East Lindsey Local Plan 2001 - 2021

CHAPTER 3
Environment

CHAPTER 5: ECONOMY

The Policies of this Chapter have been drawn up to satisfy the following objectives:-

• to reduce reliance on seasonal employment
• to encourage businesses to locate or expand within the District;
• to make sure that land is available for industries and businesses of varying size and type;
• to make sure that new businesses do not harm the environment in the short or long term;
• to achieve a high level of design of building and quality of landscaping which improves rather than spoils the character of the area;
• to provide jobs where they are most needed;
• to encourage industries which are essentially self-sustaining and energy efficient;
• to encourage business to make the best use of local resources and labour;
• to make the best use of incentive schemes and available funding;
• to encourage farm diversification schemes that assist in strengthening the rural economy;
• to generally encourage tourism opportunities in all those parts of the District that would benefit from them;
• to protect and enhance the seaside holiday role of the coastal resorts;
• to make sure new tourism development does not harm the environment or the amenities of residents or overload existing services;
• to maintain and improve the range and quality of holiday accommodation.

ECONOMY

• Policy EC1 - Sites Allocated for Business Development
• Policy EC2 - Other Sites for Business development in the Towns, Service Centres & Core Villages
• Policy EC3 - Business Development in the Countryside
• Policy EC4 - Working from Home
• Policy EC5 - Office Accommodation
• Policy EC6 - Business Expansion
• Policy EC7 - Farm Diversification
• Policy EC8 - Conversion of existing buildings to Business or Community Uses in the Countryside
• Policy EC9 - Intensive Livestock Units
• Policy EC10 - Telecommunications
• Policy EC11 - Tourism Spatial Strategy
• Policy EC12 - Tourism Facilities in the Coastal Resorts
• Policy EC13 - Mablethorpe and Skegness Foreshores
• Policy EC14 - Holiday Service Centres
• Policy EC15 - Tourism Facilities away from the Coastal Resorts
• Policy EC16 - Main Tourist Attractions
• Policy EC17 - Amusement Centres
• Policy EC18 - Visitor Transit Services
• Policy EC19 - Serviced Holiday Accommodation
• Policy EC20 - Unserviced Holiday Accommodation
• Policy EC21 - Loss of Hotels
• Policy EC22 – Development on Sites allocated for Static Holiday Caravans
• Policy EC23 - New Static Holiday Caravan Development
• Policy EC24 - Touring Caravan or Camping Sites
• Policy EC25 - Holiday and Seasonal Occupancy

5.1 A prosperous local economy is a key aim shared both by Central Government and this Council. One of the key aims of PPG 4 - (Industrial and Commercial Development and Small Firms) is to encourage continued economic development in a way that is compatible with its environmental objective. It is, therefore, important that the right conditions and policies are in place that can create a healthy and diverse local economy, which provides adequate employment opportunities whilst protecting the District’s natural and built environment. The Policies within the Economy Chapter can facilitate this balance. Central Government policy guidance has been the main consideration when drafting the policies within the Economy Chapter. PPG4 - (Industrial and Commercial development and Small Firms), PPG7 - (The Countryside) and PPG13 - (Transport) have been of particular relevance. The Draft proposals contained within PPS7 (Sustainable Development in Rural Areas) have also been given weight, but it is noted that they are subject to change.

5.2 East Lindsey is a rural District characterised by large tracts of agricultural land interspersed with Market Towns/villages. Historical reliance on agriculture-related employment has declined in recent years but still plays a significant role in maintaining a thriving local economy. The continued development of the District’s Tourism and Service Sectors provide employment opportunities, which partly offset the decline in the agriculture sector. This Chapter, along with the Shopping Chapter, is intended to provide a framework that will enable the natural economic processes to develop quickly and benefit from the enterprise initiatives being implemented, particularly those through the Council’s Economic Development & Regeneration function.

5.3 The role of the District’s towns and main settlements in terms of the type and scale of employment provision has been established based upon the settlement hierarchy, as identified within the Core Policy Chapter.

5.4 In particular this Chapter seeks to build upon the role of the Towns and Service Villages (the key settlements) as the main employment centres and to improve local employment opportunities in the Core Villages. It aims to focus the greater proportion of new business development towards the Council's established, serviced industrial estates and the potential sites as identified on the Inset Plans.

5.5 This approach forms the basis on which rural diversification can be developed and reflects the remote character of the area and sparseness of population. These features make the district an unlikely candidate for large-scale intensive industries and any proposals for those uses will be dealt with on their merits and in the context of the strategic policy of the Lincolnshire Structure Plan.

5.6 The high quality environment of the District does however make it attractive to the more mobile, high-technology businesses as well as leisure and tourism uses. The Plan needs to balance these different pressures, and those for farm diversification to ensure developments are sustainable.

5.7 As part of this process the Council will seek to ensure that the external sources of financial assistance, which recognise the problems associated with a rural character and seasonal unemployment are used to good advantage. Objective 2 funds, Assisted Area Status and Rural Development Area recognition are currently in place. Between them these designations cover most of the District and may help to implement schemes.

5.8 The Council, through its economic development function, also works closely with local partners such as Lincolnshire County Council and Lincolnshire Enterprise and at a regional level, East Midlands Development Agency (EMDA). The East Midlands regional vision, led by EMDA is key to the County Employment Strategy of Lincolnshire Enterprise and to East Lindsey District Council’s (ELDC) Economic Development Strategy.

5.9 By 2010 EMDA plans to have placed the East Midlands in the Top 20 Regions of Europe, which obviously includes the District of East Lindsey. By identifying 3 ‘drivers of change’ for the region EMDA has strategically placed itself as a leader and supporter of the delivery of projects based on these drivers, throughout the East Midlands.

5.10 To this end the Council has adopted the three drivers as shown below and adapted them to our own unique area and its requirements. The fundamental challenge in East Lindsey is to meet the Council’s own corporate aims and priorities and satisfy the regional drivers to ensure continued economic development and regeneration success.

EMDA’s ‘Drivers for Change’ defined:

• Climate for Investment– ‘to provide the physical conditions for a modern economic structure, including infrastructure, to support the use of new technologies.’
• Employment & Skills– ‘to create high quality employment opportunities and to bring about excellence in learning and skills, giving the region (district) a competitive edge in how we acquire and exploit knowledge.’
• Enterprise & Innovation– ‘to develop a strong culture of enterprise and innovation, creating a climate within which entrepreneurs and world class businesses can flourish.’

Also there is the cross cutting theme of:

• Information Communication Technology (ICT) – ‘ICT is increasingly essential for jobs as well as for the delivery of learning; businesses cannot function without the use of ICT and the need to increase the breadth and depth of ICT use and ICT infrastructure is necessary to support all of this.’

5.11 The Council’s Corporate Strategy introduces key aims and priorities for service provision across the District and involves all Council services. The fundamental aims and priorities involving the ‘economy’ are as follows:-

Aims (adoption as of January 2004):-

• Create employment opportunities & access to employment

Priorities

• Reduce reliance on seasonal employment

  Policy EC1 - Sites Allocated for Business Development

a) the development or its associated infrastructure does not cause unacceptable harm to the character of the area or the amenities of nearby residents due to its size, scale, layout, appearance, operation or traffic generation;

b) buildings and landscaping are combined in an integrated design within the site;

c) all car parking and servicing of individual premises is contained within the curtilage of those premises;

d) its times of operation can be controlled where appropriate; and

other activities, including retailing, shall only be permitted, subject to the above criteria, provided that they are small scale and directly related and ancillary to the main business development.

Industrial development on sites allocated for shared business support facilities on the town's industrial estates will only be permitted where a suitable alternative site is provided.

5.13 The scale and nature of industrial development permitted on these sites will vary according to its particular location in relation to the settlement and to the size and status of the settlement. Generally, the sites take advantage of good communications, available services and a potential labour force to hand. They are positioned to minimise impact in terms of traffic generation, noise and visual impact on local communities. By grouping uses together within or close to a settlement, transport and journey times are cut down with resultant long-term energy resource savings.

5.14 The town sites are expected to cater for the larger firms and are of a size and in locations to allow this with least risk to the amenities of the neighbouring areas. Generally, Class B1 uses will be permitted. B1 uses include offices other than Class A2 (financial or professional services), research and development of products or processes, or any industrial process, which can be carried out in any residential area without detriment to the amenity of that area. Some Class B2 industrial uses potentially have a substantial environmental impact and will only be considered as exceptions following special consideration. In the case of the core villages, large-scale development is unlikely to be appropriate because of its greater relative impact on these smaller settlements. As well as the physical impact of new industry on its neighbourhood, the Council will control any operational nuisance such as noise, vibration or emissions of smoke, soot, fumes, ash, dust, grit, chemicals, etc.

5.15 It is important, therefore, that the need to attract employment does not outweigh environmental considerations. A well designed, industrial business area, fully integrated into its setting, will not only prove visually acceptable to local residents but, in providing a high quality working environment, will do much to attract further development into the area.

5.16 The Council will actively promote new activity on these sites in a number of ways. The Council will prepare site development briefs, where appropriate, for the guidance of developers. These will provide advice on design, choice of materials, integration of landscape and access. It will work in conjunction with Lincolnshire County Council, Lincolnshire Forward and other partners to take advantage of funding initiatives and prepare sites for development, offer location incentives and monitor and advertise available sites and premises. Close monitoring of changes in industrial activity will be carried out to help with future planning for employment, particularly during the preparation of the District’s new Local Development Framework.

5.17 The special needs of high-technology, research and development and high profile business establishments are different from general industrial sites and require careful consideration in terms of their locational aspects. A high quality-working environment is required to encourage employees, to attract customers and to complement the normally prestigious design of the buildings and this points towards an attractive and spacious setting with an open character.

5.18 The Council feels that the district generally has much to offer this fast emerging and specialised sector of the business world whilst new high-technology businesses could broaden the scope for job opportunities locally.

5.19 At the same time positive efforts to widen the economic development opportunities in the district must include incentives and facilities to encourage potential employees to move into and stay in the area. A quiet rural existence, in itself, is not sufficient an incentive. The Council sees the need and opportunity for both formal and informal recreation facilities - which cannot easily be provided within the tight confines of the towns - to be provided within business parks. Being integrated into its Business Park setting, such recreational uses can meet the needs of business park employees and clients and of local residents without harming the amenities and character of the countryside.

5.20 For Policy EC1 to work effectively, it is important that any development proposals show the overall comprehensive redevelopment scheme for the site. In this way, its overall effect, in terms of job creation, recreation potential and impact on the character of the area, can be fully assessed at the outset. Whilst this Plan identifies four opportunities for Business Park development at Holton le Clay, Manby, Skegness and Wragby, the Council's Economic Development Strategy may well highlight the scope for additional sites.

5.21 Because of their special nature, operational methods and large scale, major proposals relating to the oil and gas industries will be given special consideration. Such applications should normally be accompanied by an Environmental Appraisal to show how the environment will be affected by and, where appropriate, protected from, the proposals.

Policy EC2 - Other Sites for Business Development in the Towns, Service Centres and Core Villages

a) the scale and function of the proposed development is appropriate to the role of the settlement or countryside location as defined under policy CP3 (Settlement Hierarchy);
and

b) the development and associated infrastructure does not harm the amenities of the area; and

i) its times of operation can be controlled; and

ii) its size, scale, layout, design, materials, positioning or appearance does not harm the character of the area; and

iii) it satisfies a local employment need which cannot be met on sites allocated under Policy EC1.

In addition to the above, proposals for major business developments located next to Towns, Service Villages and Core Villages will only be permitted if they are of proven District/County-wide importance bringing substantial economic benefit.

5.23 Such an approach is encouraged by Central Government and in sustainability terms allows appropriately scaled employment uses to be located adjacent to residential uses, therefore offering job opportunities and minimising the need to travel to work. Sometimes, due to the close proximity of existing dwellings, it may be more suitable for a brown-field site to be redeveloped for residential purposes rather than for employment use. The need to ensure that the quality of life of nearby/adjacent residents is not adversely affected is a key factor when employment-generating proposals are considered.

5.24 PPG4 notes that many types of industry can operate from residential areas without causing an unacceptable impact on residential amenity. Small firms often find the rental values of Industrial Sites/Business Parks prohibitive and have little choice but to use old buildings, which are available at a low rent and are often located in older residential areas.

5.25 The Council is supportive of the needs of firms to expand and develop with such proposals being generally welcomed. However, problems can arise when existing firms within or next to residential areas intensify their operations. The expansion of certain sites may not acceptable in environmental terms and may lead, for example, to an increase in HGV movements or an increase in noise activity. Businesses that outgrow their existing premises and are located in sensitive locations will be encouraged to relocate to the allocated business sites identified within Policy EC1.

5.26 The development of industrial premises next to the Towns, Service Villages and Core Villages will only be considered in the exceptional circumstances listed in this policy’s criteria. Sufficient industrial land has been identified within the main settlements and it is considered that, in general, business development proposals can be accommodated within the allocated sites. Business development proposals would only be considered acceptable elsewhere if they are of proven District/Countywide importance bringing substantial economic benefit. Even if a proposal is deemed acceptable in principle, it is of vital importance that it is located to minimise impact on both the natural and built environment. In general, sites on the edge of the defined settlements are sensitive in terms of their visual impact on their surroundings and the urban fringe.

  Policy EC3 - Business Development in the Countryside

a) the proposal complies with criteria a)- e) of policy EC2; and

b) there is a local need for the proposal that cannot be met in a key settlement; and

c) it would not have an unduly adverse effect on the character and appearance of the settlement or countryside; or

d) it is a conversion of a building in compliance with policy EC8.

Elsewhere, in the countryside, business development will be permitted provided it complies with polices EC4, EC5, EC6, EC7 and EC8

5.28 It is noted within PPG4 that many economic activities can be successfully carried out without causing undue harm and that small rural firms have a significant role to play in sustaining a vibrant rural economy.

5.29 The traditional mixed social and economic character, which is the very life-blood of some villages, depends on the availability of local jobs. Sites should therefore be found to satisfy this need provided they do not harm the quality of life enjoyed by residents. Speculative development serving no identified local need will not be encouraged into the small villages and will be directed towards existing Business Development allocations being more appropriately catered for in the towns and service villages. Policy EC3 allows firms to consider locating in villages, including the open countryside but lays down very strict rules for development.

5.30 The environmental considerations, which apply to siting new industry in or next to larger villages and towns, apply equally in the case of smaller settlements. It is important that industrial or workshop units do not dominate a village and spoil its quieter residential character.

5.31 In particular the Policy is designed to encourage local craftsmen or local businesses to put their business on a firm footing as close to home as they can. In this context, "local" includes the settlement and any adjoining parish provided it does not contain a town or service village. It also aims to provide an incentive for 'seed bed' industries to start up in the district. "High-tech" industries or other locationally mobile industries and businesses with low-impact on neighbours will be encouraged into the smaller settlements as a means of sustaining them. The policy provides also for the sensitive development of new and appropriate businesses in the non-industrial areas of the higher order settlements. Only those uses, which can be accommodated without problem in such areas- including residential areas – would be considered appropriate.

5.32 The opportunity exists for the appropriate re-use of the former RAF base at North Cotes based upon the formerly established uses on the site. However, its remote location and poor communication links act against any intensification of such uses on the site but will continue to provide important local employment opportunities.

 Policy EC4 - Working from Home

a) the amenities of nearby residents and the residential or rural character of the area will not be unduly or unacceptably harmed because of its scale, design, appearance, nature of and hours of operation, noise, pollution or traffic generated; and

b) the operation of the business can be contained within the confines of the premises; and

c) the use remains ancillary to the residential use.

5.34 Recent technological innovations have produced a marked change in working patterns allowing a greater percentage of the workforce the opportunity to work from home. For many, working at home requires little more than just a computer and telephone resulting in minimal impact on residential amenities. For other more intensive home business activities the impact on surrounding properties can be far greater. It is acknowledged that some home-based occupations do not require planning permission; this policy covers those that do.

5.35 In line with PPG 4 (Industrial and Commercial Development and Small Firms), the Council would like to encourage such activities provided they do not disturb the character or harm the amenities of the neighbourhood. Home workers would be able to sell their goods from their workplace only if the same amenity conditions can be met. Particular care will be taken to make sure that rural-based businesses do not harm the rural character.

5.36 In all cases the Council will seek to control the nature and scale of operations through planning conditions, legal agreements or unilateral undertakings. When considering a ‘home based business’ proposal the Council will give due regard to the nature and scale of the proposal, the intensity of the use and vehicle movements to and from the business. It is also important that the proposed business is ancillary to the existing residential use to prevent any incremental gradual changes in the character of a residential area.

  Policy EC5 - Office Accommodation

a) where the scale and function of the proposed development is appropriate to the role of the settlement or countryside location as defined under policy CP3 (Settlement Hierarchy);

b) in defined town centres where it provides for car parking in compliance with town centre parking requirements of policy CP8;

c) in defined primary shopping frontage areas only where it occupies an upper floor;

d) elsewhere within settlements where on-site car parking is provided and it does not harm the principal function, character, or amenities of the area; and

e) within the countryside only where it relates to the expansion of an existing business subject to policy EC6 or it involves working from home subject to policy EC4 or it involves the conversion of an existing building subject to policy EC8.

5.38 Although Office developments are generally acceptable in a variety of locations, the Council considers that the District’s Towns and Service Centres are the most suitable locations for such developments. These areas offer a wide range of business activities, including shops and are the most accessible to a wide range of users. The concentration of office uses into or near to the Town Centres also has the advantage of grouping commercial uses together resulting in a more vibrant local economy.

5.39 Within Town Centres the upper floors of retail properties are often under-utilised and can offer opportunities for office development. The Council encourages the re-use of such units and acknowledges that the conversion of upper floors can also help to maintain historic buildings.

5.40 As well as the most obvious opportunities in and around town centres, Policy EC8 also recognises the potential for the re-use or conversion of buildings in the countryside to business uses, including offices. At the same time, it must take care to protect other facilities, particularly shopping as well as residential and rural character. Policy EC5 attempts to combine both elements of promotion and control.

  Policy EC6 - Business Expansion

a) the existing use does not cause unacceptable amenity or environmental problems in the area; and
b) the proposed extension or intensification in use does not harm the character of the area or the amenities of nearby residents due to its size, scale, layout, appearance, operation or traffic generation.

In the Lincolnshire Wolds AONB business expansion proposals will only be permitted if they comply with policy ENV9.

5.42 At the same time, PPG4 (Industrial and Commercial Development and Small Firms) notes that many types of industry and commerce can be carried on in residential areas without causing undue disturbance. Local Planning Authorities are being urged, therefore, to consider potential expansion of businesses at the initial stages of proposed development. Conditions may, therefore, be applied to the initial planning consent that place restrictions on future expansion or intensification that could pose a potential amenity or environmental problem.

5.43 Some firms, because of the nature of their operation, are not good neighbours for housing. They may be noisy, smelly or create traffic problems. Only where the environmental considerations are so overwhelming to outweigh the advantages of local employment will the Council resist plans for further development of an industrial business. However, so that important local firms do not disappear, such firms wishing or needing to redevelop or expand will be encouraged to relocate on more suitable premises, particularly on to industrial estates.

5.44 The District has a substantial number of former airbases, most of which are no longer used for any flying purposes. A number of these airfields are the base for a variety of employment generating uses utilising former RAF buildings. The Council recognises the importance of providing local employment opportunities but has concern over the ‘historic’ use of some premises for industrial use. Such airfields are often sited in an isolated open countryside location and in sustainability terms offer inadequate access opportunities apart from the private car. The Council will consider the sustainability implications of significant business expansion proposals at former airfields against the local economic benefits that may arise. All proposals within the countryside will be assessed against the need to protect its attractive character and appearance with particular regard given to sensitive landscape designations.

Policy EC7- Farm Diversification

a) the proposal is complementary to the agricultural business on the farm and is operated as part of the farm holding;

b) the development or its associated infrastructure does not cause unacceptable harm to the character of the area or the amenities of nearby residents due to its size, scale, layout, appearance, operation or traffic generation;

c) the proposal would not unnecessarily use the best and most versatile land;

d) the proposal should re-use any existing buildings which are available;

e) if a new building is justified then it should be sited amongst, alongside or near to existing buildings where possible and be compatible with the existing buildings in terms of design, scale and character.

5.46 Farm Diversification schemes can be varied, ranging from the re-use of a few buildings to more significant proposals involving both buildings and sizeable areas of land. By their wide nature and individuality of schemes it is almost impossible to state what would be a suitable diversification project. Therefore, each proposal will be considered under the remit of this policy and other relevant Plan policies.

5.47 An essential component of a farm diversification scheme is that is complementary to the existing farming operation and is operated as part of it. Proposals that seek to totally replace a farming unit with a new use cannot be classified as farm diversification and will therefore be considered under the remit of the relevant policies for that use.

5.48 In general the Council will support, subject to Policy EC7, farm diversification schemes that would bring about environmental improvements, the beneficial re-use of existing buildings or introduce informal recreational countryside activities.

Policy EC8 - Conversion of existing buildings to Business or Community Uses in the Countryside

a) the proposal is appropriate in scale in that location and provides a business use which will benefit the rural economy or a community use to support the local community;

b) the existing building is structurally capable of conversion without the need for significant alterations or extensions that substantially alter the form, setting, or design of the existing buildings;

c) it does not harm the character or appearance of the area or amenities of nearby residents;

d) the form, bulk, materials and general design of the existing buildings are in keeping with the surrounding area; and

e) it incorporates on-site landscape and boundary treatment.

In the Lincolnshire Wolds AONB, such conversion proposals will only be permitted if, in addition to the above criteria, they comply with policy ENV9.

5.50 Within predominately rural areas such as East Lindsey, there are large numbers of former agriculture buildings that are suitable for conversion purposes to employment or community uses. In line with PPG7, the Council strongly advocates the conversion of buildings to employment generating use rather than to residential use because of the wider economic and social benefits it will bring. It is also generally easier, due to operating requirements, to minimise the impact on the existing character and appearance of the building when it is converted to a business use rather than a dwelling. Policy H10 covers the conversion of buildings in the countryside to residential uses.

5.51 Some types and forms of business development will not be suitable within a countryside location because of their size, scale, appearance or nature of operation or because of the amount of traffic and commuter travel they would generate. Such businesses are best located within the key settlements (the Towns or Service Villages) where adequate industrial land provision has been made. The proposed expansion of an existing business involving the conversion of an existing building may also be unacceptable if it leads to an intensification of a use inappropriate in that location.

5.52 This policy applies to both modern and more traditional agricultural buildings. However, it is not the intention of this policy to allow the conversion of buildings simply in order to rid the area of an eyesore unless it would result in a significant local economic benefit and otherwise satisfy the criteria of this policy.

5.53 It is important that appropriate landscaping adequately screens business uses within open countryside and small village locations. The Council would expect a detailed landscaping scheme to be submitted as part of any conversion scheme that clearly indicates how visually intrusive elements of the proposal can be effectively screened and how the building can be made to sit comfortably in its countryside setting.

  Policy EC9 - Intensive Livestock Units

a) it can be clearly shown that the amenity of local residents will be safeguarded from any significant harm caused by traffic, noise, odours, air or water pollution and visual intrusion.

b) it is sited a minimum of 400m from any building, occupied by people, which is not directly and functionally related to the enterprise;

c) it is sited outside the aquifer protection zones or includes measures to safeguard the soil and surface water in the locality and the aquifer protection zone from pollution.

d) it is accompanied by a landscaping scheme showing how the built development relates to its setting and incorporates natural features on and about the site in a way which will conserve and enhance their amenity and wildlife value;

e) its scale, form, design, colour and materials are sympathetic to, and do not detract from, the local building character or general landscape character;

f) it does not result in an over-concentration of such units so as to dominate nearby settlements and the countryside;

g) disposal of waste causes no pollution or amenity problem.

Such development will only be permitted in the AONB, AGLV or CCA if, in addition to the above criteria, it can be clearly shown that the amenities or features which contribute to the character of the area would not be harmed and the overall appreciation of the area would not be compromised.

5.55 There is no "golden rule" for saying whether or not any intensive livestock unit (ILU) should be permitted. Because of the many different characteristics of ILUs it is especially important to apply the material considerations of noise, traffic, odour, pollution, visual amenity, etc. to the particular nature of the proposal and its location.

5.56 Whilst intensive livestock units remain part of the farming scene, the Council will try to make sure that their impact on the countryside and communities is limited to acceptable levels.

5.57 The sheer size of many such units, as well as their potential for causing local pollution, presents several serious threats to local amenities. This is compounded by the growing significance of the countryside as a tourism asset. The Council will look to the developer to clearly demonstrate what measures will be undertaken to remove the amenity risks. An Environmental Assessment may be required, particularly in the AONB or AGLV and developers are advised to refer to the Council’s district-wide landscape character assessment when testing the impact of new buildings on the different landscapes.

5.58 PPG7 requires that special consideration be given to any proposals for Intensive Livestock Units within 400 metres of a "protected building". Protected buildings include houses, schools, hospitals, offices, etc. So, safeguarding distances have been introduced to protect the amenities of protected buildings whilst still respecting agricultural interests in the more scattered rural areas. Developers will be asked to provide an odour impact analysis with schemes where safeguarding distances are compromised and in any situation where the 400 metres distance is not met. Where slurry disposal by spreading is proposed, the proximity of the affected land to other uses and the potential loss of amenity will also be taken into account.

5.59 Preference will be given to those intensive livestock buildings that can integrate themselves with existing units or farmsteads without appearing as an extra isolated, visually intrusive, feature in the landscape.

5.60 Landscaping details will be required which not only screen the units but also respect the character of the existing landscape and topography of the locality. For instance, extensive linear earth banks are not appropriate in a flat fenland or gently rolling landscape. New landscaping should integrate an ILU into the landscape and not merely segregate it from it.

5.61 Too many such units in an area will compound the potential problems and so the Council will monitor the number of such developments to make sure that they do not dominate settlements or dwellings.

  Policy EC10 - Telecommunications

Within the AONB and AGLV, telecommunications will not be permitted unless it can be shown that:

a) it provides an overriding wider public, environmental or national benefit and cannot be located elsewhere due to essential technical requirements; or

b) it can be successfully combined with existing telecommunications structures so as not to unduly add to the existing visual intrusion or loss of local amenities;

c) no other opportunities for mast sharing, or other suitable structures suitable to the purpose exist locally;

d) the proposal results by means of additional new landscaping in an enhancement to the natural beauty of the landscape.

In all cases, operators or their agents will be required to provide with their application an appraisal of their scheme to show how it addresses

1) siting, design and appearance to ensure it minimises impact on local amenity;

2) landscaping to blend exposed structures into the landscape;

3) the future expansion of the site and its likely impact on local amenity;

4) the extent and nature of any ancillary buildings or structures associated with the proposal.

5) The removal of any telecommunications equipment that is no longer required for its original purpose and the restoration of the site.

5.63 East Lindsey is particularly well placed to benefit from increased access to, and transmitting of, information that is afforded by improved telecommunications. Although it provides an attractive and healthy living and working environment, the District has suffered from poor road, rail and air communications to provide the necessary links with the wider national and international business world. Now that an increasing amount of business can be transacted by telecommunications means, this once locational disadvantage could be turned into an economy-boosting opportunity.

5.64 However, the nature, scale and locational requirements of some telecommunications development mean its impact on an area will have to be very carefully assessed. Whilst minor developments can normally be capable of fitting unobtrusively into the landscape, special problems arise on upland areas, the majority of which in East Lindsey is designated as the Wolds Area of Outstanding Natural Beauty. Here, the need to balance the sensitive qualities, which merit its designation, with the economic and social benefits arising from improved telecommunications, will be more stringently assessed. The Council’s district-wide landscape character assessment will be a useful tool in helping to test the impact of new masts on the different landscapes.

5.65 Given the highly sensitive landscape form of the Wolds AONB the Council would expect a comprehensive landscaping scheme to be submitted as part of any telecommunication mast proposal. Because of the potential adverse impact of the proposal, any landscaping scheme would be expected to enhance the natural beauty of the landscape by means of additional new planting.

5.66 Telecommunication masts have a finite life and as technology changes the number and size of required masts may be reduced. The Council is aware of the extensive visual impact such a proliferation of masts would have on the landscape. To minimise the impact of redundant masts policy EC10 requires the removal of any telecommunications equipment that is no longer required for its original purpose and the restoration of the site. The Council will therefore attach conditions on planning approvals requiring the removal of redundant masts and site restoration to include the removal of all above-ground structures.

5.67 The Council has produced Supplementary Planning Guidance to advise Operators of its requirements for telecommunications proposals which seek to minimise their impact by:-

• limiting the number of masts. The Council has compiled Register of Telecommunications Developments and will identify other tall structures that may lend themselves to use as sites. Operators will be required to show that they have considered the option of mast sharing as part of their 5 preliminary investigations when submitting proposals for new developments.
• minimising the impact of over-intensive use of a single site. Although the Council will encourage Operators to enter into mast sharing arrangements as a first stage it recognises that over-intensive development, particularly where it involves dish antennae, can also prejudice the character of an area. Impact can only be assessed on an application-by-application basis and in the light of technical constraints. As a general guide any proposal to site more than 6 (six) sector and 8 (eight) dish antennae will not be supported. This will not apply to the major Belmont and Trusthorpe towers.
• requiring Operators to show evidence that where practicable existing agricultural or other structures have been considered;
• requiring Operators to show that they have investigated the possibility of associated equipment (cabinet) sharing;
• requiring the use, where practical, of pole antennae;
• giving consideration to the potential for the use of 'designer masts';
• requiring evidence to show that equipment has been positioned in a way that it uses natural features and local geography to minimise it's impact on the local landscape;
• requiring all schemes to be submitted with an integrated scheme of landscaping including tree planting, and colour schemes;
• requesting developers to submit, with their planning applications, photographic evidence showing the proposed development on site;
• requiring evidence to show that the use of other existing tall structures has been investigated;
• carefully assessing proposals to site equipment in sensitive locations i.e. exposed hilltops, the Lincolnshire Wolds AONB, the AGLV, and roadside locations to ensure conformity with policy C11;
• attaching conditions to all planning permissions requiring the removal of equipment and the reinstatement of sites when they are no longer operational; · identifying sites on industrial sites for development of combined telecommunications stations.

5.68 The Local Authority shall make itself fully aware of the particular technical requirements and problems relating to telecommunications development so that applications can be judged practically and fairly. Operators proposing large scale developments are advised to pay particular attention to the following:-

1. The need for early discussions with the Local Authority on the options available, including mast sharing.
2. The proposed development's relationship to the existing and future networks.
3. The siting and design of mast and ancillary buildings.
4. The implications for any future expansion.

TOURISM

5.69 East Lindsey’s coastline is one of the UK’s most popular holiday destinations and each season sees hundreds of thousands of staying-visitors and day-trippers visiting the District. Tourism is therefore of significant importance in terms of sustaining the local economy and the employment opportunities it provides. Local residents also significantly benefit from the concentration of tourism, leisure and service facilities that serve the tourism industry

5.70 The District Council is committed to encouraging people to visit East Lindsey as a means of stimulating investment and economic growth. To be successful, the District has to have something special to offer.

5.71 Traditionally, tourism in the area has centred on the seaside holiday resorts where "value for money" has been the motto. There have been recent significant changes in tourism trends. These include the growth of second family holidays, theme parks, countryside recreation, interest in the Country's heritage and a lengthening of the holiday season.

5.72 The District Council is broadening its approach to tourism to move with the times. In doing so, it must nevertheless respect and protect the very amenities and facilities of the District that give it its attraction in the first place. What may be permissible on Skegness Foreshore may cause severe problems in the Tennyson country of the Lincolnshire Wolds.

5.73 East Lindsey has one of the highest concentrations of static caravans in Europe, the popularity of which appears to be growing. The Council recognises the importance of providing tourism accommodation but is mindful of the visual intrusion that inadequately screened caravans and associated facilities can cause. The relevant policies of this chapter aim to steer tourism developments, including caravans, to the most appropriate locations to minimise their impact on the character and appearance of the area.

5.74 This Plan therefore has different policies to cater for the widening array of tourism opportunities in different parts of the District. This chapter concentrates on the planning aspects of tourism separately from, but in parallel to, the Council's other role as tourism promoter and manager as reflected in its Tourism Strategy.

5.75 The Leisure and Tourism department of the Council already undertakes this role as promoter of tourism in the District through drawing up and distributing publicity, allocating grants to tourism-related enterprises and managing leisure facilities of its own. It is committed to attracting appropriate tourism and leisure facilities into the area, particularly along the holiday coast. The Local Plan is not a medium for publicising and promoting tourism although its policies may well be aimed at facilitating tourist development.

5.76 Its policies are designed to achieve the following four tourism objectives:-

• to generally encourage tourism opportunities in all those parts of the District which would benefit from them;
• to protect and enhance the seaside holiday role of the coastal resorts;
• to make sure new tourism development does not harm the environment or the amenities of residents or overload existing services;
• to maintain and improve the range and quality of holiday accommodation.

5.77 The tourism policies of this Plan are seen as being the most appropriate at the time. Tourism is a particularly dynamic industry and the Council will need to closely monitor trends in tourism and update its policies accordingly.

  Policy EC11 - Tourism Spatial Strategy

a) consolidate and expand holiday tourism and visitor facilities in the coastal resorts;

b) respectfully promote the heritage of the historic market towns and the local historic, cultural or environmental interest of inland towns and villages;

c) promote and celebrate the special landscape and features of the Wolds countryside whilst fully respecting and protecting its special qualities form harm;

d) add to and improve existing visitor attraction in the inland villages and countryside without harming residential amenities or local landscape character; or

e) provide for quiet enjoyment of the countryside through low-impact passive activities.

5.79 The Tourism Spatial Strategy recognises the importance of a diverse and dynamic tourism industry that encompasses the entire District rather than just the holiday coastline. In doing so the benefits of a vibrant tourism industry can be distributed around the District.

5.80 The Council sees tourism as an increasingly important way of sustaining and adding to the District's income and job opportunities as well as supporting local services. With established seaside holiday resorts, the District already has a tourism "image" to build upon. Also, it must be in a position to cater for the widening range and changing trends in tourist facilities, even in these traditional centres.

5.81 Sustainable development has become a key component of all activities, and this applies no less to tourism. Sustainable tourism should seek to ensure that:-

• different types of tourism are directed to the most appropriate location, and
• nature conservation interests are protected, and
• the character of existing settlements is not harmed by new development, and
• development makes the best use of public transport links where they exist, and
• development occurs at a pace and scale which ensures that the assets of the area are not diminished in the long term, and
• the quality of life of host communities is not significantly harmed, and
• host communities will benefit in the longer term from the provision of local employment.

5.82 The historic market towns of Alford, Horncastle, Louth and Spilsby offer their own individual visitor "themes". The Council will encourage opportunities to increase the tourism potential of these places, including extra visitor accommodation, without placing too much strain on existing services. A tourism strategy for the historic towns will include reference to town centre management, traffic management and environmental improvement. Other settlements such as North Somercotes, Saltfleet, Tattershall and Woodhall Spa are not major visitor centres in themselves but provide the location for significant visitor facilities - all of which need careful promotion and management.

5.83 An attractive countryside with historical and wildlife interest is the District's other major potential visitor attraction. The Wolds AONB and Areas of Great Landscape Value, the Coastal Conservation Area, Fens and Marshes all have special character and value. The countryside and small historic settlements also provide the spatial context for historic and literary personalities such as Alfred Lord Tennyson, John Franklin, Thomas Banks, John Smith and Jeffrey Archer. They are most sensitive to intrusion and change, so any policy, which encourages a wider public involvement in the countryside, must also carry essential safeguarding measures. In all cases the protection of the countryside must take precedence.

  Policy EC12 - Tourism Facilities in the Coastal Resorts

a) they are of a locally distinctive holiday style and character;

b) they add to the range and quality of tourism facilities;

c) where appropriate, they form part of an integrated landscape scheme to lessen the impact of the development on nearby residential areas or the wider landscape; and

d) they would not pose a risk to highway safety or cause traffic management problems.

Development proposals, which would lead to a loss of land for tourism use within the defined coastal holiday area, will not be permitted.

5.85 The defined Coastal Holiday Areas cover a large swathe of land interspersed with open countryside stretching from Mablethorpe to Skegness. This area is the main focus for the District’s tourism activities and is where the majority of attractions and facilities are located.

5.86 The Government recognises in PPG21 (Tourism) the special role that traditional seaside resorts play in the domestic tourist economy. It advises that the holiday character of such resorts should be preserved by Local Plan policies and, in particular, that new development should be encouraged to reinforce this character.

5.87 Policy EC12 establishes the principle that major tourism activities should be segregated from other uses to avoid conflict with residential amenities or environmentally sensitive areas. Continued promotion of the main, well established holiday areas will encourage modernisation, upgrading and consolidation, making more efficient and effective use of existing holiday infrastructure. Inappropriate uses or designs, which would dilute the areas’ holiday atmosphere, will not be permitted.

5.88 New holiday areas have been identified where potential and opportunity is greatest, particularly for new holiday attractions requiring large areas of land Planning permission will only be forthcoming for proposals which meet requirements relating to, for instance, access, mixed use, layout and landscaping. The areas allocated in the Plan are on a large scale, and the introduction of appropriate landscaping can help bring development onto a more human scale. Similarly, some areas abut the open countryside, and landscaping will help to integrate the development into the wider landscape. Although the coastal holiday areas, allocated under policy EC12 , are generally located away from main residential areas, there are some residential and other sensitive uses within or close to these areas. It is therefore important that development respects neighbouring uses by introducing appropriate measures such as buffer zones, careful siting of more noisy elements of the development and landscaping.

5.89 Proposals for non-tourism-related activities within the Coastal Holiday Area can have a detrimental impact on the economic vitality of the District’s tourism industry. Single proposals, depending on scale, may not have a direct impact on tourism but cumulatively they will undermine the Plan’s tourism spatial strategy. The redevelopment of under-utilised sites within the Coastal Holiday Area for mixed used schemes where the predominant use is tourism-related may be considered more favourably than purely non-tourism proposals.

  Policy EC13 - Mablethorpe and Skegness Foreshores

a) adds to the range and quality of holiday and amusement facilities and attractions;

b) reflects and adds to the flamboyant style seaside holiday character in its design and appearance; and

c) protects and enhances the more environmentally sensitive foreshore environment.

5.91 In essence, the foreshores are free-to-enter leisure parks, which should be capable of accommodating the widest and most contemporary style of design and decoration. Their character is epitomised by a lively sense of movement, bright colours, noise, contemporary style of design and decoration and informality. Development should respect the character of the locality to maintain the range of activities within the foreshore. Uses that detract from or dilute this character will generally not be permitted.

5.92 At the same time these areas act both as an effective buffer and a link between the towns' shops, restaurants and accommodation areas and the beach - the resorts' main attraction. The Council feels it important to separate and differentiate between the identities and character of these "zones". In this way, holidaymakers can better organise their time between different activities which adds to their enjoyment and appreciation of the resorts.

5.93 The concentration of brash entertainment and leisure into a segregated area also helps to protect the sensitivities and amenities of other residential, commercial or quieter leisure areas. A management strategy is necessary to take account of season to season changes in entertainment trends.

Policy EC14 - Holiday Service Centres

a) adequate off or on-street car parking is available to prevent on-street traffic problems;

b) they do not harm any nearby residential amenities;

c) their siting, design and appearance fits in with, or enhances, the holiday character of the area;

d) their operation or cumulative impact does not harm the viability of any nearby town centre;

e) where appropriate, their seasonal operation is controlled by legal agreement; and

f) they do not cause traffic problems.

The sporadic development of such facilities on other road frontages will not normally be permitted.

5.95 The Council feels the small holiday service centres should be recognised as such and should not continue to grow in an unstructured way. Policy EC14 identifies the opportunity to improve their individual attractiveness and thereby broaden the appeal of the coastal resorts generally. They have a valuable role to play in consolidating and supporting the more established resort centres. It is also important that adequate off-street parking is maintained and new development here will generally not be permitted where it involves the loss of available car parking spaces.

  Policy EC15 - Tourist Facilities away from the Coastal Resorts

a) are of a scale, design and appearance which respects their local setting and, in particular, the character of the district’s historic towns and villages and distinctive countryside character;

b) are of a scale appropriate to other tourist or visitor facilities in the area;

c) are accessible by a choice of means of transport, including public transport;

d) pose no threat to highway safety;

e) are integrated within a landscaping scheme appropriate to the setting.

5.97 Major tourist attractions, due to their scale and impact on the character and appearance of the area, are more suited to the areas established for such uses within the coastal area and Policy EC16 covers these.

5.98 The increase in short breaks/long weekends and growing interest in the countryside and heritage is resulting in pressure for more visitor facilities and activities in the countryside. Farm diversification projects are sometimes seen as a means to satisfying both visitor demand and an alternative productive use of redundant farmland and buildings. These may include visitor centres based on local crafts, history, tradition or cultural themes such as, for example, watermills, RAF memorabilia or 'birthplaces'.

5.99 The Council supports rural tourism because of its contribution to rural employment. However, expansion of the rural tourism sector needs careful control and management if the very features on which it is based are not to be spoiled. Therefore, the scale (in terms of the amount of new build involved and the number of visitors generated) of any tourism proposal in the countryside should be a major consideration in assessing a scheme's suitability.

5.100 The vast majority of the District’s holidaymakers travel through the District to holiday within the coastal area. East Lindsey’s countryside and historic Towns and villages offer opportunities for appropriately scaled tourism proposals based on the area’s rural heritage. Such opportunities would help to counter the imbalance between the coastal areas and the rest of the District.

5.101 Policy EC15 establishes the detailed criteria that proposals deemed acceptable in principle under policy EC11 would need to adhere to.

5.102 Existing tourist attractions away from the coastal area are generally small scale in nature and related to the countryside, historic interest or culture. Such proposals include working farms, country houses, local museums, mills and country parks. The Wolds AONB is an attraction in its own right where intensive tourism activities would not be appropriate. However, low-key activities that focus on the Wolds’ landscape form or a local historic or natural feature may be acceptable if they do not have an adverse effect on the AONB’s sensitive landscape form.

5.103 Tourism proposals within the countryside will be expected to integrate into the existing landscape by incorporating existing features or by additional landscaping. The re-use of existing rural buildings of traditional styling is preferred to the construction of new buildings. The potential traffic generation of tourism proposals is a key consideration when assessing the suitable of tourist attractions. By their very nature, attractions within the open countryside may be remote and serviced by narrow country lands unsuitable for intensive use by cars and service vehicles or buses.

  Policy EC16 - Main Tourist Attractions

a) they are set within a comprehensive and integrated landscaping scheme; and

b) they provide public leisure facilities, accessible to all people, including those with special needs; and

c) any holiday or visitor accommodation is operationally linked to a main attraction; and

d) any holiday or visitor accommodation does not visually or functionally dominate the main attraction or locality because of its area, scale, siting or design; and

e) infrastructure needed to service the proposal is available or can be provided at the developer’s expense; and

f) vehicular access to individual proposals are co-ordinated, where necessary, within a comprehensive scheme of road access for the defined areas.

5.105 Defining suitable areas also avoids the potential pressure from sporadic major holiday proposals, which would otherwise create uncertainty for both infrastructure provision and local communities. Such uses will not be acceptable in countryside locations where the scale and impact of the proposal would have an adverse impact on the appearance and character of the countryside.

  Policy EC17 - Amusement Centres

Outside the settlements listed above, amusement centres will not be permitted:-

a) if they would harm the amenities or quality of life of local residents;

b) within the defined primary shopping area of a town centre;

c) within a town centre if there would be any harm to the character of the town centre or the amenities of shoppers; or

d) if they cannot satisfy all other relevant policies of the Plan.

5.107 Amusement arcades have long been part and parcel of traditional holiday resorts but they still represent only one element within the wide range of holiday facilities. Left unchecked and subject to current high market pressure, amusement arcades could spread into the shopping, quiet recreation or holiday accommodation areas where they could confuse or dominate the local character and develop into a particularly obtrusive feature.

5.108 By defining suitable areas on the inset maps for amusements, the Local Plan can both help to consolidate amusement attractions within a resort and, at the same time, protect other areas from potentially disruptive uses.

5.109 With increasing computer technology and leisure time, the concept of an amusement centre has widened significantly and pressure is mounting for such uses in the high street. Such non-retail and seasonal uses in a town centre can dilute the shopping character. Associated noise and disturbance can upset people living, working or shopping nearby. Their appearance or design may be incongruous, particularly in the historic town centres.

5.110 In PPG6, the Government stresses that amusements in town centres are unlikely to be acceptable in primary shopping areas and there should be a special effort to protect the qualities of character, including historic town centres. The criteria of Policy EC17 have been designed to make sure that local amenities, including the shopping and historic characters of town centres, will be safeguarded from the impact of individual amusement centres, and the cumulative effect of successive new centres.

5.111 The Council, as licensing authority, issues licences for amusement-with-prizes machines. It has a policy of only allowing such machines in hot food takeaway premises, and only allowing one machine per outlet. As Local Planning Authority, the Council also wishes to control the expansion of amusement-without- prizes machines (video games) in order to protect the amenity of nearby residents, businesses or shopping areas. Therefore, where the number of machines ceases to be ancillary to the main use, for example, in terms of the number of machines, or the percentage of floor area they cover, the premises will be deemed to be an amusement arcade and planning permission will be required.

  Policy EC18 - Visitor Transit Services

a) it is located outside the AONB, AGLV and CCA; and

b) it is sited in, or adjacent to, a settlement or forms an extension to an existing building; and

c) it does not dominate or harm the amenities of the settlement or locality because of its scale, siting, appearance or lighting.

5.113 Policy EC18 allows the private development of transit facilities in those exceptional cases where the character of the countryside or the amenities of rural communities will remain unaffected. Due to the sensitive landscape form of the Wolds AONB and the AGLV, it is likely that proposals for transit facilities would have an adverse impact on the character and appearance of the locality. Such facilities are best located outside areas of landscape designation where their impact on landscape character is not so critical and where development constraints may not be so restrictive.

  Policy EC19 - Serviced Holiday Accommodation

a) it is of a scale and appearance appropriate to its local setting;

b) it does not harm the amenities of nearby residents;

c) it provides sufficient off-street parking to prevent any on-street traffic problems or is detrimental to highway safety;

d) it does not pose a threat to any special landscape or site of natural history significance; and

e) in the case of development in the open countryside, it involves the conversion of a building subject to Policy EC8 and it is tied in title to, and is operated from, an existing residential use.

Within the areas defined for Serviced Holiday Accommodation on the inset maps for Mablethorpe and Skegness, development which would result in the loss of serviced holiday accommodation or which would detract from the holiday residential character of the area, will not be permitted.

5.115 At the same time, it aims to protect the traditional residential areas within the coastal resorts from being overpowered by holiday accommodation. Elsewhere, small-scale proposals add to holiday choices and local employment opportunities and are to be encouraged. Therefore the loss of such a facility will only be permitted where there is no proven need for the facility. Premises should be advertised at a realistic price for a period of six months, and conversion of a hotel to an alternative use will only be permitted where the new use does not preclude its use as a hotel in the future.

5.116 Sites within the open countryside including the edge of settlements are often sensitive in nature where new build development would be detrimental to the intrinsic character and appearance of the area. The conversion of existing buildings, subject to Policy EC8, to form new serviced tourism accommodation would be an acceptable method of securing holiday accommodation in such a location but only if it involves the re-use/conversion of an existing building and is tied in title and operated from an existing residential property.

  Policy EC20 - Unserviced Holiday Accommodation

Within the open countryside (including villages without a defined settlement limit) the conversion, extension or change of use of premises in the countryside to form unserviced visitor accommodation will only be permitted where:

a) it is not in an isolated location;

b) it’s terms of occupancy can be controlled; and

c) it meets the criteria of policy EC8.

In the Lincolnshire Wolds AONB proposals for new-build unserviced holiday will only be permitted, if in addition to the above criteria, they comply with policy ENV9.

5.118 The landscape character of the Wolds AONB is particularly sensitive to change. Conversions of existing buildings within the ANOB, if sympathetically done, can help to sustain the local rural economy. Such proposals would need also to comply with policy ENV9.

5.119 Where there may be a potential conflict between proposed holiday accommodation and an existing use, the onus lies with the developer to show how this can be resolved before the Council grants planning permission. This could involve the use of planning conditions, legal agreements or unilateral undertakings. In cases where a restriction requiring seasonal occupancy is inappropriate, permitted development rights may be restricted to ensure that a residential use or character is not established.

  Policy EC21 - Loss of Hotels

a) results in the loss or change of use of a hotel which significantly contributes to the holiday heritage or character of the locality; and

b) would significantly reduce the actual, or potential for, serviced bed spaces;

unless proposals include the provision of hotel accommodation on a similar scale elsewhere in the locality.

5.121 The Government, in PPG21 recognises that conversion of hotel stock can seriously weaken a seaside town's ability to retain its tourist status. It suggests that firm policies be consistently applied to prevent this. The Council does not want to lose those hotels which contribute significantly to the holiday image or atmosphere of the resorts or which provide a valuable and scarce resource in the historic towns.

5.122 These include those which provide a visual landmark, have a particular historic value or which provide a range of facilities over and above those of guest houses. Policy EC21 will be applied particularly to larger hotels of over 15 bed spaces and all those in prominent or strategic locations.

Policy EC22 - Development on Sites Allocated for Static Holiday Caravans

a) it does not dominate the locality or harm local amenities due to its scale, siting, appearance, lighting or traffic generation; and

b) it forms part of an integrated landscaping scheme showing how the development fits into the wider landscape, either on its own or when taken together with other established or proposed caravan development in the vicinity.

On these sites, the Council will not normally permit development which results in the loss of, or loss of potential for, static holiday caravans, unless the proposal:-

a) is for alternative holiday accommodation (including touring caravans), or

b) is for on-site facilities (including landscaping) which improve the quality of the caravan site.

5.124 Many of these sites are alongside existing residential or non-tourist development, or the open countryside. It is therefore important that they demonstrate a high quality of layout, design and landscaping, which respects the site's setting as well as providing an attractive holiday environment.

5.125 Some of the identified static caravan sites include limited amounts of other types of holiday accommodation such as permanent chalets. Rather than allocate them under EC12 ‘Tourism Facilities in the Coastal Resorts’ they have been included in this policy primarily because of the site’s overriding appearance of being a static caravan site.

5.126 Demand for static caravans along the coast after a period of little growth in the 1990s now appears to be on the increase. They still remain the most popular form of holiday accommodation and number approximately 20,000 across the holiday coast. Therefore, the Council does not wish to see a reduction in provision or choice of sites.

5.127 Existing holiday caravan sites in resorts have established their own holiday atmosphere, which is appropriate to their setting. Conversion to alternative uses can dilute or confuse this character and create problems of conflicting traffic types and incompatible uses. Also the Council wants to prevent the situation where the loss of established holiday caravan parks increases the pressure for replacements elsewhere in locations that are less well suited to the purpose.

5.128 There are a number of older sites caravan sites across the District, particularly located within the coastal area that are outdated and require modernisation. The Council would generally support development proposals that seek to modernise sites by means of revised layouts, facilities and enhanced landscaping.

  Policy EC23 - New Static Holiday Caravan Development

a) it is within or abuts a key settlement (town or service village); or

b) it is associated with an existing tourist attraction but does not dominate it because of its scale or siting; or

c) it is an extension to an existing site to enable improved landscaping and layout to reduce its overall environmental and visual impact on the locality;

and, in every case:

1) it is outside the AONB, CCA or AGLV; and

2) it does not dominate the locality because of its scale, siting or layout; and

3) it does not harm the amenities of adjacent residences because of its scale, siting, noise, lighting or traffic generation; and

4) the proposal enhances the existing landscape or includes a landscaping scheme which successfully integrates the site into the existing landscape; and

5) on larger sites, provision is also made for touring caravans; and

6) the proposal does not take up land used for touring caravan uses unless it can be clearly demonstrated that there is a surplus supply of touring pitches within the locality.

5.130 There is an increasing demand for temporary holiday chalet and cabin development. The Council expects this increased demand to be met by the re-organisation and redevelopment of existing static caravan sites and on new sites identified under policy EC12 or on sites identified under policy EC22.

5.131 The Council wants to encourage improvements to the facilities and character of existing caravan sites. Therefore, an extension to existing sites of an appropriate scale and character will normally be permitted where they will allow these improvements to be made. No precise figure is set out for the size of these extensions as it may vary from case to case. However, the existing landscaping, topography and other natural features on and around the extension site, the overall impact of the development in the wider landscape and the improvements, which would result, are all factors that should be considered. For the purposes of this policy, larger sites generally refer to those over 1 hectare and, as a guide, the Council will normally be looking to 10% of those sites being given over to touring caravans.

5.132 There is a shortage, particularly at peak times, of touring caravan pitches within the Coastal Resorts. If this shortage is not rectified then potential holidaymakers will go elsewhere to the detriment of East Lindsey’s tourism economy. It is therefore important that existing touring caravan sites are not lost, even to alternative holiday accommodation, such as static caravans, unless it can be demonstrated that there is no demand for touring pitches in the locality.

5.133 Elsewhere, the Plan aims to prevent sporadic development of static caravan sites throughout the District, to prevent uncertainty in infrastructure provision and undue risk to the character and appearance of the countryside and rural communities. Therefore, additional static caravan or chalet sites will be permitted only in exceptional cases.

Policy EC24 - Touring Caravan or Camping Sites

a) it occupies part of an existing or proposed static caravan site; or

b) it is within an area defined as a touring caravan site on a Proposals Inset Map; or

c) it is associated with an existing large scale visitor attraction but does not dominate it because of its siting, scale or location; or

d) it is located in or close to a Town, Service Village or Core Village; or

e) it is an extension to an existing site to enable improved landscaping and layout to reduce its overall environmental and visual impact;

and, in every case:-

1) it has safe and easy access to main roads and avoids the use of narrow country lanes; and

2) it does not, individually or cumulatively, harm the amenities of adjacent dwellings, or character of the area because of its siting, scale, noise or traffic generation; and

3) it is screened by existing landscape features and vegetation and accompanied by an informal landscaping scheme which shows how the development is integrated into the existing landscape.

4) any associated built development is incorporated into, or forms an extension to, an existing building;

5) conditions will be attached to planning permissions to ensure that touring vans will be removed from the site outside the period of permitted occupancy.

The loss of touring caravan sites to other uses, such as static caravans, will not normally be permitted unless it can be shown that there is a surplus of touring caravan pitches in the immediate locality and all other relevant policies of the Plan can be met.

5.135 In order to give holiday makers an opportunity to partake of a variety of accommodation types at the cheaper end of the holiday market, it is important that touring caravan and camping pitches are not displaced by other accommodation types such as cabins/chalets and static caravans. This would only be reversed if it can be demonstrated that there is an over abundance of touring pitches within the locality.

5.136 Certificated sites are those of 5 or less caravans, which are granted a certificate by authorised Caravan and Camping Clubs and are exempt from planning control. They can assist in providing a choice of site locations for tourists and, if sited carefully, can be integrated into the landscape due to their small scale. Throughout the District the Council will generally support proposals for certificated caravan sites of up to five pitches where they sit unobtrusively in the landscape. The existence of a certificated site is not by itself a justifiable reason for a new dwelling associated with the site. For a new dwelling to be justified it would need to comply with Policy H11 ‘Housing in Connection with a Countryside Business’.

5.137 The need for on-site warden's accommodation or built service facilities on caravan sites that require planning permission should be met by the use of existing buildings on the site or a residential caravan occupied for the season only and shall not be seen as a reason for erecting buildings in the countryside.

5.138 As stated in the text accompanying Policy EC23 there is a shortage of touring caravan and camping pitches across the District. It is therefore, important that such sites are not lost to other forms of development unless it can be demonstrated that there is surplus of touring caravan/camping pitches within the vicinity.

5.139 Whilst an individual touring caravan site may not cause unacceptable problems in terms of amenity, traffic generation or scale, the Council does not wish to see the domination of an area by any one use. Therefore, the cumulative impact of each additional touring site will be assessed. Development, which is deemed to add unacceptably to the dominance of caravans in an area, will not be permitted.

  Policy EC25 - Holiday and Seasonal Occupancy

Normally, the maximum permitted period of seasonal occupancy of caravan sites, for either static or touring caravans, will be March 1st to January 5th inclusive, provided all caravans on site have connections to main services.

Where the impact on local residential amenity or local environmental conditions requires further control, the maximum permitted period of seasonal occupancy of a caravan site will be March 1st to November 30th; and in the case of touring sites, caravans will be required to be removed from sites outside the period of permitted occupancy.

Development of permanent forms of holiday accommodation or caravan sites in exceptional circumstances will be subject to holiday occupancy planning conditions.

An occupancy condition will only be removed where:-

• It is outside those areas allocated for holiday use; and
• It is located in an area where permanent residential development would be permitted; and
• Parking and amenity open space can be provided to a standard required by permanent residential development; and
• It is capable of meeting all the requirements of the relevant housing policy.

5.141 Central Government advice on the use of holiday and seasonal occupancy conditions is embodied within PPG21. A holiday occupancy condition limits the use of facilities to those on holiday but without any reference to time of year. A seasonal occupancy condition limits use to a specified period each year.

Holiday occupancy - Because of changing leisure demands and improved standards of accommodation, it is being recognised that holiday units, including converted barns, chalets or caravans may increasingly be located in areas in which the provision of permanent housing would be contrary to national policies on development in the countryside or be not in accordance with the Development Plan policies. For example, visitors are likely to make fewer demands on health and other community services, which are more costly to provide across a rural area. Also visitor accommodation requires lesser standards of parking and private amenity space, for example, than permanent dwellings and this can have less visual impact on the countryside. It may be reasonable, therefore, to grant planning permission for holiday development, with a holiday occupancy condition, as an exception to the policies preventing isolated or scattered dwellings in the countryside.

5.142 Holiday occupancy can be enforceable by either asking the developers how they intend to restrict occupation to holiday use or, more rarely and only if a problem with contravention is identified, by assessing the lifestyle of the occupants, for example, use of local schools, local employment etc. This would indicate a property is being used as a permanent residence rather than for holiday purposes.

Seasonal occupancy - Seasonal occupancy conditions are routinely imposed where the standard of accommodation, usually caravans or chalets, is inadequate fo