The Proposed SnOasis development lies partially within and surrounded by a designated Special Landscape Area (SLA). Mid Suffolk District Council has a number of strict policies to control development within an SLA and protect the landscape, wildlife and the environment. When measured against the Council's own policies (see below), it seems outrageous that the development has even got to the outline planning stage, let alone the Council itself being ‘minded to approve’ the development. This is one of the main reasons why there should be an independent review of the proposals at a Public Inquiry.
Mid Suffolk ’s own policy statements on Special Landscape Areas are shown in green below with our highlights in red where we believe it appropriate. In our opinion, the SnOasis proposals breach at least the following policy statements. By clicking the following link you can get full details of MSDC's policies regarding Special Landscape Areas. MSDC's policies
Special Landscape Areas - The Structure Plan therefore seeks to protect additional areas of landscape by designating Special Landscape Areas (SLAs). This applies particularly to river valleys where there is pressure for increased recreational use, land drainage and mineral extraction. The Structure Plan defines Special Landscape Areas as being:-
a) River valleys which still possess traditional grazing meadows with their hedgerows, dykes, and associated flora and fauna;
b) Areas of breckland including remaining heathland, and the characteristic lines and belts of Scots Pine;
c) Historic parklands and gardens;
d) Other areas of countryside where undulating topography and natural vegetation, particularly broadleaved woodland, combine to produce an area of special landscape quality and character.
GUIDING PRINCIPLE TO DEVELOPMENT IN THE COUNTRYSIDE
POLICY CL1
THE LANDSCAPE QUALITY AND CHARACTER OF THE COUNTRYSIDE WILL BE PROTECTED FOR ITS OWN SAKE. PROPOSALS FOR DEVELOPMENT IN THE COUNTRYSIDE SHOULD BE SITED AND DESIGNED TO HAVE MINIMUM ADVERSE EFFECT ON THE APPEARANCE OF THE LANDSCAPE AND SHOULD SEEK TO POSITIVELY CONTRIBUTE TO ITS DIVERSE CHARACTER THROUGH TREE PLANTING AND THE CREATION OF HEDGEROWS, DECIDUOUS WOODLANDS AND OTHER WILDLIFE HABITATS.
IN THE COUNTRYSIDE, FAVOURABLE CONSIDERATION WILL NORMALLY BE GIVEN TO DEVELOPMENT WHICH IS REQUIRED TO MEET THE NEEDS OF AGRICULTURE, FORESTRY AND MINERAL EXTRACTION. PROPOSALS FOR OUTDOOR RECREATION OR TOURISM, WHICH CAN DEMONSTRATE A NEED TO BE LOCATED IN THE COUNTRYSIDE AND WHICH SUPPORT THE RURAL ECONOMY, WILL BE CONSIDERED ON THEIR MERITS. DEVELOPMENT SHOULD BE WELL RELATED TO THE EXISTING PATTERN OF TOWNS AND VILLAGES.
POLICY CL2
WITHIN SPECIAL LANDSCAPE AREAS, PARTICULAR CARE WILL BE TAKEN TO SAFEGUARD LANDSCAPE QUALITY, AND WHERE DEVELOPMENT DOES OCCUR IT SHOULD BE SENSITIVELY DESIGNED, WITH HIGH STANDARDS OF LAYOUT, MATERIALS AND LANDSCAPING.
2.4.9 Wherever possible the District Planning Authority expects major utility installations, particularly power lines, to be located away from Special Landscape Areas because of their visual intrusion.
PROTECTING WILDLIFE HABITATS
POLICY CL8
THE DISTRICT PLANNING AUTHORITY WILL REFUSE DEVELOPMENT LIKELY TO BRING ABOUT:-
- THE LOSS OR SIGNIFICANT ALTERATION OF IMPORTANT HABITATS INCLUDING HEATHLAND, WOODLAND, WATER MEADOWS, OTHER PERMANENT PASTURE, PARKLAND, MARCHES, STREAMS, PONDS, GREEN LANES, ALDER CARR AND OSIER BEDS;
- THE THREAT TO RARE OR VULNERABLE SPECIES, ESPECIALLY THOSE PROTECTED BY LAW.
WHERE DEVELOPMENT IS PERMITTED, THE RETENTION OF IMPORTANT WILDLIFE HABITATS WILL BE SOUGHT THROUGH PLANNING CONDITIONS OR LEGAL AGREEMENT.
THE DISTRICT PLANNING AUTHORITY WILL CONSIDER ENTERING INTO MANAGEMENT AGREEMENTS UNDER THE WILDLIFE AND COUNTRYSIDE ACT 1981. WHICH WOULD SECURE A MORE COMPREHENSIVE PROTECTION FOR, AND MANAGEMENT OF, WILDLIFE AND ECOLOGICAL SITES.
WILDLIFE VALUE OF RIVERS AND OTHER WATER AREAS
POLICY CL10
DEVELOPMENT ADJACENT TO RIVERS OR ASSOCIATED WITH OTHER NATURAL AREAS OF WATER, INCLUDING LAKES AND PONDS, WILL BE EXPECTED TO CONSERVE AND ENHANCE EXISTING WILDLIFE, LANDSCAPE AND ARCHAEOLOGICAL FEATURES.