The Area Around Todmorden

11.28 In the countryside towards the west of the District, in the area around Todmorden, the pressures for development reduce significantly due to the physical nature of the land, its suitability for development and specific nature conservation designations. This area of rural land does not perform a Green Belt function and has therefore, been excluded from Green Belt designation. At the present time, a change to this situation is not considered to be justified or necessary.

11.29 Government guidance on development in rural areas is set out in PPS7 'Sustainable Development in Rural Areas' (2004). This aims:-

  • to raise the quality of life and the environment in rural areas,
  • to promote more sustainable patterns of development,
  • to promote the development of the English regions by improving their economic performance and
  • to promote sustainable, diverse and adaptable agricultural sectors.

11.30 This area has special characteristics and is of particular value for agriculture, wildlife, nature conservation and recreation. This area of open countryside is shown as the ‘Area Around Todmorden’ on the Proposals Map. Within this area there are villages and settlements where it may be appropriate that development will take place subject to the provisions of Policy NE9. Two settlements, Blackshaw Head and Harvelin Park are shown on the Proposals Map as having designated village envelopes, but  Policy NE9  also relates to all settlements within the 'Area around Todmorden' , where the criteria set out in Policy NE9 are met.

11.31 Whilst there is limited development pressure within many parts of this western area, it is appropriate that policies should seek to prohibit some forms of built development to prevent the spread of existing settlements. PPS7 contains advice on appropriate uses, extensions, conversions and garden extensions within the open countryside and applicants should have regard to this. Proposals for development will also be assessed against POLICY GNE 2 ‘PROTECTION OF THE ENVIRONMENT’ and POLICY GEP 2 ‘MANAGEMENT AND CONSERVATION OF NATURAL RESOURCES’ bearing in mind the need to protect the countryside for its own sake and for the renewable and natural resources it contains. Account will also be taken of any special designations and the need to protect the amenity of the countryside. In all cases, development will be expected to comply with the following Policies, together with any other relevant UDP policies.

Policy NE 8

Appropriate Development for the Area Around Todmorden

Within the Area Around Todmorden defined on the Proposals Map, development will not be permitted except for:-
  1. uses necessary for agriculture, forestry or equestrian activity or other social and economic uses which have a functional need to locate in the countryside;
  2. the re-use and adaptation of existing buildings;
  3. the extension or alteration of existing buildings (including the provision of attached or freestanding domestic garages within the curtilages of existing dwellings) providing that it does not result in a disproportionate addition over and above the size of the original building; and
  4. sport and recreation uses appropriate to a rural area which do not conflict with other land uses.

Development which is appropriate should not detract from the visual amenity of the open countryside.

Policy NE 9

Development Within Settlements in the Area Around Todmorden

Within settlements which lie within the Area Around Todmorden, proposals for infill development or the extension of existing buildings will be permitted provided that:-
  1. in the case of residential development, it is located on previously developed land;
  2. the development would be located within the built up area of the settlement;
  3. the infill development relates to a small gap in a group of buildings or otherwise continuously built up frontage;
  4. the development would not adversely affect the character of the settlement and its surroundings;
  5. the development would preserve or enhance the character of a Conservation Area and not adversely affect Listed Buildings or their settings;
  6. the development would not result in the loss of an important open space;
  7. the development would not detract from the visual amenity of the Area Around Todmorden;
  8. the development would not harm other interests of acknowledged importance; and
  9. all other relevant UDP policies are met.

Policy NE 10

Garden Extensions Within the Area Around Todmorden

There will be a general presumption against new gardens for houses in the Area Around Todmorden, except in very special circumstances where a real need can be demonstrated, they are small scale, adjacent to the dwellings they serve and the development meets the following criteria:-
  1. it would not harm the visual amenity and character of the landscape;
  2. it would not harm other interests of acknowledged importance such as the setting of Listed Buildings, the character or appearance of Conservation Areas, valuable wildlife habitats or be contrary to other UDP policies;
  3. it would not result in a significant loss of agricultural land or have an adverse effect on the viability of an agricultural holding;
  4. it would not create an irregular edge to the curtilage of the property and
  5. it would not lead to the loss or unacceptable diversion of a public right of way.

Where development is acceptable, boundary treatment should be sympathetic to the character of the locality. Planning conditions and/or planning obligations restricting permitted development rights on the land incorporated into the residential curtilage may be attached to any planning permission.

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