERWISE RESTRICT THE CREATION OF DWELLINGS. IN ALL CASES THE PROPORTION OF LIVING ACCOMMODATION TO WORKSPACE MUST NOT EXCEED A LEVEL OF 60:40, WORKSPACE TO LIVING ACCOMMODATION, AND SHOULD FORM AN INTEGRAL PART OF THE LAYOUT AND DESIGN OF THE CONVERSION. PROPOSALS WILL BE ASSESSED IN ACCORDANCE WITH NATIONAL PLANNING GUIDANCE.

BUSINESS AND EMPLOYMENT DEVELOPMENT

Employment development will be directed towards the main settlement of Clitheroe, Whalley and Longridge as the preferred locations to accommodate employment growth together with land at Barrow Enterprise Site, the Lancashire Enterprise Zone at Samlesbury and locations well related to the A59 corridor. The Council, in line with the evidence it has gathered, will aim to allocate an additional 8 hectares of land for employment purpose in appropriate and sustainable locations during the lifetime of this plan. Land will be made available for employment use in order to support the health of the local economy and wider sustainable job creation. The expansion of existing businesses will, wherever appropriate, be considered favourably. In considering the development of land for economic development and in determining where this land will be located, priority will be given to the use of appropriate Brownfield sites to deliver employment-generating uses including a preference for the re-use of existing employment sites before alternatives are considered. New sites will be identified in accord with the development strategy where the health of the local and, in relevant cases, the wider economy support such release. Opportunities to identify land as part of appropriate mixed-use schemes within any strategic land release will be considered favourably. Developments that contribute to farm diversification, strengthening of the wider rural and village economies or that promote town centre vitality and viability will be supported in principle. Proposals that result in the loss of existing employment sites to other forms of development will need to demonstrate that there will be no adverse impact upon the local economy. The Council considers, in line with neighbouring authorities and other bodies, that the BAe Samlesbury site should be regarded as a regionally significant employment site with considerable potential to accommodate a variety of advanced knowledge based industries in the future. This has been recognised by the Government's creation of an Enterprise Zone at this location. As such the site is not considered part of the borough's general employment land supply. The Council will therefore support the delivery of the Enterprise Zone and has produced a Local Development Order to achieve this.

RENEWABLE ENERGY

THE BOROUGH COUNCIL WILL SUPPORT THE DEVELOPMENT OF RENEWABLE ENERGY SCHEMES, PROVIDING IT CAN BE SHOWN THAT SUCH DEVELOPMENTS WOULD NOT CAUSE UNACCEPTABLE HARM TO THE LOCAL ENVIRONMENT OR LOCAL AMENITY. IN ASSESSING PROPOSALS, THE BOROUGH COUNCIL WILL HAVE PARTICULAR REGARD TO THE FOLLOWING ISSUES: 1. THE IMMEDIATE AND WIDER IMPACT OF THE PROPOSED DEVELOPMENT ON THE LANDSCAPE, INCLUDING ITS VISUAL IMPACT AND THE CUMULATIVE IMPACTS OF DEVELOPMENT. 2. THE MEASURES TAKEN TO MINIMISE THE IMPACT OF THE PROPOSALS ON RESIDENTIAL AMENITY 3. THE POTENTIAL BENEFITS THE PROPOSALS MAY BRING 4. THE VISUAL IMPACT OF THE PROPOSALS, INCLUDING DESIGN, COLOUR AND SCALE 5. THE DEGREE TO WHICH NUISANCE CAUSED BY NOISE AND SHADOW FLICKER TO NEARBY RESIDENTIAL AMENITIES, AGRICULTURAL OPERATIONS, RECREATIONAL AREAS OR THE FUNCTION OF THE COUNTRYSIDE CAN BE MINIMISED 6. NATIONAL OR LOCAL TARGETS FOR GENERATING ENERGY FROM RENEWABLE SOURCES AND FOR REDUCING CARBON EMISSIONS AS SPECIFIED WITHIN POLICY DMG1 7. THE POTENTIAL IMPACT ON BIODIVERSITY. THE COUNCIL WILL REQUIRE DECENTRALISED AND RENEWABLE OR LOW CARBON ENERGY IN NEW DEVELOPMENTS TO MEET NATIONAL STANDARDS DEVELOPMENT PROPOSALS WITHIN OR CLOSE TO THE AONB, SITES OF SPECIAL SCIENTIFIC INTEREST, SPECIAL AREAS OF CONSERVATION AND SPECIAL PROTECTION AREAS, NOTABLE HABITATS AND SPECIES, LOCAL NATURE RESERVES, BIOLOGICAL HERITAGE SITES OR DESIGNATED HERITAGE ASSETS AND THEIR SETTING WILL NOT BE ALLOWED UNLESS: 1. THE PROPOSALS CANNOT BE LOCATED OUTSIDE SUCH STATUTORY DESIGNATED AREAS 2. IT CAN BE DEMONSTRATED THAT THE OBJECTIVES OF THE DESIGNATION OF THE AREA OR SITE WILL NOT BE COMPROMISED BY THE DEVELOPMENT 3. ANY ADVERSE ENVIRONMENTAL IMPACTS AS FAR AS PRACTICABLE HAVE BEEN MITIGATED Outside these areas renewable energy schemes will be considered to be appropriate in principle subject to other policies in the plan.

SUSTAINABLE DEVELOPMENT AND CLIMATE CHANGE

The Council will seek to ensure that all development meets an appropriate recognised sustainable design and construction standard where viable to do so, in order to address both the causes and consequences of climate change. In particular, all development will be required to demonstrate how it will contribute towards reducing the Borough's carbon footprint. The Council will assess applications against the current Code of Sustainable Homes, Lifetime Homes and Buildings for Life and BREEAM standards, or any subsequent nationally recognised standards. Proposals for the development of new renewable energy generation facilities, including onshore wind turbine technologies, will be considered. This will require the consideration of many factors including the need to reduce the area's carbon footprint whilst also recognising its exceptional environmental and landscape context. In adapting to the effects of climate change it is expected that proposals for development will demonstrate how sustainable development principles and sustainable construction methods, such as the use of sustainable drainage systems, will be incorporated. New development in vulnerable areas should ensure that risks can be managed through suitable measures, including through the conservation of biodiversity, improvement of ecological networks and the provision of green infrastructure. All development should optimise energy efficiency by using new technologies and minimising the use of energy through appropriate design, layout, material and landscaping and address any potential issues relating to flood risk. Ribble Valley Borough Council will liaise with the County Council over development within Mineral Safeguarding Areas (MSAs) in both proposing future site allocations and in determining planning applications. This liaison will include consideration of the issue of preventing the unnecessary sterilisation of mineral resources within MSAs and, where feasible and practicable, the prior extraction of mineral resources. On larger schemes, planning permission will only be granted for developments on sites that deliver a proportion of renewable or low carbon energy on site based on targets elaborated within the relevant Development Management policy and also incorporate recycled or reclaimed materials or minimise the use of energy by using energy efficiency solutions and technologies. Where developments fail to achieve any of these, it must be demonstrated why this cannot be achieved.

PROTECTING TREES AND WOODLANDS

THERE WILL BE A PRESUMPTION AGAINST THE CLEARANCE OF BROAD-LEAVED WOODLAND FOR DEVELOPMENT PROPOSES. THE COUNCIL WILL SEEK TO ENSURE THAT WOODLAND MANAGEMENT SAFE GUARDS THE STRUCTURAL INTEGRITY AND VISUAL AMENITY VALUE OF WOODLAND, ENHANCES BIODIVERSITY AND PROVIDES ENVIRONMENTAL HEALTH BENEFITS FOR THE RESIDENTS OF THE BOROUGH. THE COUNCIL ENCOURAGES SUCCESSIONAL TREE PLANTING TO ENSURE TREE COVER IS MAINTAINED INTO THE FUTURE. WHERE APPLICATIONS ARE LIKELY TO HAVE A SUBSTANTIAL EFFECT ON TREE COVER, THE BOROUGH COUNCIL WILL REQUIRE DETAILED ARBORICULTURAL SURVEY INFORMATION AND TREE CONSTRAINT PLANS INCLUDING APPROPRIATE PLANS AND PARTICULARS. THESE WILL INCLUDE THE POSITION OF EVERY TREE ON SITE THAT COULD BE INFLUENCED BY THE PROPOSED DEVELOPMENT AND ANY TREE ON NEIGHBOURING LAND THAT IS ALSO LIKELY TO BE WITH IN INFLUENCING DISTANCE AND COULD ALSO INCLUDE OTHER RELEVANT INFORMATION SUCH AS STEM DIAMETER AND CROWN SPREAD. THE BOROUGH COUNCIL WILL ENSURE THAT: 1. THE VISUAL, BOTANICAL AND HISTORICAL VALUE, TOGETHER WITH THE USEFUL AND SAFE LIFE EXPECTANCY OF TREE COVER, ARE IMPORTANT FACTORS IN DETERMINING PLANNING APPLICATIONS. THIS WILL INCLUDE AN ASSESSMENT OF THE IMPACT OF THE DENSITY OF DEVELOPMENT, LAY OUT OF ROADS, ACCESS POINTS AND SERVICES ON ANY AFFECTED TREES. 2. THAT A DETAILED TREE PROTECTION PLAN IS SUBMITTED WITH APPROPRIATE LEVELS OF DETAIL. 3. SITE-SPECIFIC TREE PROTECTION PLANNING CONDITIONS ARE ATTACHED TO PLANNING PERMISSIONS.

LANDSCAPE AND TOWNSCAPE PROTECTION

DEVELOPMENT PROPOSALS WILL BE REFUSED WHICH SIGNIFICANTLY HARM IMPORTANT LANDSCAPE OR LANDSCAPE FEATURES INCLUDING: 1. TRADITIONAL STONE WALLS. 2. PONDS. 3. CHARACTERISTIC HERB RICH MEADOWS AND PASTURES. 4. WOODLANDS. 5. COPSES. 6. HEDGEROWS AND INDIVIDUAL TREES (OTHER THAN IN EXCEPTIONAL CIRCUMSTANCES WHERE SATISFACTORY WORKS OF MITIGATION OR ENHANCEMENT WOULD BE ACHIEVED, INCLUDING REBUILDING, REPLANTING AND LANDSCAPE MANAGEMENT). 7. TOWNSCAPE ELEMENTS SUCH AS THE SCALE, FORM, AND MATERIALS THAT CONTRIBUTE TO THE CHARACTERISTIC TOWNSCAPES OF THE AREA. 8. UPLAND LANDSCAPES AND ASSOCIATED HABITATS SUCH AS BLANKET BOG. 9. BOTANICALLY RICH ROADSIDE VERGES (THAT ARE WORTHY OF PROTECTION).

SITE AND SPECIES PROTECTION AND CONSERVATION

DEVELOPMENT PROPOSALS THAT ARE LIKELY TO ADVERSELY AFFECT THE FOLLOWING WILL NOT BE GRANTED PLANNING PERMISSION. EXCEPTIONS WILL ONLY BE MADE WHERE IT CAN CLEARLY BE DEMONSTRATED THAT THE BENEFITS OF A DEVELOPMENT AT A SITE OUTWEIGH BOTH THE LOCAL AND THE WIDER IMPACTS. PLANNING CONDITIONS OR AGREEMENTS WILL BE USED TO SECURE PROTECTION OR, IN THE CASE OF ANY EXCEPTIONAL DEVELOPMENT AS DEFINED ABOVE, TO MITIGATE ANY HARM, UNLESS ARRANGEMENTS CAN BE MADE THROUGH PLANNING CONDITIONS OR AGREEMENTS TO SECURE THEIR PROTECTION: 1. WILDLIFE SPECIES PROTECTED BY LAW 2. SSSI'S 3. PRIORITY HABITATS OR SPECIES IDENTIFIED IN THE LANCASHIRE BIODIVERSITY ACTION PLAN 4. LOCAL NATURE RESERVES 5. COUNTY BIOLOGICAL HERITAGE SITES 6. SPECIAL AREAS OF CONSERVATION (SACS) 7. SPECIAL PROTECTED AREAS (SPAS) 8. ANY ACKNOWLEDGED NATURE CONSERVATION VALUE OF SITES OR SPECIES. DEVELOPERS ARE ENCOURAGED TO CONSIDER INCORPORATING MEASURES TO ENHANCE BIODIVERSITY WHERE APPROPRIATE THAT WILL COMPLEMENT PRIORITY HABITATS AND SPECIES IDENTIFIED IN THE LANCASHIRE BAP. WITH REGARD TO SITES DESIGNATED UNDER EUROPEAN LEGISLATION THE AUTHORITY WILL FOLLOW THE RELEVANT PROCESSES AS DEFINED WITHIN THE HABITATS REGULATIONS 2010. DEVELOPMENT WILL NOT BE PERMITTED UNLESS EITHER IT IS ESTABLISHED THAT IT IS NOT LIKELY TO HAVE A SIGNIFICANT EFFECT ON ANY RAMSAR SITE OR NATURA 2000 SITE (INCLUDING SPECIAL PROTECTION AREAS, POTENTIAL SPECIAL PROTECTION AREAS, SPECIAL AREAS OF CONSERVATION, CANDIDATE SPECIAL AREAS OF CONSERVATION), EITHER ALONE OR IN COMBINATION WITH OTHER PROJECTS, OR IT IS ASCERTAINED, FOLLOWING APPROPRIATE ASSESSMENT, THAT IT WILL NOT ADVERSELY AFFECT THE INTEGRITY OF ANY RAMSAR SITE OR NATURA 2000 SITE. THE HABITATS REGULATIONS INCLUDE PROVISION FOR DEVELOPMENT WHICH MAY CAUSE AN ADVERSE EFFECT ON INTEGRITY TO BE ALLOWED UNDER EXCEPTIONAL CIRCUMSTANCES. THESE INCLUDE WHERE THERE ARE NO ALTERNATIVE SOLUTIONS, IMPERATIVE REASONS OF OVERRIDING PUBLIC INTEREST CAN BE DEMONSTRATED AND APPROPRIATE COMPENSATORY MEASURES ARE IMPLEMENTED. IN TERMS OF THE PROTECTION OF THE SOIL RESOURCE AND HIGH QUALITY AGRICULTURAL LAND DEVELOPMENT AND LAND MANAGEMENT PRACTICES SHOULD SEEK TO AVOID SOIL EROSION; AVOID CONTAMINATION OF LAND AND PROMOTE RESTORATION, PROTECT THE PEAT RESOURCE AND RECOGNISE THE IMPORTANCE OF PEAT IN PARTICULAR FOR ITS CARBON SEQUESTRATION VALUE, WATER QUALITY IMPROVEMENTS FOR BOTH DRINKING WATER AND BIODIVERSITY, REDUCTION OF LOCAL FLOOD RISK AND REDUCTION OF MOORLAND WILDFIRE RISK. THE IMPORTANT LINK BETWEEN SOIL QUALITY, THE NATURAL ENVIRONMENT AND THE LANDSCAPE SHOULD BE RECOGNISED.

WATER MANAGEMENT

DEVELOPMENT WILL NOT BE PERMITTED WHERE THE PROPOSAL WOULD BE AT AN UNACCEPTABLE RISK OF FLOODING OR EXACERBATE FLOODING ELSEWHERE. APPLICATIONS FOR DEVELOPMENT SHOULD INCLUDE APPROPRIATE MEASURES FOR THE CONSERVATION, PROTECTION AND MANAGEMENT OF WATER SUCH THAT DEVELOPMENT CONTRIBUTES TO: 1. PREVENTING POLLUTION OF SURFACE AND / OR GROUNDWATER 2. REDUCING WATER CONSUMPTION 3. REDUCING THE RISK OF SURFACE WATER FLOODING (FOR EXAMPLE THE USE OF SUSTAINABLE DRAINAGE SYSTEMS (SUDS)) AS A PART OF THE CONSIDERATION OF WATER MANAGEMENT ISSUES, AND IN PARALLEL WITH FLOOD MANAGEMENT OBJECTIVES, THE AUTHORITY WILL ALSO SEEK THE PROTECTION OF THE BOROUGH'S WATER COURSES FOR THEIR BIODIVERSITY VALUE. ALL APPLICATIONS FOR PLANNING PERMISSION SHOULD INCLUDE DETAILS FOR SURFACE WATER DRAINAGE AND MEANS OF DISPOSAL BASED ON SUSTAINABLE DRAINAGE PRINCIPLES. THE USE OF THE PUBLIC SEWERAGE SYSTEM IS THE LEAST SUSTAINABLE FORM OF SURFACE WATER DRAINAGE AND THEREFORE DEVELOPMENT PROPOSALS WILL BE EXPECTED TO INVESTIGATE AND IDENTIFY MORE SUSTAINABLE ALTERNATIVES TO HELP REDUCE THE RISK OF SURFACE WATER FLOODING AND ENVIRONMENTAL IMPACT.

GREEN BELT

The overall extent of the green belt will be maintained to safeguard the surrounding countryside from inappropriate encroachment. The development of new buildings will be limited to the purposes of agriculture, forestry, essential outdoor sport and recreation, cemeteries and for other uses of land which preserve the openness of the green belt and which do not conflict with the purposes of the designation.

LANDSCAPE

The landscape and character of the Forest of Bowland Area of Outstanding Natural Beauty will be protected, conserved and enhanced. Any development will need to contribute to the conservation of the natural beauty of the area. The landscape and character of those areas that contribute to the setting and character of the Forest of Bowland Areas of Outstanding Natural Beauty will be protected and conserved and wherever possible enhanced. As a principle the Council will expect development to be in keeping with the character of the landscape, reflecting local distinctiveness, vernacular style, scale, style, features and building materials.

BIODIVERSITY AND GEODIVERSITY

The Council will seek wherever possible to conserve and enhance the area's biodiversity and geodiversity and to avoid the fragmentation and isolation of natural habitats and help develop green corridors. Where appropriate, cross-Local Authority boundary working will continue to take place to achieve this. Negative impacts on biodiversity through development proposals should be avoided. Development proposals that adversely affect a site of recognised environmental or ecological importance will only be permitted where a developer can demonstrate that the negative effects of a proposed development can be mitigated, or as a last resort, compensated for. It will be the developer's responsibility to identify and agree an acceptable scheme, accompanied by appropriate survey information, before an application is determined. There should, as a principle be a net enhancement of biodiversity. These sites are as follows: Sites of Special Scientific Interest (SSSIs); Local Nature Reserves (LNRs); Local Biological Heritage sites (CBHs); Special Areas of Conservation (SACs) and Special Protection Areas (SPAs); Local Geodiversity Heritage Sites; Ancient Woodlands; Lancashire Biodiversity Action Plan priority habitats and species; European Directive on Protected Species and Habitats - Annexe 1 Habitats and Annexe II Species; Habitats and Species of Principal Importance in England. With respect to sites designated through European legislation the Authority will be bound by the provisions of the relevant Habitats Directives and Regulations. For those sites that are not statutorily designated and compensation could be managed through a mechanism such as biodiversity off-setting via conservation credits.

GREEN BELT

The overall extent of the green belt will be maintained to safeguard the surrounding countryside from inappropriate encroachment. The development of new buildings will be limited to the purposes of agriculture, forestry, essential outdoor sport and recreation, cemeteries and for other uses of land which preserve the openness of the green belt and which do not conflict with the purposes of the designation.

PROTECTING HERITAGE ASSETS

IN CONSIDERING DEVELOPMENT PROPOSALS THE COUNCIL WILL MAKE A PRESUMPTION IN FAVOUR OF THE CONSERVATION AND ENHANCEMENT OF HERITAGE ASSETS AND THEIR SETTINGS. 1. CONSERVATION AREAS PROPOSALS WITHIN, OR AFFECTING VIEWS INTO AND OUT OF, OR AFFECTING THE SETTING OF A CONSERVATION AREA WILL BE REQUIRED TO CONSERVE AND WHERE APPROPRIATE ENHANCE ITS CHARACTER AND APPEARANCE AND THOSE ELEMENTS WHICH CONTRIBUTE TOWARDS ITS SIGNIFICANCE. THIS SHOULD INCLUDE CONSIDERATIONS AS TO WHETHER IT CONSERVES AND ENHANCES THE SPECIAL ARCHITECTURAL AND HISTORIC CHARACTER OF THE AREA AS SET OUT IN THE RELEVANT CONSERVATION AREA APPRAISAL. DEVELOPMENT WHICH MAKES A POSITIVE CONTRIBUTION AND CONSERVES AND ENHANCES THE CHARACTER, APPEARANCE AND SIGNIFICANCE OF THE AREA IN TERMS OF ITS LOCATION, SCALE, SIZE, DESIGN AND MATERIALS AND EXISTING BUILDINGS, STRUCTURES, TREES AND OPEN SPACES WILL BE SUPPORTED. IN THE CONSERVATION AREAS THERE WILL BE A PRESUMPTION IN FAVOUR OF THE CONSERVATION AND ENHANCEMENT OF ELEMENTS THAT MAKE A POSITIVE CONTRIBUTION TO THE CHARACTER OR APPEARANCE OF THE CONSERVATION AREA. 2. LISTED BUILDINGS AND OTHER BUILDINGS OF SIGNIFICANT HERITAGE INTEREST ALTERATIONS OR EXTENSIONS TO LISTED BUILDINGS OR BUILDINGS OF LOCAL HERITAGE INTEREST, OR DEVELOPMENT PROPOSALS ON SITES WITHIN THEIR SETTING WHICH CAUSE HARM TO THE SIGNIFICANCE OF THE HERITAGE ASSET WILL NOT BE SUPPORTED. ANY PROPOSALS INVOLVING THE DEMOLITION OR LOSS OF IMPORTANT HISTORIC FABRIC FROM LISTED BUILDINGS WILL BE REFUSED UNLESS IT CAN BE DEMONSTRATED THAT EXCEPTIONAL CIRCUMSTANCES EXIST. 3. REGISTERED HISTORIC PARKS AND GARDENS OF SPECIAL HISTORIC INTEREST AND OTHER GARDENS OF SIGNIFICANT HERITAGE INTEREST PROPOSALS WHICH CAUSE HARM TO OR LOSS OF SIGNIFICANCE TO REGISTERED PARKS, GARDENS OR LANDSCAPES OF SPECIAL HISTORIC INTEREST OR OTHER GARDENS OF SIGNIFICANT LOCAL HERITAGE INTEREST, INCLUDING THEIR SETTING, WILL NOT BE SUPPORTED. 4. SCHEDULED MONUMENTS AND OTHER ARCHAEOLOGICAL REMAINS APPLICATIONS FOR DEVELOPMENT THAT WOULD RESULT IN HARM TO THE SIGNIFICANCE OF A SCHEDULED MONUMENT OR NATIONALLY IMPORTANT ARCHAEOLOGICAL SITES WILL NOT BE SUPPORTED. DEVELOPERS WILL BE EXPECTED TO INVESTIGATE THE SIGNIFICANCE OF NON DESIGNATED ARCHAEOLOGY PRIOR TO DETERMINATION OF AN APPLICATION. WHERE THIS DEMONSTRATES THAT THE SIGNIFICANCE IS EQUIVALENT TO THAT OF DESIGNATED ASSETS, PROPOSALS WHICH CAUSE HARM TO THE SIGNIFICANCE OF NON DESIGNATED ASSETS WILL NOT BE SUPPORTED. WHERE IT CAN BE DEMONSTRATED THAT THAT THE SUBSTANTIAL PUBLIC BENEFITS OF ANY PROPOSALS OUTWEIGH THE HARM TO OR LOSS OF THE ABOVE, THE COUNCIL WILL SEEK TO ENSURE MITIGATION OF DAMAGE THROUGH PRESERVATION OF REMAINS IN SITU AS THE PREFERRED SOLUTION. WHERE THIS IS NOT JUSTIFIED DEVELOPERS WILL BE REQUIRED TO MAKE ADEQUATE PROVISION FOR EXCAVATION AND RECORDING OF THE ASSET BEFORE OR DURING EXCAVATION. PROPOSALS SHOULD ALSO GIVE ADEQUATE CONSIDERATION OF HOW THE PUBLIC UNDERSTANDING AND APPRECIATION OF SUCH SITES COULD BE IMPROVED. IN LINE WITH NPPF, RIBBLE VALLEY AIMS TO SEEK POSITIVE IMPROVEMENTS IN THE QUALITY OF THE HISTORIC ENVIRONMENT THROUGH THE FOLLOWING: A) MONITORING HERITAGE ASSETS AT RISK AND; I) SUPPORTING DEVELOPMENT/RE-USE PROPOSALS CONSISTENT WITH THEIR CONSERVATION; II) CONSIDERING USE OF LEGAL POWERS (BUILDING PRESERVATION NOTICES, URGENT WORKS NOTICES) TO ENSURE THE PROPER PRESERVATION OF LISTED BUILDINGS AND BUILDINGS WITHIN THE CONSERVATION AREAS. B) SUPPORTING REDEVELOPMENT PROPOSALS WHICH BETTER REVEAL THE SIGNIFICANCE OF HERITAGE ASSETS OR THEIR SETTINGS. C) PRODUCTION OF DESIGN GUIDANCE. D) KEEPING CONSERVATION AREA MANAGEMENT GUIDANCE UNDER REVIEW. E) USE OF LEGAL ENFORCEMENT POWERS TO ADDRESS UNAUTHORISED WORKS WHERE IT IS EXPEDIENT TO DO SO. F) ASSESS THE SIGNIFICANCE AND OPPORTUNITIES FOR ENHANCEMENT OF NON DESIGNATED HERITAGE ASSETS THROUGH THE DEVELOPMENT MANAGEMENT PROCESS.

HERITAGE ASSETS

There will be a presumption in favour of the conservation and enhancement of the significance of heritage assets and their settings. The Historic Environment and its Heritage Assets and their settings will be conserved and enhanced in a manner appropriate to their significance for their heritage value; their important contribution to local character, distinctiveness and sense of place; and to wider social, cultural and environmental benefits. This will be achieved through: Recognising that the best way of ensuring the long term protection of heritage assets is to ensure a viable use that optimises opportunities for sustaining and enhancing its significance. Keeping Conservation Area Appraisals under review to ensure that any development proposals respect and safeguard the character, appearance and significance of the area. Considering any development proposals which may impact on a heritage asset or their setting through seeking benefits that conserve and enhance their significance and avoids any substantial harm to the heritage asset. Requiring all development proposals to make a positive contribution to local distinctiveness/sense of place. The consideration of Article 4 Directions to restrict permitted development rights where the exercise of such rights would harm the historic environment.

AFFORDABLE HOUSING CRITERIA

WHERE PROPOSALS INVOLVE THE PROVISION OF AFFORDABLE HOUSING UNITS, THE RESIDENTIAL DEVELOPMENT MUST BE EXPRESSLY FOR THE FOLLOWING GROUPS OF PEOPLE: 1. FIRST TIME BUYERS CURRENTLY RESIDENT IN THE PARISH OR AN ADJOINING PARISH 2. OLDER PEOPLE CURRENTLY RESIDENT IN THE PARISH OR AN ADJOINING PARISH 3. THOSE EMPLOYED IN THE PARISH OR AN IMMEDIATELY ADJOINING PARISH BUT CURRENTLY LIVING MORE THAN 5 MILES FROM THEIR PLACE OF EMPLOYMENT 4. THOSE WHO HAVE LIVED IN THE PARISH FOR ANY 5 OF THE LAST 10 YEARS HAVING LEFT TO FIND SUITABLE ACCOMMODATION AND ALSO WITH CLOSE FAMILY REMAINING IN THE VILLAGE 5. THOSE ABOUT TO TAKE UP EMPLOYMENT IN THE PARISH 6. PEOPLE NEEDING TO MOVE TO THE AREA TO HELP SUPPORT AND CARE FOR A SICK, OLDER PERSON OR INFIRM RELATIVE. IN ADDITION TO THESE GROUPS OF PEOPLE, OTHERS MAY HAVE SPECIAL CIRCUMSTANCES THAT CAN BE APPLIED. THESE WILL BE ASSESSED ON THEIR INDIVIDUAL MERITS. THIS POLICY ONLY RELATES TO THE AFFORDABLE HOUSING NEEDS ELEMENT. PROPOSALS MUST ALSO CONFORM TO POLICY DMG1 AND ANY OTHER RELEVANT POLICY OF THIS CORE STRATEGY. AS MENTIONED ABOVE PROVIDING HOUSING FOR OLDER PEOPLE IS A PRIORITY FOR THE COUNCIL WITHIN THE HOUSING STRATEGY, AND HAS BEEN FOR A NUMBER OF YEARS. HOWEVER VERY LITTLE SUCH ACCOMMODATION HAS BEEN DEVELOPED BY THE MARKET. THEREFORE, WITHIN THE NEGOTIATIONS FOR HOUSING DEVELOPMENTS, 15% OF THE UNITS WILL BE FOR OLDER PEOPLE PROVISION. WITHIN THIS 15% FIGURE A MINIMUM OF 50% WOULD BE AFFORDABLE AND BE INCLUDED WITHIN THE OVERALL AFFORDABLE HOUSING THRESHOLD OF 30%. THE REMAINING 50% (IE THE REMAINING 50% OF THE 15% OLDER PEOPLE-RELATED ELEMENT) WILL BE FOR MARKET HOUSING FOR OLDER PEOPLE GROUPS. ANY PROPOSALS FOR AFFORDABLE HOUSING MUST BE ACCOMPANIED WITH THE FOLLOWING INFORMATION: 1. DETAILS OF WHO THE ACCOMMODATION WILL BE EXPECTED TO ACCOMMODATE. THIS SHOULD INCLUDE A FULL SURVEY OF THE EXTENT OF NEED AND INCLUDE PERSONS WHO HAVE EXPRESSED AN INTEREST IN THE PROPERTY. AND HOW THE COST OF THE ACCOMMODATION WILL BE MATCHED TO THE INCOMES OF THESE TARGET GROUPS. 2. DETAILS OF THE METHODS BY WHICH THE ACCOMMODATION WILL BE SOLD OR LET, MANAGED AND RETAINED FOR ITS ORIGINAL PURPOSE.

GYPSY AND TRAVELLER ACCOMMODATION

PROVISION LEVELS WILL BE DETERMINED BASED ON THE MOST UP TO DATE EVIDENCE ADOPTED BY THE PLANNING AUTHORITY. WHERE THE PRINCIPLE FOR THE NEED FOR PROPOSALS IS ACCEPTED, SITES WILL BE APPROVED SUBJECT TO THE FOLLOWING CRITERIA: 1. THE PROPOSAL MUST NOT CONFLICT WITH THE OTHER POLICES OF THIS PLAN. 2. PROPOSALS MUST NOT ADVERSELY IMPACT ON THE CHARACTER OF THE LANDSCAPE OR THE ENVIRONMENT, OR ANY SSSIS OR SITES OF BIOLOGICAL IMPORTANCE. 3. PROPOSALS SHOULD INVOLVE THE REUSE OF DERELICT LAND WHERE POSSIBLE AND NOT LEAD TO THE LOSS OF THE BEST AND MOST VERSATILE AGRICULTURAL LAND. 4. WHERE POSSIBLE SITE SHOULD BE WITHIN A REASONABLE PROXIMITY TO SERVICES. 5. PROPOSALS MUST HAVE GOOD ACCESS AND NOT HAVE AN ADVERSE IMPACT ON HIGHWAY SAFETY. 6. PROPOSALS SHOULD NOT PLACE UNDUE PRESSURE ON LOCAL INFRASTRUCTURE AND SERVICES. 7. PROPOSALS ARE NOT LOCATED IN AREAS AT HIGH RISK OF FLOODING.

DWELLINGS IN THE OPEN COUNTRYSIDE AND AONB

WITHIN AREAS DEFINED AS OPEN COUNTRYSIDE OR AONB ON THE PROPOSALS MAP, RESIDENTIAL DEVELOPMENT WILL BE LIMITED TO: 1. DEVELOPMENT ESSENTIAL FOR THE PURPOSES OF AGRICULTURE OR RESIDENTIAL DEVELOPMENT WHICH MEETS AN IDENTIFIED LOCAL NEED. IN ASSESSING ANY PROPOSAL FOR AN AGRICULTURAL, FORESTRY OR OTHER ESSENTIAL WORKERS DWELLINGS A FUNCTIONAL AND FINANCIAL TEST WILL BE APPLIED. 2. THE APPROPRIATE CONVERSION OF BUILDINGS TO DWELLINGS PROVIDING THEY ARE SUITABLY LOCATED AND THEIR FORM AND GENERAL DESIGN ARE IN KEEPING WITH THEIR SURROUNDINGS. BUILDINGS MUST BE STRUCTURALLY SOUND AND CAPABLE OF CONVERSION WITHOUT THE NEED FOR COMPLETE OR SUBSTANTIAL RECONSTRUCTION. 3. THE REBUILDING OR REPLACEMENT OF EXISTING DWELLINGS SUBJECT TO THE FOLLOWING CRITERIA: THE RESIDENTIAL USE OF THE PROPERTY SHOULD NOT HAVE BEEN ABANDONED. THERE BEING NO ADVERSE IMPACT ON THE LANDSCAPE IN RELATION TO THE NEW DWELLING. THE NEED TO EXTEND AN EXISTING CURTILAGE. THE CREATION OF A PERMANENT DWELLING BY THE REMOVAL OF ANY CONDITION THAT RESTRICTS THE OCCUPATION OF DWELLINGS TO TOURISM/VISITOR USE OR FOR HOLIDAY USE WILL BE REFUSED ON THE BASIS OF UNSUSTAINABILITY.

THE CONVERSION OF BARNS AND OTHER BUILDINGS TO DWELLINGS

PLANNING PERMISSION WILL BE GRANTED FOR THE CONVERSION OF BUILDINGS TO DWELLINGS WHERE 1. THE BUILDING IS NOT ISOLATED IN THE LANDSCAPE, I.E. IT IS WITHIN A DEFINED SETTLEMENT OR FORMS PART OF AN ALREADY GROUP OF BUILDINGS, AND 2. THERE NEED BE NO UNNECESSARY EXPENDITURE BY PUBLIC AUTHORITIES AND UTILITIES ON THE PROVISION OF INFRASTRUCTURE, AND 3. THERE WOULD BE NO MATERIALLY DAMAGING EFFECT ON THE LANDSCAPE QUALITIES OF THE AREA OR HARM TO NATURE CONSERVATIONS INTERESTS, AND 4. THERE WOULD BE NO DETRIMENTAL EFFECT ON THE RURAL ECONOMY, AND 5. THE PROPOSALS ARE CONSISTENT WITH THE CONSERVATION OF THE NATURAL BEAUTY OF THE AREA. 6. THAT ANY EXISTING NATURE CONSERVATION ASPECTS OF THE EXISTING STRUCTURE ARE PROPERLY SURVEYED AND WHERE JUDGED TO BE SIGNIFICANT PRESERVED OR, IF THIS IS NOT POSSIBLE, THEN ANY LOSS ADEQUATELY MITIGATED. THE BUILDING TO BE CONVERTED MUST: 1. BE STRUCTURALLY SOUND AND CAPABLE OF CONVERSION FOR THE PROPOSED USE WITHOUT THE NEED FOR EXTENSIVE BUILDING OR MAJOR ALTERNATION, WHICH WOULD ADVERSELY AFFECT THE CHARACTER OR APPEARANCE OF THE BUILDING. THE COUNCIL WILL REQUIRE A STRUCTURAL SURVEY TO BE SUBMITTED WITH ALL PLANNING APPLICATION OF THIS NATURE. THIS SHOULD INCLUDE PLANS OF ANY REBUILDING THAT IS PROPOSED; 2. BE OF A SUFFICIENT SIZE TO PROVIDE NECESSARY LIVING ACCOMMODATION WITHOUT THE NEED FOR FURTHER EXTENSIONS WHICH WOULD HARM THE CHARACTER OR APPEARANCE OF HE BUILDING, AND 3. THE CHARACTER OF THE BUILDING AND ITS MATERIALS ARE APPROPRIATE TO ITS SURROUNDINGS AND THE BUILDING AND ITS MATERIALS ARE WORTHY OF RETENTION BECAUSE OF ITS INTRINSIC INTEREST OR POTENTIAL OR ITS CONTRIBUTION TO ITS SETTING, AND 4. THE BUILDING HAS A GENUINE HISTORY OF USE FOR AGRICULTURE OR ANOTHER RURAL ENTERPRISE.

RESIDENTIAL AND CURTILAGE EXTENSIONS

PROPOSALS TO EXTEND OR ALTER EXISTING RESIDENTIAL PROPERTIES MUST ACCORD WITH POLICY DMG1 AND ANY RELEVANT DESIGNATIONS WITHIN WHICH THE SITE IS LOCATED. PROPOSALS THAT ARE FOR THE EXTENSION OF PROPERTIES TO PROVIDE ACCOMMODATION FOR ELDERLY OR DEPENDANT RELATIVES WILL ALSO BE SUBJECT TO THE FOLLOWING CRITERIA: 1. THE DEVELOPMENT MUST BE CAPABLE OF INTEGRATION INTO THE MAIN DWELLING OR A USE THAT IS ANCILLARY TO THE USE OF THE MAIN DWELLING HOUSING WHEN CIRCUMSTANCES CHANGE. 2. THE EXTENSION SHOULD GENERALLY SPEAKING PROVIDE ONLY A MODEST LEVEL OF ACCOMMODATION. PROPOSALS FOR THE EXTENSION OF CURTILAGE WILL BE APPROVED IF: 1. THE SITE IS WITHIN A SETTLEMENT, OR, 2. THE SITE IS ON THE EDGE OF A SETTLEMENT PROVIDING: THE NEW CURTILAGE BOUNDARY FOLLOWS AN EASILY IDENTIFIABLE FEATURE SUCH AS A ROAD, STREAM OR HEDGEROW, OR BRINGS THE BOUNDARY INTO LINE WITH EXISTING ADJACENT PROPERTIES. THE EXTENSION WILL NOT CAUSE VISUAL HARM TO THE LANDSCAPE. THE EXTENSION IMPROVES THE VISUAL QUALITY OF THE SITE. ANY EXISTING NATURE CONSERVATION ASPECTS OF THE EXISTING STRUCTURE SHOULD BE PROPERLY SURVEYED AND WHERE JUDGED TO BE SIGNIFICANT PRESERVED OR, IF THIS IS NOT POSSIBLE, THEN ANY LOSS ADEQUATELY MITIGATED. PROPOSALS TO EXTEND A CURTILAGE IN OTHER CIRCUMSTANCES WILL NOT BE APPROVED OTHER THAN WHERE IT WILL SUPPORT THE HEALTH OF THE LOCAL ECONOMY OR FOR HIGHWAY SAFETY REASONS.

DEVELOPMENT STRATEGY

The majority of new housing development will be: concentrated within an identified strategic site located to the south of Clitheroe towards the A59; and the principal settlements of: o Clitheroe; o Longridge; and o Whalley. Strategic employment opportunities will be promoted through the development of: the Barrow Enterprise Site as a main location for employment; and the Samlesbury Enterprise Zone. New retail and leisure development will be directed toward the centres of: Clitheroe; Longridge; and Whalley. Tier 1 Villages, which are the more sustainable of the 32 defined settlements: Barrow; Billington; Chatburn; Gisburn; Langho; In the 23 remaining Tier 2 Village settlements, which are the less sustainable of the 32 defined settlements, development will need to meet proven local needs or deliver regeneration benefits. The Tier 2 Village settlements are: Bolton-by-Bowland; Brockhall; Calderstones; Chipping; Copster Green; Downham; Dunsop Bridge; Grindleton; In general the scale of planned housing growth will be managed to reflect existing population size, the availability of, or the opportunity to provide facilities to serve the development and the extent to which development can be accommodated within the local area. Specific allocations will be made through the preparation of a separate allocations DPD. In allocating development, the Council will have regard to the AONB, Green Belt and similar designations when establishing the scale, extent and form of development to be allocated under this strategy. The relevant constraints are set out as part of the strategic framework included in this plan. Development that has recognised regeneration benefits, is for identified local needs or satisfies neighbourhood planning legislation, will be considered in all the borough's settlements, including small-scale development in the smaller settlements that are appropriate for consolidation and expansion or rounding-off of the built up area.

HOUSING PROVISION

Land for residential development will be made available to deliver 5,600 dwellings, estimated at an average annual completion target of at least 280 dwellings per year over the period 2008 to 2028 in accordance with baseline information. The Council will identify through the relevant "Strategic Housing Land Availability Study" (SHLAA), sites for residential development that are deliverable over a five-year period. By reference to the housing land monitoring report and where appropriate Strategic Housing Land Availability Assessments, the Council will endeavour to ensure housing land is identified for the full 15 year period and beyond. A 'plan-monitor-manage' approach will be adopted and a monitoring report will be the key tool in tracking the five-year rolling land supply. The overall housing requirement will be subject to a formal review within five years from the date of adoption of the Core Strategy to ensure it remains the appropriate strategic figure with which to plan.

HOUSING BALANCE

Planning permission will only be granted for residential development providing it can be demonstrated that it delivers a suitable mix of housing that accords with the projected future household requirements and local need across the Ribble Valley as a whole as evidenced by the Strategic Housing Market Assessment. Determination of planning applications for residential development will be informed by the most recent Housing Needs Surveys, Addressing Housing Needs statement and the most recently adopted SHMA, to identify the type, tenure and size of residential dwellings, required at different locations throughout the borough as well as reference to relevant housing market information as appropriate.

AFFORDABLE HOUSING

Affordable housing is broadly defined as that which is accessible to people whose income does not enable them to afford to buy or rent property suitable for their needs in the open housing market. Within the settlement boundaries of Clitheroe and Longridge, on housing developments of 10 units or more dwellings (or sites of 0.5 hectares or more, irrespective of the number of dwellings) an element of affordable, local needs housing will be required on all schemes. The Council will seek affordable housing provision at 30% of units on the site. The Council will use open book viability assessments, provided at the developer's cost, within its consideration of affordable housing provision particularly where thresholds are not being met. In all other locations in the borough, on developments of 5 or more dwellings (or sites of 0.2 hectares or more irrespective of the number of dwellings) the council will require 30% affordable units on the site. The Council will only consider a reduction in this level of provision, to a minimum of 20% only where supporting evidence, including a viability appraisal fully justifies a lower level of provision to the council's satisfaction. Providing housing for older people is a priority for the Council within the Housing Strategy. Within the negotiations for housing developments, 15% of the units will be sought to provide for older people on sites of 10 units or more. Within this 15% figure a minimum of 50% would be affordable and be included within the overall affordable housing threshold of 30%. The remaining 50% (ie the remaining 50% of the 15% older people's element) will be for market housing for older people. All affordable housing provided must be made available to those in housing need and will remain affordable in perpetuity. Developers will be expected to provide affordable housing on site as part of the proposed development unless Ribble Valley Borough Council and the developer both agree that it is preferable to make a financial or other contribution towards the delivery of affordable housing on another site. Older people's housing should meet the Lifetime Homes standard as a minimum.

GYPSY AND TRAVELLER ACCOMMODATION

The Council will identify as appropriate, sites to meet the needs of Gypsy and Travellers based upon up to date Gypsy and Traveller Accommodation Needs Assessments. Specific sites to meet the identified need will be included within the Housing and Economic Development DPD.

STRATEGIC SITE

A strategic site at Standen, to the south east of Clitheroe will be developed in a comprehensive and sustainable manner as a mixed site to meet a significant proportion of the Borough's housing requirement in the plan period. The range of uses will include housing (including affordable housing), employment, community uses, local retail and service provision to serve the site, open space and recreational uses. Phasing will be considered through the development management process in conjunction with the landowner/s including the preparation of associated detailed masterplans and legal agreements together with development and design briefs prepared as supplementary planning documents as appropriate. Development on the part of the site adjacent to Pendleton Brook which lies within Flood Zone 2 and 3 will be restricted to water compatible uses (ie amenity open space areas).

PLANNING OBLIGATIONS

Planning Obligations will be used as a mechanism to deliver development that contributes to the needs of local communities and sustainable development. Contributions can either be in kind or in the form of financial contribution with a clear audit trail of how any monies will be spent and in what time frame. Obligations will be negotiated on a site-by-site basis. The council has resolved to seek contributions in the following order of priority: Affordable Housing (also taking into consideration the detailed Affordable Housing Key Statement) Improvements required for highway safety that cannot be covered by planning condition or S278 Agreement Open Space Education Where there is a question of viability the council will require an open book approach to be taken when agreeing development costs, and developers will be required to meet the Council's costs for independent evaluation. The Council will develop, as appropriate, a Community Infrastructure Levy approach to infrastructure delivery.

PRESUMPTION IN FAVOUR OF SUSTAINABLE DEVELOPMENT

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan (and, where relevant, with policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise – taking into account whether: • any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or • specific policies in that Framework indicate that development should be restricted.

Strategic Considerations

DEVELOPMENT SHOULD BE IN ACCORDANCE WITH THE CORE STRATEGY DEVELOPMENT STRATEGY AND SHOULD SUPPORT THE SPATIAL VISION. 1. DEVELOPMENT PROPOSALS IN THE PRINCIPAL SETTLEMENTS OF CLITHEROE, LONGRIDGE AND WHALLEY AND THE TIER 1 VILLAGES SHOULD CONSOLIDATE, EXPAND OR ROUND-OFF DEVELOPMENT SO THAT IT IS CLOSELY RELATED TO THE MAIN BUILT UP AREAS, ENSURING THIS IS APPROPRIATE TO THE SCALE OF, AND IN KEEPING WITH, THE EXISTING SETTLEMENT. WITHIN THE TIER 2 VILLAGES AND OUTSIDE THE DEFINED SETTLEMENT AREAS DEVELOPMENT MUST MEET AT LEAST ONE OF THE FOLLOWING CONSIDERATIONS: 1. THE DEVELOPMENT SHOULD BE ESSENTIAL TO THE LOCAL ECONOMY OR SOCIAL WELL BEING OF THE AREA. 2. THE DEVELOPMENT IS NEEDED FOR THE PURPOSES OF FORESTRY OR AGRICULTURE. 3. THE DEVELOPMENT IS FOR LOCAL NEEDS HOUSING WHICH MEETS AN IDENTIFIED NEED AND IS SECURED AS SUCH. 4. THE DEVELOPMENT IS FOR SMALL SCALE TOURISM OR RECREATIONAL DEVELOPMENTS APPROPRIATE TO A RURAL AREA. 5. THE DEVELOPMENT IS FOR SMALL-SCALE USES APPROPRIATE TO A RURAL AREA WHERE A LOCAL NEED OR BENEFIT CAN BE DEMONSTRATED. 6. THE DEVELOPMENT IS COMPATIBLE WITH THE ENTERPRISE ZONE DESIGNATION. WITHIN THE OPEN COUNTRYSIDE DEVELOPMENT WILL BE REQUIRED TO BE IN KEEPING WITH THE CHARACTER OF THE LANDSCAPE AND ACKNOWLEDGE THE SPECIAL QUALITIES OF THE AREA BY VIRTUE OF ITS SIZE, DESIGN, USE OF MATERIALS, LANDSCAPING AND SITING. WHERE POSSIBLE NEW DEVELOPMENT SHOULD BE ACCOMMODATED THROUGH THE RE-USE OF EXISTING BUILDINGS, WHICH IN MOST CASES IS MORE APPROPRIATE THAN NEW BUILD. IN PROTECTING THE DESIGNATED AREA OF OUTSTANDING NATURAL BEAUTY THE COUNCIL WILL HAVE REGARD TO THE ECONOMIC AND SOCIAL WELL BEING OF THE AREA. HOWEVER THE MOST IMPORTANT CONSIDERATION IN THE ASSESSMENT OF ANY DEVELOPMENT PROPOSALS WILL BE THE PROTECTION, CONSERVATION AND ENHANCEMENT OF THE LANDSCAPE AND CHARACTER OF THE AREA AVOIDING WHERE POSSIBLE HABITAT FRAGMENTATION. WHERE POSSIBLE NEW DEVELOPMENT SHOULD BE ACCOMMODATED THROUGH THE RE-USE OF EXISTING BUILDINGS, WHICH IN MOST CASES IS MORE APPROPRIATE THAN NEW BUILD. DEVELOPMENT WILL BE REQUIRED TO BE IN KEEPING WITH THE CHARACTER OF THE LANDSCAPE AND ACKNOWLEDGE THE SPECIAL QUALITIES OF THE AONB BY VIRTUE OF ITS SIZE, DESIGN, USE OF MATERIAL, LANDSCAPING AND SITING. THE AONB MANAGEMENT PLAN SHOULD BE CONSIDERED AND WILL BE USED BY THE COUNCIL IN DETERMINING PLANNING APPLICATIONS. FOR THE PURPOSES OF THIS POLICY THE TERM SETTLEMENT IS DEFINED IN THE GLOSSARY. CURRENT SETTLEMENT BOUNDARIES WILL BE UPDATED IN SUBSEQUENT DPDS.

RECREATION AND TOURISM DEVELOPMENT

PLANNING PERMISSION WILL BE GRANTED FOR DEVELOPMENT PROPOSALS THAT EXTEND THE RANGE OF TOURISM AND VISITOR FACILITIES IN THE BOROUGH. THIS IS SUBJECT TO THE FOLLOWING CRITERIA BEING MET: 1. THE PROPOSAL MUST NOT CONFLICT WITH OTHER POLICIES OF THIS PLAN; 2. THE PROPOSAL MUST BE PHYSICALLY WELL RELATED TO AN EXISTING MAIN SETTLEMENT OR VILLAGE OR TO AN EXISTING GROUP OF BUILDINGS, EXCEPT WHERE THE PROPOSED FACILITIES ARE REQUIRED IN CONJUNCTION WITH A PARTICULAR COUNTRYSIDE ATTRACTION AND THERE ARE NO SUITABLE EXISTING BUILDINGS OR DEVELOPED SITES AVAILABLE; 3. THE DEVELOPMENT SHOULD NOT UNDERMINE THE CHARACTER, QUALITY OR VISUAL AMENITIES OF THE PLAN AREA BY VIRTUE OF ITS SCALE, SITING, MATERIALS OR DESIGN; 4. THE PROPOSALS SHOULD BE WELL RELATED TO THE EXISTING HIGHWAY NETWORK. IT SHOULD NOT GENERATE ADDITIONAL TRAFFIC MOVEMENTS OF A SCALE AND TYPE LIKELY TO CAUSE UNDUE PROBLEMS OR DISTURBANCE. WHERE POSSIBLE THE PROPOSALS SHOULD BE WELL RELATED TO THE PUBLIC TRANSPORT NETWORK; 5. THE SITE SHOULD BE LARGE ENOUGH TO ACCOMMODATE THE NECESSARY CAR PARKING, SERVICE AREAS AND APPROPRIATE LANDSCAPED AREAS; AND 6. THE PROPOSAL MUST TAKE INTO ACCOUNT ANY NATURE CONSERVATION IMPACTS USING SUITABLE SURVEY INFORMATION AND WHERE POSSIBLE SEEK TO INCORPORATE ANY IMPORTANT EXISTING ASSOCIATIONS WITHIN THE DEVELOPMENT. FAILING THIS THEN ADEQUATE MITIGATION WILL BE SOUGHT. IN THE FOREST OF BOWLAND AREA OF OUTSTANDING NATURAL BEAUTY THE FOLLOWING CRITERIA WILL ALSO APPLY: 1. THE PROPOSAL SHOULD DISPLAY A HIGH STANDARD OF DESIGN APPROPRIATE TO THE AREA. 2. THE SITE SHOULD NOT INTRODUCE BUILT DEVELOPMENT INTO AN AREA LARGELY DEVOID OF STRUCTURES (OTHER THAN THOSE DIRECTLY RELATED TO AGRICULTURE OR FORESTRY USES). IN THE AONB IT IS IMPORTANT THAT DEVELOPMENT IS NOT OF A LARGE SCALE. IN THE AONB AND IMMEDIATELY ADJACENT AREAS PROPOSALS SHOULD CONTRIBUTE TO THE PROTECTION, CONSERVATION AND ENHANCEMENT OF THE NATURAL BEAUTY OF THE LANDSCAPE. WITHIN THE OPEN COUNTRYSIDE PROPOSALS WILL BE REQUIRED TO BE IN KEEPING WITH THE CHARACTER OF THE LANDSCAPE AREA AND SHOULD REFLECT THE LOCAL VERNACULAR, SCALE, STYLE, FEATURES AND BUILDING MATERIALS.

RETAIL DEVELOPMENT IN CLITHEROE

PROPOSALS FOR SHOPPING DEVELOPMENTS WITHIN THE MAIN SHOPPING CENTRE OF CLITHEROE, AS DEFINED ON THE PROPOSALS MAP, WILL BE APPROVED SUBJECT TO THE OTHER POLICIES OF THE LDF SPECIAL REGARD WILL BE HAD TO THE LIKELY CONTRIBUTION OF THE PROPOSALS TO THE VITALITY AND VIABILITY OF THE CENTRE AND THEIR EFFECT ON THE CHARACTER AND APPEARANCE OF THE AREA AS WELL AS THE ARRANGEMENTS FOR VEHICULAR MOVEMENT AND PARKING. THE FOLLOWING WILL BE IMPORTANT CONSIDERATIONS: 1. IN TERMS OF MAJOR DEVELOPMENTS A TRAVEL PLAN WILL BE REQUESTED. 2. THE IMPACT OF THE DEVELOPMENT ON THE ECONOMIC AND PHYSICAL REGENERATION OF THE SHOPPING CENTRE. 3. AN IMPACT ASSESSMENT WILL BE REQUIRED FOR PLANNING APPLICATIONS IN THE CENTRE THAT DO NOT CONFORM TO THE PLAN AND MAY HAVE AN IMPACT ON OTHER CENTRES. 4. THE IMPACT ON THE LOCAL EMPLOYMENT. THE CENTRE OF CLITHEROE IS THE ONLY PART OF THE BOROUGH CONSIDERED TO BE SUITABLE AND CAPABLE OF ACCOMMODATING MAJOR RETAIL DEVELOPMENT. FOR THE PURPOSES OF THIS POLICY, LARGE-SCALE DEVELOPMENTS ARE CONSIDERED TO BE THOSE INTENDED TO SERVE A WIDE CATCHMENT AREA (I.E. WIDER THAN CLITHEROE AND ITS SURROUNDING AREA). PROPOSALS WHICH FALL INTO THIS CATEGORY INCLUDE LARGE SUPERMARKETS AND HYPERMARKETS, RETAIL WAREHOUSES AND COMPREHENSIVE RE-DEVELOPMENTS COMPRISING A NUMBER OF SMALLER UNITS. ANY PROPOSAL MUST CONFORM TO THE OTHER POLICIES OF THIS PLAN. PROPOSALS FOR SHOPPING DEVELOPMENT OUTSIDE THE MAIN SHOPPING CENTRE, AS DEFINED ON THE PROPOSALS MAP, WILL BE CONSIDERED ON A SEQUENTIAL BASIS. DEVELOPMENT OF SITES ON THE EDGE OF THE CENTRE WILL BE ALLOWED PROVIDED IT CAN BE DEMONSTRATED THAT: 1. ALL TOWN CENTRE OPTIONS HAVE BEEN THOROUGHLY ASSESSED BEFORE LESS CENTRAL SITES WERE CONSIDERED. 2. THAT WHERE IT HAS BEEN DEMONSTRATED BY THE APPLICANT THAT THERE ARE NO TOWN CENTRE SITES TO ACCOMMODATE THE PROPOSED DEVELOPMENT, PREFERENCE IS GIVEN TO EDGE OF CENTRE LOCATIONS THAT ARE WELL CONNECTED TO THE CENTRE BY MEANS OF EASY PEDESTRIAN ACCESS AND ARE ACCESSIBLE BY PUBLIC TRANSPORT. 3. THAT THE PROPOSAL WOULD NOT SERIOUSLY AFFECT THE VITALITY OR VIABILITY OF THE TOWN CENTRE. FOR SITES OVER 1000M² GROSS INTERNAL FLOORSPACE AN IMPACT ASSESSMENT SHOULD ACCOMPANY ANY APPLICATION. 4. THAT WHERE IT IS ASSERTED THAT THERE ARE NO OTHER SEQUENTIALLY PREFERABLE SITES THAT ARE APPROPRIATE FOR THE PROPOSED DEVELOPMENT, THE APPLICANT SHOULD DEMONSTRATE THIS. THIS SHOULD BE THROUGH AS ASSESSMENT OF THE AVAILABILITY, SUITABILITY AND VIABILITY OF POSSIBLE SEQUENTIALLY PREFERABLE SITES. 5. THAT IN CONSIDERING EDGE OF CENTRE SITES, DEVELOPERS AND OPERATORS HAVE DEMONSTRATED FLEXIBILITY IN RELATION TO SEQUENTIALLY PREFERABLE TOWN CENTRE SITES IN TERMS OF SCALE, FORMAT, CAR PARKING AND POSSIBLE DISAGGREGATION OF THE PROPOSAL. 6. THAT THE PROPOSAL CONFORMS TO OTHER POLICIES OF THIS PLAN, WITH PARTICULAR REGARD TO ENVIRONMENTAL IMPACT AND ARRANGEMENTS FOR VEHICULAR MOVEMENT AND PARKING. THE ABOVE ALSO APPLIES TO EXTENSIONS TO RETAIL USES WHERE THE GROSS FLOORSPACE EXCEEDS 200M². WITHIN THE PRINCIPAL SHOPPING FRONTAGE OF CLITHEROE, AS DEFINED ON THE PROPOSALS MAP, THE ONLY NEW USES CONSIDERED APPROPRIATE AT GROUND FLOOR LEVEL WILL BE USES INCLUDED IN CLASS A1 OF THE TOWN AND COUNTRY PLANNING (USE CLASSES) ORDER 2006 AND USE FOR THE SALE OF FOOD OR DRINK FOR CONSUMPTION ON THE PREMISES. OTHER USES WILL ONLY BE CONSIDERED IN EXCEPTIONAL CIRCUMSTANCES WHERE THERE WOULD BE NO MATERIAL ADVERSE EFFECT ON THE CHARACTER OF THE FRONTAGE, GENERAL AMENITY OR HIGHWAY SAFETY.

SHOPPING IN LONGRIDGE AND WHALLEY

PROPOSALS FOR NEW SMALL SCALE SHOPPING DEVELOPMENTS INCLUDING EXISTING FACILITIES WILL BE APPROVED ON SITES WHICH ARE PHYSICALLY CLOSELY RELATED TO EXISTING SHOPPING FACILITIES. ALL PROPOSED SHOPPING DEVELOPMENTS WILL BE SUBJECT TO OTHER RELEVANT POLICIES IN THE PLAN AND THE BOROUGH COUNCIL WILL HAVE PARTICULAR REGARD TO THE EFFECT OF THE PROPOSALS ON THE CHARACTER AND AMENITIES OF THE CENTRE AND THE CONSEQUENCES IN RESPECT OF VEHICULAR MOVEMENT AND PARKING.

RETAIL OUTSIDE THE MAIN SETTLEMENTS

THE CHANGE OF USE OF GROUND FLOOR COMMERCIAL PREMISES TO RESIDENTIAL ACCOMMODATION WITHIN THE VILLAGE BOUNDARIES WILL BE APPROVED PROVIDING IT HAS BEEN DEMONSTRATED THAT THE CHANGE OF USE WILL NOT LEAD TO ADVERSE EFFECTS ON THE LOCAL ECONOMY. IN ASSESSING ANY APPLICATION THE COUNCIL WILL REQUIRE THE APPLICANT TO PROVIDE INFORMATION TO DEMONSTRATE THERE IS NO DEMAND TO RETAIN THE PREMISES IN COMMERCIAL USE. THE PROPERTY WILL BE EXPECTED TO HAVE BEEN OFFERED FOR SALE ON THE OPEN MARKET FOR A PERIOD OF AT LEAST 12 MONTHS AT A REALISTIC PRICE (CONFIRMED BY INDEPENDENT VERIFICATION). INFORMATION ON ALL OFFERS MADE, TOGETHER WITH COPIES OF THE SALE PARTICULARS WILL ALSO BE REQUIRED TO ACCOMPANY THE APPLICATION. THE BOROUGH COUNCIL WILL APPROVE THE DEVELOPMENT OF FARM SHOPS WHICH ARE LINKED TO GENUINE FARM DIVERSIFICATION PROPOSALS, SUBJECT TO THE FOLLOWING CRITERIA: 1. ANY NEW BUILDING SHOULD BE MINIMAL, WELL RELATED TO EXISTING FARM BUILDINGS AND REFLECT THE LANDSCAPE CHARACTER OF THE AREA IN TERMS OF MATERIALS AND DESIGN. 2. THE PROPOSAL SHOULD BE WELL RELATED TO THE PRIMARY TRANSPORT ROUTE SYSTEM. IT SHOULD NOT GENERATE ADDITIONAL TRAFFIC MOVEMENTS OF A SCALE AND TYPE LIKELY TO CAUSE UNDUE PROBLEMS OR DISTURBANCE. 3. THE SITE SHOULD BE LARGE ENOUGH TO ACCOMMODATE THE NECESSARY CAR PARKING, SERVICE AREAS AND APPROPRIATE LANDSCAPED AREAS. 4. THE RANGE OF GOODS SOLD MUST BE LINKED TO THE FARMING NATURE OF THE ENTERPRISE. 5. WHERE POSSIBLE THE PROPOSAL SHOULD INCORPORATE THE USE OF EXISTING FARM BUILDINGS. THESE SHOULD: 1. HAVE A GENUINE HISTORY OF USE FOR AGRICULTURE OR OTHER RURAL ENTERPRISE; AND 2. BE STRUCTURALLY SOUND AND CAPABLE OF CONVERSION FOR THE PROPOSED USE WITHOUT THE NEED FOR MAJOR ALTERATIONS WHICH WOULD ADVERSELY AFFECT THE CHARACTER OF THE BUILDING. THE PROPOSED USE WILL NOT CAUSE UNACCEPTABLE DISTURBANCE TO NEIGHBOURS IN ANY WAY.

DEVELOPMENT OF RETAIL, SHOPS AND COMMUNITY FACILITIES AND SERVICES

Development that supports and enhances the vibrancy, consumer choice and vitality and unique character of the area's important retail and service centres of Clitheroe, Longridge and Whalley will be supported in principle. Proposals that have an adverse impact on existing community facilities would only be permitted as an exception where the proposed development would bring defined and demonstrable benefits. The council will put in place detailed development plans as appropriate to provide a strategic framework to guide the future development of the centres and support appropriate sustainable growth. The Council will also continue to require robust evidence that much needed smaller retail and other facilities in the more rural parts of the area are no longer viable before considering other forms of use. Provision for new convenience retail floor space of up to 1815 sq m for Clitheroe, 140 sq m for Longridge and 250 sq m for Whalley will be allocated. Provision for new comparison retail floor space of up to 2630 sq m for Clitheroe, 640 sq m for Longridge and 240 sq m for Whalley will be allocated.

Visitor Economy

Proposals that contribute to and strengthen the visitor economy of Ribble Valley will be encouraged, including the creation of new accommodation and tourism facilities through the conversion of existing buildings or associated with existing attractions. Significant new attractions will be supported, in circumstances where they would deliver overall improvements to the environment and benefits to local communities and employment opportunities.

FOOTPATHS AND BRIDLEWAYS

THE BOROUGH COUNCIL WILL SEEK TO ENSURE THE RETENTION, MAINTENANCE AND IMPROVEMENT OF BY-WAYS AND UN-SURFACED/UNCLASSIFIED ROADS AS PART OF THE PUBLIC RIGHTS OF WAY NETWORK. IN SITUATIONS WHERE A PUBLIC RIGHT OF WAY WILL INEVITABLY BECOME LESS ATTRACTIVE (DUE TO ADJACENT/SURROUNDING DEVELOPMENT), THE POLICY SHOULD REQUIRE COMPENSATORY ENHANCEMENTS SUCH THAT THERE IS A NET IMPROVEMENT TO THE PUBLIC RIGHT OF WAY NETWORK. THE BOROUGH COUNCIL WILL, UNLESS SUITABLE MITIGATION MEASURES ARE MADE, PROTECT FROM THE DEVELOPMENT FOOTPATHS WHICH: 1. PROVIDE A LINK BETWEEN TOWNS/VILLAGES AND ATTRACTIVE OPEN LAND; 2. LINK WITH THE RIBBLE WAY FOOTPATH; 3. ARE ASSOCIATED TO THE LOCAL NATURE RESERVES; AND 4. ARE HEAVILY USED.

TRANSPORT CONSIDERATIONS

New development should be located to minimise the need to travel. Also it should incorporate good access by foot and cycle and have convenient links to public transport to reduce the need for travel by private car. In general, schemes offering opportunities for more sustainable means of transport and sustainable travel improvements will be supported. Sites for potential future railway stations at Chatburn and Gisburn will be protected from inappropriate development. Major applications should always be accompanied by a comprehensive travel plan.

Transport and Mobility

IN MAKING DECISIONS ON DEVELOPMENT PROPOSALS THE LOCAL PLANNING AUTHORITY WILL, IN ADDITION TO ASSESSING PROPOSALS WITHIN THE CONTEXT OF THE DEVELOPMENT STRATEGY, ATTACH CONSIDERABLE WEIGHT TO: THE AVAILABILITY AND ADEQUACY OF PUBLIC TRANSPORT AND ASSOCIATED INFRASTRUCTURE TO SERVE THOSE MOVING TO AND FROM THE DEVELOPMENT - 1. THE RELATIONSHIP OF THE SITE TO THE PRIMARY ROUTE NETWORK AND THE STRATEGIC ROAD NETWORK. 2. THE PROVISION MADE FOR ACCESS TO THE DEVELOPMENT BY PEDESTRIAN, CYCLISTS AND THOSE WITH REDUCED MOBILITY. 3. PROPOSALS WHICH PROMOTE DEVELOPMENT WITHIN EXISTING DEVELOPED AREAS OR EXTENSIONS TO THEM AT LOCATIONS WHICH ARE HIGHLY ACCESSIBLE BY MEANS OTHER THAN THE PRIVATE CAR. 4. PROPOSALS WHICH LOCATE MAJOR GENERATORS OF TRAVEL DEMAND IN EXISTING CENTRES WHICH ARE HIGHLY ACCESSIBLE BY MEANS OTHER THAN THE PRIVATE CAR. 5. PROPOSALS WHICH STRENGTHEN EXISTING TOWN AND VILLAGE CENTRES WHICH OFFER A RANGE OF EVERYDAY COMMUNITY SHOPPING AND EMPLOYMENT OPPORTUNITIES BY PROTECTING AND ENHANCING THEIR VITALITY AND VIABILITY. 6. PROPOSALS WHICH LOCATE DEVELOPMENT IN AREAS WHICH MAINTAIN AND IMPROVE CHOICE FOR PEOPLE TO WALK, CYCLE OR CATCH PUBLIC TRANSPORT RATHER THAN DRIVE BETWEEN HOMES AND FACILITIES WHICH THEY NEED TO VISIT REGULARLY. 7. PROPOSALS WHICH LIMIT PARKING PROVISION FOR DEVELOPMENTS AND OTHER ON OR OFF STREET PARKING PROVISION TO DISCOURAGE RELIANCE ON THE CAR FOR WORK AND OTHER JOURNEYS WHERE THERE ARE EFFECTIVE ALTERNATIVES. ALL MAJOR PROPOSALS SHOULD OFFER OPPORTUNITIES FOR INCREASED USE OF, OR THE IMPROVED PROVISION OF, BUS AND RAIL FACILITIES. ALL DEVELOPMENT PROPOSALS WILL BE REQUIRED TO PROVIDE ADEQUATE CAR PARKING AND SERVICING SPACE IN LINE WITH CURRENTLY APPROVED STANDARDS. THE COUNCIL WILL PROTECT LAND CURRENTLY IDENTIFIED ON THE PROPOSALS MAP FROM INAPPROPRIATE DEVELOPMENT THAT MAY BE REQUIRED FOR THE OPENING OF STATIONS AT GISBURN AND CHATBURN. ANY PLANNING APPLICATION RELATING TO THESE SITES WILL BE ASSESSED HAVING REGARD TO THE LIKELIHOOD OF THE SITES BEING REQUIRED AND THE AMOUNT OF HARM THAT WILL BE CAUSED TO THE POSSIBLE IMPLEMENTATION OF SCHEMES. THE COUNCIL WILL RESIST DEVELOPMENT THAT WILL RESULT IN THE LOSS OF OPPORTUNITIES TO TRANSPORT FREIGHT BY RAIL.