TDLP PART 1 CHAPTER 6 - CONSERVATION

CONSERVATION AND ENVIRONMENTAL STRATEGIES

6.1 Torridge rightly is proud of its built and natural heritage. Distinctive characteristics are recognised as a real environmental asset, a valuable community resource, and a distinct economic advantage. The importance of integrating environmental considerations into the planning process is a keynote of the District Strategy of the Plan.

6.2 National policy provides for the prudent use of resources and the protection of important conservation interests. A concern that there may not be enough information on the ecology of the District has been recognised by the District Council and others.

Principle of Conservation

6.2A The Structure Plan establishes the principle of conservation. It provides that critical resources must not be diminished and it implies that depleted resources should be restored, that degraded resources should be enhanced, and that other resources should be used wisely and conserved where necessary.

6.2B The principle may be applied to those important physical assets affected by development, through the following aims:

• Conservation of the natural beauty of the countryside
• Conservation of landscape and townscape
• Conservation of the urban environment
• Conservation of archaeological heritage
• Conservation of nature, including biodiversity, earth science diversity, and important sites and features.

Conservation is intended to include enhancement. The term biodiversity is defined in the glossary of the Plan. Where the development policies of the Plan on their own do not achieve conservation objectives, there is a need for conservation policies.

Torridge Environmental Strategy

6.3 The District Council has adopted an Environmental Charter that sets out a series of principles in respect of environmental issues. It has agreed an Environmental Strategy based upon the principles contained in the Charter. The District Council will minimise the impact of new development and encourage environmental improvements where possible through corporate action.

6.4 The Environmental Strategy for the Plan is as follows:

• To encourage public participation in the resolution of environmental issues
• To pursue planning policies that promote environmental enhancement, conserve Conservation Areas, and protect the special landscape qualities of all areas
• To encourage and support measures that conserve the ecology of the District and that afford protection for wildlife habitats and species where necessary
• To support the establishment of nature reserves that celebrate the biodiversity of the District
• To seek to enhance the environment generally throughout the District.

The strategy will be achieved in partnership with others, acknowledging local distinctiveness and community needs, through the planning, countryside management, Local Agenda 21 (LA21), biodiversity action planning, and community planning processes.

6.5 A LA21 Framework has been produced for the communities in the District. The community group TAG21 (Torridge Agenda 21) is involved in community planning throughout the District. The District Council has prepared a Community Strategy for Torridge. It builds upon the Environmental Charter and the Environmental Strategy and sustainability and LA21 issues are addressed. The Devon Biodiversity Partnership has produced the Devon Biodiversity Action Plan (BAP). The Plan reflects LA21 and biodiversity issues to the extent that they are relevant to land use planning and to the degree that they are acceptable to the LPA.

6.6 Environmental objectives have been developed to address the issues raised (see Figure 10). The LPA intends to seek the following as a priority through development:

(a) The conservation and prudent use of important environmental resources
(b) Conservation and enhancement of important sites, areas, buildings, and features and their settings
(c) Addition to appropriate character and diversity and to the local culture and heritage
(d) Maintenance of the quality and distinctiveness of the local environment
(e) Mitigation of the adverse effects of development.

6.6A The LPA will resist development proposals that unnecessarily involve one or more of the following:

• The loss of valued assets
• The release of greenfield sites
• The diminution of town centre vitality
• The spread of universal building and advertising styles or the excessive projection of brand image
• The perpetuation of standard engineering design solutions
• The piecemeal redevelopment of town centres and waterfronts
• The degradation of natural settings
• The inefficient use of finite resources or the misuse of important resources
• The generation of additional vehicle trips to locations not serviced by public transport
• The disruption of transport, open space, or wildlife networks and systems.

As this is an integrated plan, a number of policies address the objectives. The development policies of the Plan all aim to limit adverse environmental effects. This chapter concentrates on those physical assets that are a part of the Torridge landscape.

HERITAGE

6.7 Conservation policy is needed to draw together conservation needs in respect of abundance, variety, and diversity.

Policy ENV1: Conservation Interest

(1) Development will be expected to effect the following:

(a) to protect or enhance the distinctive architectural, historical, archaeological, geophysical, landscape, geological, ecological, and hydrological attributes, characteristics, and features of the area; and

(b) to incorporate conservation and where possible enhancement measures within the overall scheme design, layout, and phasing where an appropriate assessment establishes conservation priorities; and

(c) to maintain or where possible enhance biodiversity, the richness of wildlife habitats, and the variety of natural interest.

(2) Where the benefits of development outweigh the conservation interest, built and /or natural environmental loss and disturbance shall be minimised and any mitigation measures required to offset such effects may be secured by a planning condition or by a planning obligation.

6.8 This is the keynote policy that sets conservation needs at the heart of decision-making on development proposals. It provides for each of the following:

• All significant conservation interests to be taken into account when determining planning proposals
• The imposition of conditions or the negotiation of obligations intended to secure mitigation and enhancement where necessary
• Appropriately diverse responses that will secure a sustainable form of development.

6.9 The important features of the environment that must be protected and where appropriate enhanced are as follows:

• Distinctive landscape characteristics
• The special qualities of designated areas
• The distinctive form and setting of settlements
• The unspoilt nature of the rural area
• The tranquillity of the countryside
• The open and undeveloped nature of the coast
• Buildings and structures of special townscape, historic, or architectural interest
• Landscapes and sites of historic, geological, and archaeological interest
• Landmarks and spaces of amenity value or cultural interest
• Public access to the open space and countryside recreation networks
• The interconnectivity and diversity of wildlife habitats
• The quality of natural ecosystems, including water and air quality
• The natural habitat of protected species.

6.10 Where the potential impact on conservation interest is unclear, an impact assessment will be sought. The LPA will request an environmental statement where required by the Environmental Assessment Regulations. Where there is a prospect of permissible development, the District Council will negotiate individual conservation solutions that are compatible with the aims of the Plan. Landscape and townscape assessments will be used as supplementary guidance for conservation purposes.

THE BUILT ENVIRONMENT

6.11 The principal elements of the built environment within Torridge are Historic Settlements, Listed Buildings, Conservation Areas, Ancient Monuments, archaeological sites, and historic landscapes. The distinctive character of the Historic Settlements is created by their streetscape, townscape, and urban design characteristics as well as by topography. Such settlements are defined in the glossary of the Plan.

6.12 The aim is to conserve high quality environments and to restore and enhance poor ones. The District Council will protect significant historical and archaeological resources within its boundaries and it will resist the loss, neglect, or damage of nationally important resources by development.

6.13 [No text]

6.14 There is a statutory duty to include policies for the improvement of the physical environment in the Plan.

Historic Buildings and Structures

6.15 The Government has compiled a list of buildings of special architectural or historic interest, as advised by English Heritage. During the late 1980s the area was resurveyed substantially for Listed Buildings, but the date of listing survey for Northam is 1973 and for Great Torrington it is 1981. Where development requires planning permission, Government guidance requires the LPA to have special regard to the desirability of preserving Listed Buildings and their settings. Any alteration to a Listed Building that in the LPA's view affects its character, including internal works or works within the curtilage, requires Listed Building Consent as a separate matter.

6.16 It is an aim of Government policy to give important buildings an appropriate level of protection against harmful development. The objective is to secure the preservation of historic buildings. Government guidance notes the inherent archaeological potential of Listed Buildings, and of their settings and surroundings. Other buildings of significant architectural or historic interest, where worthy of conservation, will be suitable for inclusion in a local list of buildings of local importance.

6.17 A policy is considered necessary to ensure that the special character of an historic building or structure is taken into account in determining any planning proposal affecting either the building or its setting. For Plan purposes, an historic building is one of the following:

• A building included on the statutory List of Buildings of Special Architectural or Historic Interest (a Listed Building)
• A building included by the District Council on an approved local list of historic buildings (a Local List)
• A building considered suitable by the LPA for statutory listing pending decision by the Government (a temporary listing).

Such buildings need to be preserved and protected by the LPA. A Building Preservation Notice may be served by the District Council in respect of a building considered suitable for listing (ie a spot listing request). The District Council registers such requests.

6.18 The District Council had intended to produce a SPG on thatch and thatching.

Policy ENV2: Development affecting Historic Buildings and Structures

(1) Development proposals, including works, that affect a Listed Building or its setting will be determined having regard to the desirability of preserving the building, its setting, or any features of special architectural or historic interest that it possesses.

(2) Development affecting a building of local importance will be permissible provided that the general architectural or historic character will not be harmed and the removal of features that contribute to the character, appearance, and architectural or historic interest will be avoided.

6.19 The policy applies to alteration, extension, change of use, and demolition of historic buildings. In view of the parameters for statutory listing and of the age of listing survey, it is recognised that additional buildings may warrant special conservation effort. Where the LPA has been notified of and recognises a building of local importance, this can be taken into account. Local lists may be issued in SPDs, particularly where endorsed by the relevant Parish Council.

6.20 The siting, design, and materials used will be controlled to ensure they do not detrimentally affect historic buildings and their settings. An acceptable conversion scheme will be unlikely to involve any substantial adaptation of the original building that would adversely affect its historic form or character.

6.21 Where alterations are proposed, acceptable schemes will maintain the character of the original building and avoid disturbing important interior features.

6.22 Where extensions are proposed, they must not dominate the original building.

6.23 The policy will be used also to prevent the potentially damaging effect of small modern additions. Incongruous standard fixtures and fittings will be unacceptable generally.

6.24 Where necessary, to secure a viable use for an historic building, the LPA will apply the policies of the Plan flexibly. It is prepared to relax requirements to help secure preservation subject to there being no unacceptable effects. The general duty to protect and preserve Listed Buildings may be served best by continuing to use the building for its original purpose. Where this is no longer practicable, an alternative use will be considered provided that it represents the best means of preserving the important character of the building. The aim will be to identify the most preferable alternative use that would be compatible with the fabric, interior, and setting of the building and only to consider less preferable alternatives where there is clear evidence that there is no potential or likelihood of the original or preferred uses ever being effected.

6.25 In accord with the national policy, consent to demolish will not be granted without convincing evidence that all reasonable efforts have been made to sustain existing use, to find viable alternative use, or to secure the building's future through charitable or community ownership, or that development would produce substantial benefits for the community that outweigh decisively the loss resulting from demolition.

6.26 Where demolition is permissible, a condition may be imposed or an agreement negotiated to ensure that redevelopment, rebuilding, or relocation as appropriate takes place within an agreed period. In accord with the national policy, recording shall be secured prior to demolition and where possible special features of the building will be salvaged, stored, or re-used in the redevelopment. Provision will be made for archaeological investigation and for excavation of the site where appropriate.

Conservation Areas (CAs)

6.27 CAs are areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance.

6.28 Designation imposes a duty on the LPA to preserve and enhance the character and appearance of the area, and to prepare an enhancement scheme for each CA. It is the combination of special and distinctive characteristics, the relationship of buildings to spaces, features, and their settings, and the distinctive materials, finish, and style of an area that are important to Area character. A description of such relationships and features may be included in a character assessment for the Area.

6.29 The District Council has published SPG on CAs. It shows the CA boundaries. CA character assessments are being undertaken for all such Areas within the District. Previous assessments and enhancement proposals have been undertaken for some Areas and a number of enhancement schemes have been proposed, as indicated in Appendix 7. A comprehensive local review of all CAs over 10 years old is being undertaken by the LPA. Reviews may result in additional or amended CAs within the life of the Plan.

6.30 The aim is to ensure as far as possible that all development within the Areas harmonises with its surroundings. Designation introduces additional control over works to trees and brings under control certain types of generally permitted development. Also, it enables other types of such development to be brought under control. The policy for Article 4 Directions is set out in the Environmental Impact section of the Plan.

Policy ENV3: Development affecting Conservation Areas

(1) Development within a Conservation Area, or affecting its setting or views into or out of the area, will be permissible where:

(a) it preserves or enhances the special character or appearance of the Conservation Area; and

(b) important features are retained and enhancements are incorporated where agreed; and

(c) it does not involve demolition of important buildings or structures unless it is demonstrated clearly that they cannot be preserved intact and that there is no scope for beneficial use.

(2) Development involving demolition within a Conservation Area will be permitted only where appropriate redevelopment proposals have been agreed and implementation secured within an agreed timescale.

6.31 The policy ensures that development will preserve or enhance CAs. All planning applications are expected to indicate how important relationships will be affected. Proposals will be expected to have regard to CA appraisal. Where no appraisal or supplementary planning assessment has been prepared, proposals will be assessed with reference to each of the following:

• Contribution to the Area by virtue of individual architectural or historic merits
• Group value in reflecting the local distinctiveness and typical characteristics of the locality
• The wider effects on the character of the surrounding area
• Any significant historic associations with established historic features, local people, or past events
• Any other conservation objectives implied, including by the withdrawal of general permitted development rights.

Proposals will be assessed against important features that are characteristic of the CA.

6.32 The effect of a proposal on its setting comprises its relationship with and potential impact on adjoining buildings, spaces, trees, building lines, street patterns, and vistas into, out of, and within the CA. Principal uses can be part of the special character that warrants preservation or enhancement. Changes of use also should respect the character of an Area.

6.33 Proposals that adjoin or affect the setting of a CA will need to be assessed in a similar way. Proposals outside a CA may affect views into or out of it, or may affect its setting. Such aspects are material considerations, which the LPA takes into account.

6.34 Spaces are important to a CA, whether they are gardens (public or private), roads, squares, or other distinctive features. Such spaces often create the views and vistas into and out of CAs and are emphasised by distinctive building lines, trees, and terraces, and terminated by important features. Important spaces and views are protected. Valuable new spaces will be created where opportunities exist, especially to remedy eyesores.

6.35 Opportunities for enhancement include works for the removal of obtrusive poles and overhead wires, replacement shop fronts, sympathetic advertising, and a reduction in traffic sign clutter. The District Council continues to seek the co-operation of private utility companies, statutory undertakers, and the highways authority, to ensure the sensitive design and siting of street furniture and the retention, re-introduction, and maintenance of historic or traditional paving materials and appropriate highway layout.

6.36 In determining planning applications within CAs, the LPA requires sufficient information to assess the effect of the proposal. Outline proposals will not be acceptable without an adequate level of illustrative detail. The LPA will expect landscaping and planting designs that complement the surroundings, using features and species appropriate to the locality.

6.37 Where planning permission is required for demolition, the policy requires a clear demonstration that there is no preferable option. Acceptable uses will preserve or enhance the character of the Area. In order to demonstrate that there is no scope for an acceptable or an alternative more appropriate use, the LPA will expect the applicant to submit both of the following:

• An independent valuation report identifying the potential uses
• Evidence of targeted marketing effort for appropriate uses over a sufficient period.

The expectations demonstrate a commitment to conservation and are not intended to modify provision in respect of dangerous buildings.

6.38 Where a building makes a positive contribution to the street scene or to the special interest of an Area, demolition will be opposed. Where demolition is considered acceptable, permission will be given only where a contract for carrying out the works for redevelopment has been made and planning consent for the redevelopment has been granted. This will be secured, through agreement or by condition preventing premature demolition, to help reduce the impact of vacant sites on the appearance of the CA.

6.39 Where it is considered that generally permitted development might affect key elements of a CA to the detriment of its character or appearance, an Article 4 Direction will be promoted to regulate cumulative effect.

Archaeological Remains

6.40 [No text]

6.41 The Government compiles a schedule of those remains that are considered to be monuments of national importance. Such Scheduled Ancient Monuments (SAMs), which are shown on the Proposals Map, have special protection in law. The schedule is updated by English Heritage and available separately from the Plan. Known archaeological sites, including SAMs and other remains of county importance, are listed in the County Sites and Monuments Record maintained by the Devon County Council (DCC). This is the principal record of remains. The areas most likely to yield additional archaeological remains are the river valley flood plains, the quayside areas, historic industrial areas (eg disused potteries and mines) and the sites and settings of historic buildings. Other unknown and un-recorded sites are likely.

6.42 Government advice is to preserve in situ the remains of all sites of known or suspected importance. The aim is to avoid the needless destruction of archaeological resources. Development that may damage archaeological interests requires appropriate assessment and evaluation and, where remains are suspected, evaluation is required. Where planning permission is required and archaeology is known, the LPA will require a pre-application assessment and, where insufficient information on the site or area is available, an evaluation.

Policy ENV4: Archaeological Preservation

(1) Development will be permissible provided that:

(a) nationally important archaeological remains and their settings are not affected adversely; and

(b) archaeological remains of local importance are preserved in situ with appropriate restoration or enhancement; and /or

(c) where physical preservation cannot be achieved and the case for the development outweighs the case for preservation, appropriate arrangements are made for the examination, recording, and reporting of the remains prior to and during development.

(2) Where archaeological potential is suspected, a planning condition will be imposed to require that adequate provision shall be made for assessment, recording, and reporting of archaeological remains discovered during development, and for their physical preservation where appropriate.

6.43 The policy confirms the requirement to consider the impact of development proposals on archaeological remains and defines the need for preservation, evaluation, investigation, recording, and reporting.

6.44 Where finds are considered to be of national interest, the need for protection is sufficient to outweigh the need for the development. It is important to establish the extent and quality of affected remains. It is not always necessary to excavate known or discovered remains, as this may damage or reduce the value of further investigation.

6.45 Investigation of known or suspected remains and any necessary mitigation or recording and reporting work will be secured by planning condition or obligation. Where preservation in situ is not justified in the circumstances and the development will result in the destruction of significant remains, an appropriate programme of excavation, recording, and reporting will be required before development is permitted. Where unsuspected remains are discovered during development, the developer is expected to arrange for rescue evaluation and publication of the results.

6.46 The effect on setting is a material consideration in the assessment of planning proposals within the vicinity of Ancient Monuments. Prospective applicants are advised to discuss their proposals with the relevant authorities at an early stage, to establish the likelihood of remains, and to agree any investigations considered necessary. Proposals that affect historic landscapes will be considered against the local distinctiveness policy of the Plan.

THE LANDSCAPE

Countryside Protection and Landscape Conservation

6.47 [No text]

6.48 The countryside is protected and the landscape conserved by the conservation policies in the Structure Plan. The appearance of the countryside as a whole is protected by policies for the location of development, the reuse of sites, and the control of design. Landscape interest is taken to include nature conservation and heritage interests. The LPA will co-operate with other agencies to implement agreed policy.

6.49 The distinctive elements of local landscape character are described in the Torridge Landscape Assessment and relevant area assessments. These distinguish between the following different landscape forms in Torridge:

(1) Coastal landscapes
(2) River valley landscapes
(3) Watershed landscapes
(4) Special landscapes (which may comprise one or more of the above).

The Torridge Landscape Assessment, prepared by Chris Blandford Associates (CBA) for the District Council and its partners, identifies nine Local Landscape Character Areas. Each area contains a number of distinctive landscape character types. The District Council has approved the assessment for the Plan, for development control purposes, and for an integrated landscape strategy. Each landscape type is characterised by the distinctive landscape elements that it contains and the attributes that these elements convey. The extent of landscape types is shown on Figure 9. There is gradation from one landscape to another and therefore individual landscape types are not defined on the Proposals Map.

6.50 A number of relevant assessments describe the local landscape character of each identified unit with reference to the key defining characteristics and important features and attributes. These are reproduced in summary form in Appendix 8 for ease of reference. Key issues, which are detailed in the relevant assessments, broadly relate to the following themes:

• Agricultural management practices
• Forestry and woodland management
• New development in the countryside
• Settlement context and transport corridors.

Such assessments also identify area objectives and priorities, both district wide and for each character type.

6.50A The aim is to integrate landscape conservation and countryside protection into the conservation and development policies of the Plan. The area objectives that have emerged from the relevant assessments are set out in Figure 9A.

6.50B The assessments and the area objectives established by them are a reference point for development proposals and a context for development policy. Policy is needed to secure countryside protection and to ensure that the attractive and varied landscape of Torridge is conserved and where necessary restored and enhanced.

Policy ENV5: Countryside Protection and Landscape Conservation

Development will be expected to conserve or enhance the natural and historic character, natural beauty, and amenity of the Torridge landscape on the basis of local landscape character, historical and cultural associations, and the landscape priorities defined in Schedule E.

Schedule E

LANDSCAPE PRIORITIES

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Figure 9 – Local Landscape Character Types

Figure 9A

LANDSCAPE CHARACTER AREA OBJECTIVES

Sources:

The Torridge Landscape - An Integrated Assessment of the District's Natural Character, Final Report, CBA, 1995
The North Devon Landscape - An Assessment of the Area of Outstanding Natural Beauty, Final Draft, Nicholas Pearson Associates, 1999
The Devon Landscape - A Draft Strategy for Consultation, DCC, 1994

6.51 The Schedule is part of the policy. The policy protects the countryside around the settlements. The reference to amenity embraces recreational value and the reference to character embraces diversity and quality.

6.51A The policy provides that the effect of development proposals on the landscape will be considered in the context of landscape character assessment (Appendix 8). The priorities relate to the area objectives (Figure 9A), which are based on an analysis of the pressures for landscape change, with regard to the relevant assessments.

6.52 The District Council is persuaded that all landscapes have some special qualities, and it intends to protect landscape quality and the natural beauty of the open countryside on the basis of landscape distinctiveness. Accordingly, the policy applies also to special landscapes. It provides a basis for the protection of the historic parks and gardens and the special settings that have been identified. Distinctive characteristics are described in the relevant Assessments. The Torridge Landscape Assessment will continue to provide supplementary guidance. The LPA will continue to have due regard to the special qualities of designated landscapes and protected features.

Special Landscapes

6.53 In addition to landscape character assessment, the quality of Devon landscapes has been evaluated and that has lead to the designation of quality landscapes. Nationally designated landscapes include National Parks and Areas of Outstanding Natural Beauty (AONBs). Such designations reflect the nationally recognised qualities of the landscape. County designated landscapes include Areas of Great Landscape Value (AGLVs) and Coastal Preservation Areas (CPAs). Such local designations may reflect important local qualities where necessary.

6.54 There are no National Parks in the District. Parts of the coast are included in the North Devon AONB, the character and quality of which is described in an AONB Landscape Assessment to be published by the Countryside Agency. The Torridge part of the AONB, as defined by the former Countryside Commission, is shown on the Proposals Map. Definition and amendment of AONB boundaries is the responsibility of the Countryside Agency. The Government provides for greater development restraint in such statutorily designated areas, and the Structure Plan has confirmed the AONB as an Area of Development Constraint.

6.55 AGLVs are areas whose landscape character and quality have a countywide significance. The District Council has reviewed the need for local landscape designations and the Torridge Landscape Assessment recommends against the continuation of AGLVs. Appendix 8 details their character.

6.56 Those parts of the Torridge coast valued for their landscape importance and recreational interest have been defined fully by the former Countryside Commission and the District Council for countryside management purposes. They are included in the Hartland (Devon) Heritage Coast and in the Lundy Heritage Coast. Such designations are not statutory and relate to land management issues. The extent of the Heritage Coasts is shown on Figure 9B. The Heritage Coast objectives are as follows:

• To conserve and enhance natural beauty
• To protect heritage features
• To support management measures
• To take account of the economic and social needs of small coastal communities.

Separate provisions for coastal protection are contained in Shoreline Management Plans.

6.57 [No text]

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Figure 9B – Heritage Coast

6.58 There is a need to restrict coastal development to that which requires a coastal location. A CPA was designated first in 1966 to safeguard the unspoilt stretches of the coastline. The Structure Plan reflects the principle of coastal preservation and identifies the CPA. The open rural character of the unspoilt coast needs to be protected against unnecessary development. For this purpose also the Plan defines a coastal zone.

6.59 The District Council supports integrated coastal zone management aimed at conserving and enhancing the natural beauty of the undeveloped coastline, protecting or preserving heritage features, seeking to improve or restore the coastline, and resisting development that does not require a coastal location subject to allowing minor development related to existing uses. The development that occurs may be subject to mitigating landscaping and screening measures.

6.59A There is a need to maintain the separate identity and character of coastal settlements by preventing both uncontrolled rural development in the urban fringe and outward expansion, which may lead to coalescence. Gaps between the settlements are characterised by amenity land, historic field systems, and mixed woodland. The priority is to conserve and enhance this character. For these purposes, the Plan defines Rural Gaps.

6.59B In due course, local designations may be superseded by policy based on local landscape character assessment.

Policy ENV6: Designated Landscape Areas

(1) Development that would affect an Area of Outstanding Natural Beauty will be permitted only where:

(a) it will not harm the landscape and scenic beauty of the designated area; or

(b) in the case of major development, there is a proven national public interest at stake and no alternative site outside the AONB is available.

(2) In the Areas of Great Landscape Value shown on the Proposals Map, development should not detract from the particular landscape qualities and characteristics that have lead to the designation of that area.

(3) Within the Coastal Preservation Area as defined on the Proposals Map, development will be permitted only where there is a particular and proven need for that development to be located within the CPA, including where it supports public access and enjoyment of the coast, and where the need outweighs any harm to the unspoilt nature of the area.

(4) Within the Rural Gaps as defined on the Proposals Map, development will be expected to mitigate any adverse effect on the natural appearance of the designated area or the separate identity of settlements with measures that seek to maintain or enhance the surrounding landscape.

6.60 The policy provides for development necessary for the economic or social well being of such areas. Its provisions in respect of the AONB also apply to adjacent development. Incompatible developments in the AONB would include the following:

• Development that would have an adverse impact on the landscape, on the public enjoyment of the area, or on the local community
• Large-scale development that could be accommodated elsewhere, or the need for which could be resolved in some other way.

The area priority for the AONB is the conservation and enhancement of natural beauty.

6.61 The continuation of AGLVs ensures consistency with the Structure Plan.

6.61A The CPA is defined on the Proposals Map, consistent with the Structure Plan criteria that originally defined the area. It comprises both of the following sorts of area:

• The Hartland and Lundy Heritage Coasts, including the North Devon AONB and the Northam Burrows Country Park
• The undeveloped coastal setting of settlements.

The LPA will ensure that development is consistent with the conservation and enhancement of natural beauty and the protection of heritage features.

6.61B The Rural Gaps are areas of development restriction. The gradual and mature transition from urban to rural landscapes between Bideford, Northam, and Westward Ho! will be conserved and enhanced. Intermediary areas of transition between the built-up urban area and the open countryside have not been included in the gaps. Such areas of urban fringe may continue to evolve and may have recreation development potential.

6.61C The relatively narrow gaps between the coastal settlements, particularly in relation to the main area of economic activity, provide a valuable natural landscape and countryside setting and an opportunity for recreation, tourism, and rural development. Forms of rural development that would give a gap a developed appearance will not be permitted.

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