West Berkshire District Council Written Statement

1.1.1 The Local Plan sets out the Council's proposals for the development and use of land within its area for the plan period up to 2006. Whilst proposals for development are expected to be mainly completed within the plan period the policies will operate up to and beyond this period if still relevant.

1.2.1 The Local Plan is part of the statutory Development Plan, the other parts being the Berkshire Structure Plan and the Berkshire Minerals and Waste Local Plans. The Local Plan must conform generally with the Structure Plan and has been written to complement its approach to development and land use issues.

1.2.2 An Environmental Appraisal has been prepared which examines the environmental implications of the local plan policies.

1.2.3 The Local Plan policies have focused on the interpretation of Structure Plan policies and the Government's Planning Policy and Guidance Notes (PPGs) and in formulating policies which have a positive impact on the control of development. The general objectives of each chapter of the Local Plan are expressed as key aims.

1.2.4 It must be stressed that the Local Plan does not stand alone as a guide for the future development of West Berkshire. It must be read alongside the Structure Plan and PPGs.

1.3.1 The Local Plan has been prepared to be in general conformity with the Berkshire Structure Plan 1991-2006 adopted on the 4th November 1995. It is was adopted on 14 June 2002 and replaced the Newbury District Local Plan which was adopted in 1993.

1.3.2 It has been prepared following extensive consultation and debate on a wide range of local planning issues. The consultation statement gave details of these matters including the work of Community Working Parties set up to help prepare development statements for each of the selected housing allocation sites.

1.3.2A West Berkshire Council is responsible for waste and minerals matters; the Replacement Minerals Local Plan for Berkshire and the Waste Local Plan for Berkshire provide policy guidance in these issues, and indicate 'Preferred Areas' for minerals extraction and waste management facilities. In some circumstances, policies in this Local Plan might conflict with the above; these general policies will be a material consideration in determining planning applications and the more recently adopted provisions should prevail.

1.4.1 The key stages in the preparation of the West Berkshire District Local Plan are summarised in the table at Appendix 9. The Plan period is 1991 to 2006.

1.5.1 The Berkshire Structure Plan 1991-2006 seeks an appropriate balance between the need to protect and improve the environment and the needs of its population and economy. Key sections of the Structure Plan consider the pressures for further growth and change and the limits to further growth.

1.5.2 The overall strategy of the Structure Plan is to ensure that development is 'sustainable' in terms of the capacity of Berkshire to accommodate further growth and change. This means protecting and, where possible, enhancing the overall quality of Berkshire's environment, and within this framework seeking to meet its social and economic needs and aspirations.

1.5.3 The Structure Plan policies on the overall strategy and on limiting the impacts of development are summarised below:

OS1 The overall strategy of the Plan is to seek sustainable development and improvement to the quality of life in Berkshire.

LD1 Account is to be taken of the extent to which development is sustainable in its location and form, helps to conserve natural resources and minimise the risk of pollution.

LD2 The provision of appropriate recycling facilities for major development, particularly development frequently attracting a significant number of people.

LD3 Development proposals will only be permitted where they do not give rise to unacceptable impact on the environment.

LD4 To ensure that the environmental impact of any transport scheme is kept to the practical minimum by comprehensive planning.

LD5 In considering proposals for development, the requirement of all users of transport will be taken into account, including the needs of the mobility impaired. Development will not be permitted where it is likely to give rise to serious problems of access, parking, road safety or traffic generation. Major development should normally be located in areas well served by public transport.

LD6 The Local Planning Authority will require to be satisfied that infrastructure, services and amenities made necessary by the development are provided or will be provided at the appropriate time so as to ensure the proper planning of the area. It may also require an acceptable balance of uses in a mixed development.

LD7 Proposals for development will only be permitted where existing water resources are adequate or where they can be provided without adversely affecting existing water resources, water quality, amenity or nature conservation.

LD8 Opportunities will be sought for securing environmental improvements and other benefits.

EN1 To ensure that the character and quality of the environment in the towns, villages and other built up areas will be protected and enhanced.

EN2 Development should not give rise to unacceptable levels of noise, smell, dust, fumes, light or noxious emissions affecting areas beyond the site boundary, or to unacceptable levels of air or water pollution. Uses sensitive to disturbance should not be located in areas already subject to unacceptable levels of these environmental nuisances.

EN4 To protect the special architectural or historic interest of listed buildings and buildings in conservation areas.

EN5 To protect and enhance the character and appearance of 'Areas of Special Character' including Conservation Areas.

EN8 To protect, enhance and where appropriate make accessible to the public, wildlife habitats or geological sites having special interest or value to the community. Reference is also made in this policy to the different categories of nature conservation designation and species protection.

EN9 To conserve the nature conservation value of sites affected by development and to provide for replacement habitats or features where damage is unavoidable.

EN10 To conserve and enhance the character and setting of rivers, the canal and other water courses.

1.6.1 The Local Plan has been prepared alongside a number of studies, reports and strategies which provide information at both a Berkshire and West Berkshire level regarding environmental and social conditions. These provided a core body of knowledge, and are listed below:

Newbury District Council Environmental Strategy 1993-1995 Issues considered: Development; Transportation; Energy; Air & water quality; Recycling.

Newbury District Council State of the Environment Report 1994 Issues covered: Air; Radiation; Transport; Waste & recycling; Water; Wildlife.

Berkshire County Council: The Berkshire Environment - A first State of the Environment Report, January 1995. Issues covered: Land use changes; Energy use; Air quality & radiation; Noise; Water; Soil; Flora & fauna; Landscape and townscape.

Berkshire County Council: Local Agenda 21 in Berkshire - The County Council's Environmental Strategy (Background Report), January 1996. Concerned with managing & improving the Authority's own environmental performance, integrating sustainable development aims into local policies & activities, awareness raising and education & consulting & involving the general public.

Berkshire County Council Quality of Life in Berkshire. Consultation Draft, May 1995. To provide an overview of social & economic conditions in the County, & to form a basis for monitoring the effects of planning policies.

Berkshire County Council. The Berkshire Renewable Energy Strategy, October 1995. Renewable energy guide & the future role of the County Council in providing advice & monitoring renewal energy schemes.

Newbury District Council Ambient Air Quality Monitoring Study, December 1994. 'Snap shot' study along the A34 corridor. Berkshire County Council Planning Guidelines for Environmental Noise, March 1995. All major types of environmental noise are covered generally reflecting their degree of significance in Berkshire. The guidelines contain advice on design to avoid or mitigate noise problems.

Newbury District Council Waste Recycling Plan, July 1992. Waste inventory & collection systems. Plan for the development of waste recycling in Newbury District.

Berkshire County Council Waste Management Plan and Waste Local Plan (Adopted December 1998). Waste Strategy plus subject local plan dealing with the site specific issues.

Berkshire County Council Replacement Minerals Local Plan, adopted November 1995. Minerals subject Local Plan (preferred extraction sites, restoration & after use).

Berkshire County Council, Districts, the Community Council for Berkshire and Reading University - Berkshire Rural Community Strategy, October 1994. Rural economy & social issues but set against concerns for maintaining the environmental quality & diversity of the countryside.

Berkshire County Council, Replacement Minerals Local Plan for Berkshire Environmental Appraisal. This addresses five main issues: The scope of the plan; Forecasts & assumptions underlying the plan; Policy impact analysis; Policy compatibility; Objectives of sustainable development for minerals planning.

Waste Local Plan for Berkshire Environmental Appraisal, April 1995. This follows the same basic environmental appraisal format as the Minerals Local Plan.

Berkshire Structure Plan Environmental Appraisal, March 1995. This deals with the need for environmental appraisal, characterising the environment, scoping the plan, policy impact analysis & monitoring.

National Rivers Authority - River Kennet Catchment Management Plan, April 1994. River Catchment issues and action plan. Overview of the catchment status & condition.

National Rivers Authority Thames 21 - A planning perspective and a sustainable strategy for the Thames Region, September 1995. Sustainability strategy regarding the water environment set against key planning & development issues.

1.6.2 The above list is not exhaustive; some of the strategies have been superseded or revised and new ones developed since the plan was first drafted. Other strategies are referred to in the various topic sections of the Environment Chapter.

(i) in the context of the latest Government planning advice contained in the PPGs and of the Structure Plan, to formulate policies appropriate to the nature and character of West Berkshire;
(ii) to conserve the natural and built environments of West Berkshire;
(iii) to identify the location of the development required to meet the provisions of the Structure Plan;
(iv) to support the principles of sustainable development and to effectively translate them into robust planning proposals and policies at a local level;
(v) to provide a framework within which environmental improvements and conservation of both the natural and built environments may be pursued;
(vi) to conserve resources and minimise the impacts of development;
(vii) to ensure the adequate provision of infrastructure, services and amenities made necessary by the development and to seek related opportunities for securing environmental enhancements;
(viii) to give appropriate weight to environmental, economic and social issues in developing the planning strategy of the Local Plan;
(ix) to establish a basis for the preparation of development briefs and other more detailed planning guidance which the Council may prepare for particular sites or areas;

(x) to bring planning issues before the public and to provide a degree of certainty for developers and the public as to where future development is likely to occur within West Berkshire in the plan period;
(xi) to set out in general policies appropriate criteria for judging the acceptability or otherwise of particular categories and types of development.

1.8.1 The policies in this chapter are grouped into five basic sections as set out below:

Taken together the policies contained in this chapter set out the general approach to development decisions. The Environment Chapter, by way of contrast, deals with related local topics of landscape, nature conservation, the water environment, agriculture, development in the countryside, the urban environment and conservation and the historic environment.

1.9.1 The main settlements of West Berkshire with some 75% its population are concentrated in the Kennet Valley at strategic points along the A4 and on the western side of Reading.

1.9.2 Section 2.3 of this Plan sets out the basis by which the Council will seek to limit the impact of development. This, together with the sustainable approach to development, now enshrined in PPG advice, and at the core of the Structure Plan, suggests that new development should be concentrated close to these existing centres of population and with ready access to services and facilities including public transport routes.

1.9.3 In the particular context of West Berkshire it is also necessary to provide for some development in the rural area to sustain balanced rural communities. The overall strategy therefore allows for a limited, but locally significant, proportion of development to take place in the rural area. Such development will be sensitively related to the existing settlement pattern of the District and have regard to policies for the protection of the countryside set out in PPG3, PPG7 and the Structure Plan.

POLICY OVS.1 The Council will follow the existing settlement pattern and hierarchy found within the district area in seeking sustainable locations for development which minimise the need to travel and with appropriate access to public transport services and other community facilities. In this context the Council would prefer to see the redevelopment of brownfield sites (land previously developed) than the use of 'greenfield' (undeveloped) land.

1.9.4 The reference in the above policy to 'appropriate access to public transport' means either areas serviced by or capable of being served by public transport provision.

CORE POLICY

1.10.1 The Council expects new development to improve the quality of the environment. Policy OVS.2 will be applied to all development, irrespective of the proposed use. This policy is described as a 'core' policy because it is central to the purpose of this Local Plan. Identification as a core policy avoids repetition in the different chapters of the Plan. This core policy relates back in part to NDLP policies B.ENV.1 and B.ENV.2 which sought a high standard

of design and landscape treatment from new development. Landscape treatment should be an integral part of the design process and including screening, earth works and other hard landscape provision where appropriate i.e. beyond just planting measures.

POLICY OVS.2 The Council will require, where appropriate, all development proposals which accord with other policies of this Plan, to:

(a)show a high standard of design including landscape treatment which respects the character and appearance of the area; and
(b)retain and protect important landscape and nature conservation features and provide for further landscape treatment where relevant to the safeguarding of local amenity; and
(c)retain important open space areas of recreational and /or amenity value within or on the edge of settlements; and
(d)preserve or enhance the character and setting of listed buildings and conservation areas; and
(e)preserve the site and setting of Scheduled Ancient Monuments or sites of especial local archaeological significance; and
(f) use materials of a quality appropriate to the nature of the development, the site and its surroundings; and
(g)comply with highway standards in respect of access, parking, pedestrian movement including where appropriate links to adjoining land; and
(h)safeguard public rights of way and the amenities of adjoining land uses and occupiers, including where relevant the provision of alternative rights of way of equal or enhanced quality; and
(i)provide buildings and spaces with suitable access arrangements and facilities for use by people with disabilities.

1.10.2 Policy LD8 of the Structure Plan seeks to secure benefits to the wider community from development. This policy states: 'In considering proposals for development, opportunities will be sought for securing environmental improvements and other benefits both on site and in the surrounding area'. The other relevant Structure Plan policy is LD6 which requires the provision of infrastructure, services and amenities made necessary by the development. New development cannot be obliged to contribute to 'planning gain' in the same way as it does to those requirements which conform to policy LD6.

1.10.2a Government advice on planning obligations is contained in Circular 1/97. Planning obligations should only be sought where they are necessary to the grant of planning permission, relevant to planning and directly related to the proposed development. A further test is whether the extent of what is required is fair and reasonably related in scale and kind to the proposed development.

1.10.2b It is Council policy to encourage the provision, where appropriate, of public art works as part of schemes of development. In this respect particular regard will be paid to the contribution made by such works to the appearance of the scheme and the amenities of the area. Projects will be considered on a site by site basis and the 'Percentage for Art scheme' operated on a voluntary basis

1.10.3 Other policies including HSG.7 and ECON.4 in the Local Plan also refer, in the context of their particular development categories, to the provision of appropriate and related elements of community or planning gain.

POLICY OVS.3 The Council will require to be satisfied that the infrastructure, services and amenities made necessary by the development are provided or will be provided at the appropriate time so as to ensure the proper planning of the area. In addition, when considering proposals for development, opportunities will also be sought for securing environmental improvements and community benefits. Such provision will relate to those works necessary to the grant of planning permission, and which are relevant, reasonable and directly related and fairly and reasonably related in scale and kind to the proposed development, and may for example include:

(a) affordable housing; and/or
(b) landscaping, including major structural landscaping on sensitive or exposed sites; and/or
(c) improved access for pedestrians, cyclist and people with disabilities; and/or
(d)public transport facilities and services, public car parking, provision for service vehicles or other highway improvements; and/or
(e)green travel plans where major developments are proposed; and/or,
(f) the implementation of measures enabling the use of sustainable transport modes, such as walking, cycling and public transport; and/or,
(g)space and facilities for recreation, community and medical facilities; and/or
(h)provision of re-cycling facilities; and/or
(i) the repair of listed buildings and the preservation/enhancement of Conservation Areas and sites of archaeological interest; and/or
(j) the management of land and water areas for nature conservation purposes; and/or
(k)public art in appropriate places.

1.10.3a Due to local circumstances it may be necessary in some cases to view individual applications collectively when assessing off [or on] site infrastructure requirements and other planning obligations (such as affordable housing). The provision made in respect of each particular development will be limited to what is fairly and reasonably related in scale and kind to the cumulative impact arising from the relevant scheme before the Council.

1.10.3b Further guidance will be given on these issues in supplementary planning guidance. Reference should also be made to the Local Transport Plan.

PROVISION OF INFRASTRUCTURE/UTILITIES

1.10.4 PPG12 refers to meeting the requirements of the utility services to allow them to meet the demands placed upon them. Structure Plan policy LD6 and Local Plan policy OVS.3 seek the provision of infrastructure, services and amenities made necessary by the development. In this context it is appropriate to indicate that the provision of such infrastructure and utility provision will generally be favourably considered subject to amenity and environmental considerations.

OVS.3A Proposals for the provision or improvement of infrastructure or for utilities and related services in connection with development proposals will generally be favourably considered where:(a) there would not be an unacceptable impact on amenity including visual impact and on the environment of the surrounding area or an adverse effect on public safety; and (b) there are adequate access and servicing arrangements.

1.11.1 Environmental Impact Assessment (EIA) is the process by which the environmental impact of a development can be systematically evaluated. The results of an EIA will be a material consideration in a planning decision.

1.11.2 Circular 2/99 gives guidance on the procedures to be followed. Projects included in Schedule 1 of the Regulations will require an EIA in every case. For projects in Schedule 2 an EIA will be required if it is likely to have significant environmental effects, by virtue of its nature, size or location. This will be determined by the Council as Local Planning Authority. If developers consider that EIA is not required they can request that the secretary of state issues a direction on the need or otherwise for EA. When an EIA is required developers must submit an environmental statement with the planning application. The environmental statement details the results of the EIA, and the mitigation measures proposed as part of the development scheme.

1.11.2A The Circular gives advice on identifying relevant Schedule 2 projects i.e. projects of more than local importance, in sensitive locations and with particularly complex and potentially adverse effects. Annex A sets out criteria and thresholds. These are only indicative and the fundamental test to be applied in each case is the likelihood of significant environmental effects. For some types of project the issue of significance is bound to be a matter of judgement and quantified criteria have little relevance.

1.11.3 Only a small number of planning applications will be subject to EIA under the Government Regulations. The Structure Plan states that: 'it will be up to local planning authorities to determine the size, location and types of development for which an EIA will normally be required'.

1.11.4 It is not feasible to pre-determine in advance all possible circumstances where an EIA would normally be required. In this situation, a general policy setting out the relevant factors in making this judgement is appropriate.

POLICY OVS.4 The Council will require the submission of an Environmental Assessment where the proposed development is likely to result in significant environmental effects by virtue of its nature, size or location. Relevant factors include:

(a) the scale or complexity of the development and the potential seriousness of its environmental impact; and
(b) the sensitivity of the location in regard to the proposed development, particularly in those areas designated for their special landscape, ecological or historic/conservation value; and
(c) whether the proposed development raises new environmental issues which have not been previously addressed in West Berkshire and which may be repeated on a significant scale.

An Environmental Assessment of these initial projects could help set appropriate standards for dealing with further proposals of a similar nature. Where an Environmental Assessment is required for a specific proposal, the Council will encourage the developer at an early stage, to discuss its scope and possible mitigation measures prior to the submission of an environmental statement.

1.12.1 One of the key objectives of Structure Plan Policy OS1 in seeking sustainable development is to minimise pollution. This approach is embodied in the Structure Plan chapter on limiting the impact of development. Structure Plan policy LD1 and paragraph 4.5(iv) refers to minimising the harm to human health and to the environment from noise, vibration, effluent, fumes and other pollution including gas rising from land fill sites. The Council needs to be satisfied that proposals for development will not have significant adverse environmental impacts. Structure Plan policy LD3 states: development proposals will only be permitted where they do not give rise to an unacceptable impact on the environment, including serious harm to the character or appearance of an area, or the amenities of neighbouring land uses.

1.12.2 Structure Plan policy EN2 seeks protection from environmental nuisance. Development should not give rise to unacceptable levels of noise, smell, dust, fumes, light or noxious emissions affecting areas beyond the site boundary, or to unacceptable levels of air or water pollution. In addition, uses sensitive to disturbance such as new houses, schools or hospitals should not be located in areas already subject to unacceptable levels of environmental nuisance. In areas affected by high noise levels, developments should be designed to minimise the nuisance which may be caused to future occupiers.

1.12.3 The Structure Plan indicates that unacceptable levels of environmental nuisance will be defined through the local plan process and by building upon studies such as the former County Council's State of the Environment Report.

1.12.4 PPG23 Planning and Pollution Control issued in July 1994, provides advice on the relationship between planning and pollution control legislation. In this respect the planning system is defined as having two distinct roles:

(i) to determine the location of development which may give rise to pollution, and

(ii) controlling development in close proximity to pollution sources. The control of pollution itself is not a function of the planning system. This is the responsibility of the various pollution control agencies under the 1990 Environmental Pollution Act.

1.12.5 PPG24 Planning and Noise issued in September 1994 gives guidance on the use of planning powers to minimise the adverse impact of noise. Noise can have a significant effect on the environment and quality of life enjoyed by individuals and communities. The planning system should ensure that, wherever practicable, noise sensitive developments are separated from major sources of noise. Housing, hospitals and schools should generally be regarded as noise sensitive development but others may be included depending on local circumstances and priorities. Special consideration is required where noisy development is proposed in or near Sites of Special Scientific Interest (SSSIs) or which would affect the quiet enjoyment of AONBs.

1.12.6 The Berkshire First State of the Environment Report of January 1995 contains base line county wide information on various aspects of pollution including noise. The former Newbury District's State of the Environment Report of 1994 deals with a similar range of issues at a District level including water quality, the environmental effects of transport and air pollution levels.

1.12.7 The potential risk of pollution or the possibility that nuisance might be caused as a result of development will be important concerns to the Council when assessing the environmental suitability of proposals. In particular, the Council will seek to ensure that appropriate measures are taken in developments to minimise environmental impacts.

1.12.8 In terms of the Local Plan it is considered appropriate to introduce local plan policies that deal with the Council's concerns regarding:

1.12.9 A policy to define unacceptable levels of environmental nuisance can only be considered in general terms. It is impossible to defined unacceptable levels of nuisance in all circumstances, given different types of development, locations and land use and their relative sensitivity.

POLICY OVS.5 The Council will only permit development proposals where they do not give rise to an unacceptable pollution of the environment. In order to minimise the adverse impact on the environment or loss of amenity proposals should have regard to:

(a) the need to ensure the adequate storage and disposal of waste materials; and
(b) the installation of equipment to minimise the harmful effects of emissions; and
(c) the hours, days or seasons of operations; and
(d) locating potential nuisance or pollution activities onto the least sensitive parts of the site or where the impacts can be best contained by physical or other appropriate measures.

1.12.10 The Council will consult closely with the various pollution control agencies and environmental health services when considering proposals for potentially polluting developments, and other development near to a source of pollution.

NOISE POLLUTION

1.12.11 Noise can be a major 'nuisance'. Certain types of development are particularly sensitive to noise, for example housing, schools and hospitals. The background levels of noise in residential areas and the countryside

are often low. The introduction of noisy activities into such areas can therefore be especially disruptive. The Council will pay particular attention to any likely increase in 'ambient' noise levels when considering planning applications. PPG24 gives advice on how the planning system can be used to reduce the impact of noise on people. It also introduces the concept of 'noise exposure categories' to assist in the appraisal of noise sensitive developments near to existing noise sources.

Policy OVS.6 The Council will require appropriate measures to be taken in the location, design, layout and operation of development proposals in order to minimise any adverse impact as a result of noise generated. Special consideration is required where noisy development is proposed in or near Sites of Special Scientific Interest or which would harm the quiet enjoyment of Areas Of Outstanding Natural Beauty. Proposals for noise sensitive developments should have regard to the following:

(a) existing sources of noise e.g. from roads, railways and other forms of transport, industrial and commercial developments, sporting, recreation and leisure facilities; and
(b) the need for appropriate sound insulation measures; and
(c) the noise exposure levels outlined in Annex 1 of PPG24. In the context of this policy noise sensitive uses are housing, schools and hospitals.

HAZARDOUS SUBSTANCES

1.12.12 Local planning authorities have been able to exercise a degree of control over the presence of hazardous substances through the development control system, where such substances have been directly associated with a proposed development. There are situations, however, in which hazardous substances may be introduced into a site, or used differently within it, without there being any associated development requiring planning permission. Circular 11/92(4) fills the gap by enabling specific control to be exercised over the presence of hazardous substances whether or not associated development is involved. The Health and Safety Executive will need to be consulted on every application for 'hazardous substances consent'.

1.12.13 Annex B (para B7) of Circular 11/92 states that local planning authorities should formulate, as appropriate, policies and proposals for the development and use of land at or near to hazardous installations and for the siting of future hazardous developments.

1.12.14 The Council has accepted as valid a number of applications for deemed consent under the Hazardous Substance Regulations, these are listed in Appendix 11.

RENEWABLE ENERGY

1.13.1 Renewable energy is the term used to cover those continuous energy flows that occur naturally and repeatedly in the environment - from the sun, the wind and oceans, and from plants and the flow of water. It also refers to energy available in waste (Department of Trade and Industry definition).

1.13.3 In February 1993, the Government published PPG22 on Renewable Energy. This guidance note provides advice to local planning authorities on including renewable energy policies in their plans and sets out the Government's commitment towards encouraging renewable energy supplies. It is acknowledged that the development of renewable energy schemes will also have some local environmental effects. However, the guidance goes on to state that in determining the suitability of sites it will always be important that a particular proposal should cause minimum harm to the countryside.

1.13.4 The former County Council prepared The Berkshire Renewable Energy Strategy (October 1995) which was presented in two parts:

The purpose of the Strategy was to provide a positive framework for appropriate renewable energy projects within the County.

1.13.5 The Council has accepted and endorsed the general approach to renewable energy projects as set out in the Strategy, which seeks to reconcile global environmental issues with local environmental concerns. Policy RE1 of the Structure Plan indicates that development proposals which attempt to harness renewable energy sources will generally be given favourable consideration provided there is no overriding adverse environmental impact.

1.13.6 It is also stated in the Strategy that proposals which help to conserve energy by means of layout, design, orientation and landscaping of buildings will generally be encouraged, subject to detailed policies contained in local plans. This approach is set out in policy LD1 of the Structure Plan where renewable energy and energy conservation are confirmed as one of the cornerstones of sustainable development.

1.13.7 The Strategy also confirms the need to monitor the development and operation of renewable energy schemes; to provide information and assist local authorities to identify suitable locations for such provision. The viability of renewable energy schemes is supported by NFFO (Non Fossil Fuel Obligation) which is in the form of a grant subsidy on a project basis. In the longer term there is always the possibility that such renewable energy schemes may not remain viable. In these circumstances the Council will normally impose conditions and seek agreement that should the renewable energy scheme cease operations then related buildings and structures should be removed and the site restored.

Policy OVS.9 The Council will permit proposals for renewable energy schemes in accordance with Policy OVS.2 and where the following criteria, if appropriate, are satisfied:

(a)the scheme does not seriously harm or impact upon the special landscape qualities of West Berkshire or intrude into open countryside; and
(b)is not detrimental to designated areas or sites of nature conservation interest; and
(c)there are appropriate safeguards to ensure no environmental nuisance or pollution from the scheme; and
(d)will not give rise to serious problems of access, road safety or traffic congestion damaging to the nature of rural areas; and
(e)will not harm the use or enjoyment of public footpaths and other rights of way; and
(f)there is no material loss of amenity for local residents or other occupiers in the locality.

ENERGY EFFICIENCY

1.13.10 PPG12 identifies the conservation of energy as a key issue for development plans. In seeking to achieve the aims of sustainable development expressed in Structure Plan Policy LD1, development will be sought which helps to conserve energy by means of layout, design, orientation and the landscaping of buildings. In this respect the Council will take a positive view of development proposals which provide for a high standard of energy efficiency. The minimum standard for insulating buildings is set out in the Building Regulations, though the Council would seek to encourage and negotiate improved standards of energy efficiency where this is possible.

Policy OVS.10 The Council will seek provision to be made in proposals for new development for appropriate design principles which facilitate energy efficiency, these include:

(a)the appropriate siting, form, orientation and layout of buildings in order to maximise the benefits of positive solar (or natural) heating, lighting and ventilation; and
(b)the use of soft landscaping including tree planting, to increase summer shading and reduce heat loss in winter; and
(c)the use where appropriate of energy efficient technology for heating, power and lighting.

1.13.11 Implementation will be through the process of development control. A householders guide to energy conservation was prepared and widely circulated in West Berkshire.

1.14.1 The design of the built environment should aim to reduce the opportunity for crime. A reduction in the fear of crime is an important priority of the Council. The Council also has an obligation to promote crime prevention through the control of the built environment. Crime prevention is a material consideration which can be taken into account when planning applications are considered. Sound security principles should accompany any new development, and it is also important that the design of a solution to one problem does not create another problem elsewhere.

1.14.2 The Police Architectural Liaison Manual and the Council's Supplementary Planning Guidance on this topic provide useful advice on layout and design. The principles for creating safe environments are:

(a) surveillance, the capacity of physical design to enable residents to view the public space;

(c) territoriality, the capacity of the physical environment to create a feeling of neighbourhood and encourage residents to exercise surveillance over the area of defensible space;

(d) environment, the influence of a neighbourhood's geographical juxtaposition with safe or unsafe areas.

POLICY OVS.11 All development schemes within West Berkshire should be designed so as to reduce the potential for criminal activity and anti-social behaviour. In this regard, all new development should:

(a) ensure that development is to a high standard of design, thus reconciling the visual quality of development with the need for crime prevention; and
(b) be designed to maximise natural surveillance of public spaces from buildings, pedestrians and motorists; and
(c) be designed to include a limited number of access points, provide secure boundaries around private and public spaces, and provide adequate lighting at meeting places and pedestrian walkways; and
(d) be designed to encourage social contact and to support the principles of neighbourhood watch.