3.6 Green Belt |
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3.6.1 The principles and purposes of green belts are set out in the Scottish Development Department Circular No. 24/1985 ‘Development in the Countryside and Green Belts’. This states that green belts have been established for three main purposes:-
a. to maintain the identity of towns by establishing a clear definition of their physical boundaries and preventing coalescence,
b. to provide countryside for recreation or institutional purposes of various kinds, and
c. to maintain the landscape setting of towns.
3.6.2
The Metropolitan Development Strategy of the Structure Plan requires the
continued designation of the
3.6.3 The Council also supports environmental improvements and landscape enhancements in the green belt, in particular in the urban fringe areas.
3.6.4 In preparing this Plan, a review of the green belt boundary has been carried out within the context of the GCVJSP Green Belt policies and also having considered the capacity of the urban area to accommodate new development.
3.6.5 The review considered the long term strength of boundaries and land uses/land conditions on the urban fringes. Some adjustments to the boundaries are proposed following this review in order in every case to strengthen and provide a clear, long term defensible green belt edge, and these are identified in policy UC 2 above. The proposed alterations are not merely a ‘rounding off of boundaries’ but are strategic improvements to their long term defensibility which also delivers recognised and longstanding community gains.
3.6.6
The green belt alteration at Woodilee has already
been accepted in principle through the 1990 Structure Plan Update and the
adopted
3.6.7 In accordance with Government policy, there is a general presumption against inappropriate intrusions into the green belt. The local plan policies therefore guide urban developments to urban areas. New developments in the green belt will be strictly controlled. The policies below allow for a degree of flexibility in order to permit certain limited agricultural support and diversification activities, outdoor recreation and a limited range of developments which can justify the need for a rural location (primarily for tourism).
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GB1 Green Belt Proposed Enhancements and Boundary Strengthening The Council, in partnership with other agencies, and the private sector will seek to enhance the character and quality of the green belt. A programme of enhancements will be devised by the Council and implemented in partnership with land owners where appropriate. Following a review of the green belt boundaries, a
number of alterations are proposed to the previously approved boundaries.
This is in accordance with previous commitments (i.e.
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1.
Development at this location requires an alteration to the Green Belt, but
the principle is recognised in the Structure Plan where Woodilee
is identified as an established urban expansion area, and this is reflected
in the adopted
2. The
Green Belt boundary to the west of Lennoxtown has
been amended and strengthened to include part of the former
3. Lower Kilmardinny/Westpark, Milngavie Green belt alteration is proposed in order to provide a stronger and more sustainable boundary following the railway line rather than the poorly defined and inconsistent nature of the rear boundaries of existing developments (see Urban Capacity Schedule UC 2C for further details). |
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GB 2 Green Belt
Within the green belt there shall be a general presumption against development, and planning permission will not be granted for developments other than those falling within the categories listed 2A to 2K below. In all cases, development should:
I.
not have
a significant adverse environmental impact,
II.
be sited
to minimise visual impact,
III.
be
designed appropriately for a countryside location,
IV.
preferably
be located adjacent to existing built development, not creating urban sprawl or
ribbon development,
V.
be
compatible with adjoining land uses, and
VI.
have appropriate
and safe access arrangements.
3.6.8 The Government wishes to support farmers generating improved income from diversified activities.
3.6.9 Recognising that the vast majority of the countryside in East Dunbartonshire is green belt where development is very tightly controlled, the Council will support development where this is within or ancillary to agriculture (e.g. related to novel or non-traditional crops to livestock or alternative activities which are complimentary to and supportive of a continuing agricultural enterprise).
3.6.10 The introduction of mainstream business, industrial or retail uses will not be supported as these are more appropriate within urban areas in accordance with the guiding principles of this Plan.
GB 2A Agriculture
Development will be permitted if it is in the direct operational interests of an established agriculture or forestry enterprise.
GB 2B Agricultural Diversification
Certain limited agricultural support services or diversification may be permitted at a farm steading providing that it is ancillary to the main agricultural use of the site.
3.6.11 The Council will require the applicant to provide full business justification of the need for the additional workforce and for a full-time site presence. Such new houses will only be permitted if there are no nearby houses which could be used (or other buildings which could be converted).
3.6.12 The applicant may also be asked to enter a ‘Section 75 Agreement’ in order to restrict current and future occupancy to full-time agricultural/countryside workers and their families employed on the unit.
GB 2C New Houses
The construction of a new house will only be permitted if it is for a full-time worker employed in an agricultural or other appropriate countryside enterprise, who requires to be present on the site concerned, and providing that there is no nearby building which could be converted. Where a farmhouse, farm workers house or other agricultural building is disposed of separately and/or occupied by a person not employed full time in agriculture, planning permission for a new dwelling, or replacement building, within the original farm unit will not be granted.
GB 2D Outdoor Recreation
Development will generally be permitted if it is for outdoor recreation.
See also separate tourism policies.
GB 2E Tourism
Development will be permitted if it is for the provision of tourist facilities where they :
I.
represent
a genuine need for provision that requires a countryside location and which
cannot be met elsewhere in the urban areas,
II.
are
provided close to existing development avoiding unnecessary isolated development
e.g. where farms are diversifying through tourist developments (any proposal
should be grouped towards existing buildings),
III.
provide
primarily outdoor facilities rather than indoor, and
IV.
are appropriate in
scale and location to minimise environmental and visual impact and associated
visitor management problems.
3.6.13 Any property must be convertible without major works being necessary i.e. the emphasis must be on the restoration of a building of local architectural merit which is basically sound and substantial; and not on rebuilding. A Surveyor’s Report may be required in this regard to confirm the stability of the structure and its suitability for conversion without major reconstruction work. The conversion of agricultural buildings to housing will not be permitted if it would be to the detriment of the operation of the farm, or if a requirement for replacement agricultural buildings would result.
3.6.14 When rehabilitating buildings, consideration should always be given to wildlife interests particularly European and nationally protected species and habitats, e.g. bat and bird habitats in building roof spaces, which should be protected or mitigated for, as well as including measures for wildlife enhancements. Where appropriate, an independent survey at the appropriate time of year may be required to establish whether such habitats exist and the best means of protection.
GB 2F Rehabilitation of Buildings
Any rehabilitation and conversion of existing buildings for residential use will be permitted providing that the building is of architectural merit, makes a positive visual contribution to its locality, is of stone or brick construction and is in a sound and reasonably wind and water tight condition.
3.6.15 The Council will particularly consider the visual impact of alterations as this is especially important in the countryside. Alterations should be in keeping with the character of the existing property and should not dominate the original building (by size or visual impact), consequently residential extensions should not generally exceed 50% of the original floor area of the building.
GB 2G Alterations to buildings
Alterations and extensions to existing buildings will be permitted subject to appropriate design.
GB 2H Village Development
Appropriate developments will be permitted inside the village envelopes of Balmore, Bardowie, Clachan of Campsie and Haughhead as long as they maintain the amenity and character of these small communities in a rural setting.
3.6.16 The Council accepts that there are a variety of existing uses in the green belt which are normally associated with urban areas e.g. schools, hospitals, small workshops etc.. The Council accepts the existence of these uses at these locations, but may wish to limit expansion, intensification or changes of use. Where development locations are considered to have been abandoned, the Council will only be prepared to permit developments which are otherwise compatible with the green belt. Where proposals are incompatible with the green belt by virtue of use or scale, they will be directed to appropriate alternative (usually urban) locations. The Council may also seek to have any buildings removed and the land restored to an acceptable countryside character.
GB 2I Where there are Existing Developments
Within sites where there are existing developments in the green belt (such as operational industrial and institutional uses) proposals will generally be permitted where they are compatible and in scale with established uses and respect local landscape character.
3.6.17 The Council has surveyed the small-holding areas as identified on the Proposals Map and found that many of the buildings within these areas are falling into disrepair or are unsuitable for their present use. The Council considers that allowing limited redevelopment will enhance the quality of the environment of these areas.
GB 2J Small-Holdings
The Council recognises that there are residential and commercial uses within the several well defined groups of small-holdings as identified on the Proposals Map. New or intensified uses will only be permitted at these locations where they are appropriate (in terms of use, scale and character) to the green belt.
In recognising the run-down nature of many of these premises, existing buildings may be permitted to be redeveloped for their established uses, providing that the new buildings improve the overall appearance of the holding and satisfy the criteria i - vi of policy GB 2 above. For the sake of clarity, any redevelopment must not result in more than one residential property on each small-holding and buildings should generally be no higher than 1½ storeys. Sub divisions of small-holdings will not be acceptable as a means of addressing this requirement.
GB 2K Telecommunications and Renewable Energy
Certain telecommunications and renewable energy proposals may be considered appropriate for green belt locations, subject to compliance with policy DQ 4 and DQ 9 and where there is no alternative location outwith the green belt. Further guidance for developers on Telecommunications is supplied in Guidance Note 11.