Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025
6. Landscape and Coast
6.1 This chapter on Landscape and Coast outlines the importance of preserving and enhancing the natural environment, focusing on the landscapes and coastal zones that play a pivotal role in Colchester's ecological heritage and the wellbeing of our residents. These spaces not only provide vital habitats for wildlife and support biodiversity, but also serve as areas for recreation, relaxation, and connection with nature. By safeguarding these areas, we aim to maintain a balanced relationship between development and environmental stewardship, ensuring that Colchester's landscapes and coasts continue to enrich the lives of current and future generations while contributing to a sustainable, thriving community.
6.2 Colchester's landscapes and coastline is extremely diverse and important in terms of its natural and historic environment, including biodiversity, landscape character, archaeology and cultural heritage. The policies in this chapter aim to manage growth sustainably and ensure that the inherent character and qualities of the landscape can continue to be appreciated, guiding positive change that conserves, protects, enhances, restores, or creates local character.
6.3 Understanding the character of place and evaluating an area's defining characteristics is a key component in achieving the policy aims and ensuring that any change or development does not undermine features that are valued or characteristics in a particular landscape. The Colchester Landscape Character Assessment (LCA) (November 2024) is a comprehensive and up to date strategic-scale landscape evidence base to assist in the planning process. The LCA can be used to consider landscape character when considering any type of change and provides a framework for landscape studies, sensitivity assessments and baseline evidence for Landscape and Visual Impact Assessments. This includes opportunities for conserving existing character and strengthening and enhancing character, as well as opportunities to create new character. The study focuses entirely on rural and urban-fringe landscape and does not include the principal urban conurbations of Colchester, Tiptree, Wivenhoe and West Mersea.
Policy LC1: Landscape Comment
All proposals and associated land use change or land management must demonstrate that they are informed by, and are sympathetic to, the landscape character and qualities of the locality. A Landscape and Visual Impact Assessment (LVIA) is required for all major applications and must be prepared in accordance with Landscape Institute guidelines.
In considering development proposals, the Council will take every opportunity to reinforce, restore, conserve, strengthen or enhance, as appropriate, the landscape character of the area in which development is proposed, as well as opportunities to create new character.
Development must comply with all the following criteria:
- Development must safeguard or strengthen tranquillity, features and patterns that contribute to the landscape character and local distinctiveness of the area, protect rural openness and sense of place and protect natural landscape features where they make a contribution to the historic environment.
- The scale, design, materials and landscaping measures are appropriate and would lead to an enhancement of the character of the landscape.
- Proposals must consider ecological and geological features, identifying areas suitable for habitat creation, and incorporate measures in the landscape plan with details of management and maintenance.
All development should take into account the sensitivity of the particular landscape to accommodate change. Development, or associated land use change or land management, which does not significantly adversely affect the landscape character of an area, will normally be allowed. Development must have regard to the Colchester Landscape Character Assessment 2024 to identify the character areas and features of the affected landscape. Development must take into account the general guidelines and landscape character area specific guidelines.
The Council considers that landscape character areas with 'high' inherent value and sensitivity as per Appendix A of the Colchester Landscape Character Assessment 2024, are valued landscapes. Development within valued landscapes will only be permitted where it would protect and enhance the characteristics that contribute towards its character.
Development should avoid reduction of and encourage traditional farming practices (including traditional orchards), retaining and enhancing sense of place whilst recognising the need to adapt to and mitigate against the effects of climate change.
Development on Land classified as Agricultural Grade 1 (except for renewable energy projects) will not be permitted unless a landscape strategy, which would compensate for the loss or harm, is secured or where there are overriding public benefits arising from the development.
Justification
Purpose of the policy
6.4 The purpose of the policy is to guide development that is sympathetic to local character and the qualities of the landscape.
6.5 The Colchester Landscape Character Assessment (November 2024) provides a comprehensive and up to date strategic-scale landscape evidence base to assist in the planning process. The document can be used to consider landscape character when considering any type of change and provides a framework for landscape studies, sensitivity assessments and baseline evidence for Landscape and Visual Impact Assessments. This includes opportunities for conserving existing character and strengthening and enhancing character, as well as opportunities to create new character. The study focuses entirely on rural and urban-fringe landscape and does not include the principal urban conurbations of Colchester, Tiptree, Wivenhoe and West Mersea.
6.6 Paragraph 187 of the NPPF states: 'Planning policies and decisions should contribute to and enhance the natural and local environment by…protecting and enhancing valued landscapes',The Council considers areas identified in Appendix A of the Colchester Landscape Character Assessment 2024 to be Valued Landscapes.
Alternative
6.7 The alternative is to refer to landscape and the Colchester Landscape Character Assessment in the strategic environment policy and rely on legislation and good practice and not include this policy. However, this policy adds detail which will assist in protecting landscape character.
Policy LC2: Dedham Vale National Landscape Comment
Development will only be supported within or on land within the setting of the Dedham Vale National Landscape that:
- Makes a positive contribution to the purpose, natural beauty and special qualities of the National Landscape; and
- Does not adversely affect the tranquillity and the National Landscapes good quality night/dark skies, taking account of guidance in The Dedham Vale National Landscape Lighting Design Guide 2023; and,
- Does not adversely affect the character, quality views within, into and out of the National Landscape, and distinctiveness of the National Landscape or threaten public enjoyment of these areas, including by increased motorised vehicle movement; and
- Supports the wider environmental, social and economic objectives as set out in the Management Plan 2021 -2026 for the Dedham Vale National Landscape and Stour Valley (and successor management plans).
- Furthers the purpose of the National Landscape as per the legal test.
Applications for major development within or in close proximity to the boundary of the Dedham Vale National Landscape will be refused unless in exceptional circumstances it can be demonstrated that the development is in the public interest, and this outweighs other material considerations.
Where exceptional development is suitable, landscape enhancements, mitigation or compensation measures must be provided. The Council will seek opportunities to mitigate the impact of features identified as having adverse impacts. Residual impacts may be offset by other mitigation within the National Landscape or contributions to the Stour Valley Environment Fund.
Proposals in or near the National Landscape must underground new infrastructure associated with electricity schemes or communication equipment to help protect the landscape qualities.
Justification
Purpose of the policy
6.8 National Landscapes (previously Areas of Outstanding Natural Beauty) are designated by the Government for the purpose of ensuring that the natural beauty of the finest landscapes in England and Wales are conserved and enhanced. The purpose of this policy is to conserve and enhance the Dedham Vale National Landscape.
6.9 In December 2023, a new duty came into force in Section 245 of the 'Levelling-up and Regeneration Act 2023' stating that 'relevant authorities must seek to further the purposes' of the designated landscape. This overrides and strengthens the previous duty to 'have regard' to the purposes.
6.10 The Dedham Vale National Landscape has been designated for its national importance in terms of landscape quality, biodiversity and cultural heritage and is further enhanced through its close association with the works of artist John Constable. The quality of the landscape is defined by its natural beauty and special qualities and the integration of the man-made elements within it, and the primary aim of the designation is to conserve and enhance its natural beauty. The purpose of the policy is to ensure that proposals conserve and enhance the natural beauty of the national landscape. Potential impacts on the National Landscape will be considered in relation to their individual or cumulative, adverse impact on the landscape. As a typically rural landscape, the skies above are of regional importance to residents within and surrounding the landscape. It is important to protect skies that could qualify for International Dark-Sky Association (IDA) accreditation at a later date.
Alternative
6.11 The alternative is to rely on legislation, good practice and the Management Plan 2021 -2026 for the Dedham Vale National Landscape and Stour Valley and not include this policy. However, this would not be consistent with the increased duty on all relevant authorities to 'further the purpose' of the National Landscape.
Policy LC3: Coastal Areas Comment
Planning proposals within Colchester's coastal, estuarine, intertidal and tidal environment, will need to accord with the South East Inshore Marine Plan (June 2021) and successor documents.
Within the Coastal Protection Belt, an integrated approach to coastal management will be promoted and development (with the exception of householder applications) will only be supported where it can be demonstrated that it:
- Requires a coastal location due to the nature of the use and is located within the developed area of the coast; and
- Is a land use type that is appropriate to the Flood Zone, will be safe from flooding and coastal erosion over its planned lifetime and will not have an unacceptable impact on coastal change; and
- Will be compatible with the surroundings in terms of use, location, scale and design, and not have a significant adverse impact on the landscape and seascape character of the coast, nature conservation designations, heritage assets, and maritime uses; and
- Will deliver or sustain social and economic sustainability benefits considered important to the wellbeing of the coastal communities; and
- Will not hinder access to and the maintenance of the King Charles III England Coast Path.
Houseboats: Proposals for new moorings for permanent residential houseboats will not be permitted in coastal areas, including Coast Road West Mersea, because of their landscape and environmental impact on designated habitats sites. Houseboat proposals for new moorings on historical vacant sites or houseboats of historical maritime significance, may be acceptable, subject to an installation method statement being submitted which avoids impacts to designated habitats (such as saltmarsh, mudflats and oyster beds) and which satisfy all other policy criteria. Applications for infrastructure to support existing houseboats including jetties, sheds, platforms and fences and for replacement houseboats or houseboat alterations considered to result in material alterations will be considered on the basis of their scale and impact on surrounding amenity, environment and landscape.
Justification
Purpose of the policy
6.12 The purpose of this policy is to protect Colchester's rural and undeveloped coastline from inappropriate development that would adversely affect its rural, undeveloped and open character and irreplaceable assetsand help protect the character of the Coastal Protection Belt by preventing urban sprawl into the more open and undeveloped stretches of Colchester's coastline. The policy recognises exceptions where development requires a coastal location or is needed to help sustain the socio-economic base of the coastal area or serves the needs of the local coastal community.
6.13 Colchester's coastline lies within the plan area of the South East (Inshore) Marine Plan[2] developed by the Marine Management Organisation (MMO) (June 2021). The South East Marine Plan introduces a more integrated approach to management, ensuring that the right activities happen in the right place and in the right way within the marine environment. The South East Marine Plan will help to enhance and protect the marine environment and achieve sustainable economic growth while respecting local communities both within and adjacent to the marine plan area.
6.14 The vision for the south east marine plan area in 2041 is:
'The south east marine plan area is distinctive for being a substantial maritime gateway to the world with locally and nationally important ports that are thriving. Prosperous ports, together with associated industries and shipping sectors, are contributing to the long-term economic growth and prosperity of the UK and south east coastal communities. The tidal rivers in the south east have been optimised for short sea shipping. The Tidal Thames facilitates more sustainable passenger and freight transport than before with improved access, infrastructure, local employment and air quality, benefitting the Greater Thames area. The valuable cultural heritage, environmental assets and seascape of the densely populated areas of the south east are more appreciated and resilient than ever before, including to the impacts of climate change and coastal change. The important role that marine and estuarine environments and their biodiversity play in mitigating climate change is realised. A profitable, sustainable fisheries sector is thriving in the south east. Decisions made in the south east marine plan area apply an ecosystem approach and natural capital framework. The environment is in a better state than before, and Good Environmental Status is achieved. Biodiversity is conserved, enhanced and restored through applying well-established principles of biodiversity gain and delivery of a well-managed, ecologically coherent network of marine protected areas. The South East Marine Plan promotes good governance and has solved challenges and conflicts in the crowded marine plan area through enabling plan-led decisions, taking account of cumulative effects and coordinating the co-existence of activities. Awareness of the marine plan and connectivity with the large number of consenting regimes and local planning authorities is high, especially in the densely populated London and Greater Thames Estuary area.'
Alternative
6.15 The alternative is not to include a coastal areas policy and rely solely on the South East Marine Plan. However, the policy refers to the coastal protection belt and provides policy for the consideration of houseboat proposals.
