Landscape & Planning

All development within the AONB will be required to adopt a “landscape-led” approach as set out within this document in order to conserve and enhance the natural beauty of the AONB.This approach will provide for the statutory protection of the AONB landscapes and will deliver the policy requirements that stem from this. Development proposals within the AONB landscape will be required to demonstrate a contextual understanding and response to the unique and characteristic attributes of the site and its setting and to demonstrate how the proposed development positively responds to these in conserving and enhancing the designated landscape.

Provided that this does not impact upon the qualifying features of the SAC or SPA from land take or changing land use.

Development management decisions should specifically consider the cumulative effects of individual developments on the designated landscape. The addition of further individual developments and particularly replacement and redevelopment of existing dwellings and buildings and the extension of settlements will be supported where these are landscape led and do not exceed the sensitivity and capacity of their designated landscape setting and where they do not give rise to cumulative effects particularly through the inclusion of uncharacteristic contemporary elements, domestic paraphernalia and light spill. The unique historic character of many of the settlements and clusters of dwellings in the designated landscape reflect both their vernacular form and buildings and also their relationship to their landscape setting. The loss of either characteristic will be disproportionately harmful.

The replacement and redevelopment of existing dwellings will be supported where the overall scale, density, massing, height, layout, materials and landscaping of the development appropriately responds to local character and natural beauty of the surrounding AONB landscape. Such development should be broadly comparable to the size, scale and bulk of the dwelling being replaced, and not adversely affect the character of the surrounding area. 

“Major development” should be refused in the Cornwall AONB subject to the tests set out in NPPF para 177.  This Management Plan, at Appendix ii, sets out the views of the AONB Partnership as to what should be considered to constitute “major development” in the AONB. 

Seek to embed the statutory purposes of the AONB designation and AONB Management Plan policies, and requirement for a landscape-led approach in the all relevant Cornwall Council and other stakeholder plans, policies, strategies and programmes. 

Support appropriate characteristic green infrastructure within built development and the wider landscape, where this would follow the required landscape-led approach required for the AONB. 

Support small scale developments that enable the identified needs of local people to be met in terms of provision of affordable housing, maintaining and enhancing local community amenities and services. Housing need and affordable housing need within the AONB should be based on robust evidence of local need arising from within the AONB. The extent to which the AONB is required to accommodate objectively assessed needs arising from outside the AONB should be limited. Any such development should be in sustainable locations with good access to services where landscape capacity and opportunity to conserve and enhance the protected landscape can be demonstrated. Exception sites for affordable housing related to any settlement within the AONB should be identified in the light of a “landscape-led” comparative analysis of alternative sites to ensure that only the most appropriate sites are brought forward.  

Provided that this does not impact upon the qualifying features of the SAC or SPA from land take or changing land use. 

Support new tourism, leisure and recreation development that conserves and enhances the diverse local landscape characteristics of the various sections of the Cornwall AONB. Development of such facilities should respond to the character, sensitivity and capacity of the designated landscape and not comprise a conspicuous uncharacteristic element harming the character, tranquillity and biodiversity of the landscape, ensuring that the scale, design, colour, and use of materials have appropriate regard to the protected landscape. Seek better integration of existing holiday sites, visitor infrastructure, and car parks in order to reduce landscape and visual impact.  

Provided that this does not impact upon the qualifying features of the  SAC or SPA from recreational disturbance. 

Support the sustainable management of recreational water sports, and commercial and operational maritime activities including shell fisheries and dredging in AONB estuaries and at the coast. Recognise the potential harm to tranquillity and biodiversity from both recreational and commercial and operational maritime activity both within the enclosed waters of the designated landscape and also the marine areas which form their setting. 
Support measures to conserve and enhance the AONB coast, including safeguarding currently undeveloped coastal stretches. Provided that this does not impact upon the qualifying features of the SAC or SPA from recreational disturbance. 

Support appropriate landscape-led site selection and design of new telecommunication and power infrastructure. Require such development to comply with the Code of Best Practice on Mobile Network Development in England (or any successor document). 

Any development in, or within the setting of, the AONB must be sustainable development that:

• maintains local distinctiveness and contributes to the sense of place; it should respond to local historical, cultural and landscape context and enhance and feel part of the existing landscape.  This can include responding to both built and natural attributes, for instance using characteristic local construction methods, built forms, field patterns and landscapes.  It may also include retaining or enhancing key views, landscapes and buildings that provide a tangible link to Cornish culture; 
• is appropriately located, and addresses landscape sensitivity and capacity being of a scale, density, layout, height and mass with a clear understanding and response to its landscape, seascape and townscape setting; 
• reflects vernacular scale and detailing avoiding the uncharacteristic introduction of large scale dwellings with very extensive glazed elevations and imposing presence; Innovation in building design within the AONB should be landscape-led providing contextually responsive in the terms set out above, provide contemporary development that is well integrated into its setting and the AONB landscape.  
• is compatible with the distinctive character of the location described by the Landscape Character Assessment, with particular regard to the setting of settlements and the rural landscape;
•  does not compromise the special qualities and characteristics of the AONB designation as outlined for each local section and in relevant landscape character assessments; 
• maintains ecological continuity/ semi-natural corridors and gives rise to biodiversity net gain; 
• supports the conservation of the historic environment as a whole, and in particular those designated heritage assets and their setting; including Conservation Areas and World Heritage Sites; 
• respects and does not diminish dark skies, designated or otherwise, and maintains tranquillity. Any development that leads to increase light spill will not be supported 
• protects ancient woodland, trees and notable trees, other important features and semi natural habitats in order that they can contribute to the conservation and enhancement of the natural beauty of the protected landscape. 

Particular care should be taken to ensure that development outside the AONB does not harm the natural beauty, character and special qualities of the AONB and/ or its setting or otherwise prejudice the achievement of the AONB purposes. The AONB enjoys equal protection from effects whether they result from development within or outside the designated area. 

Provided that this does not impact upon the qualifying features of the SAC or SPA from land take or changing land use. 

Quarrying and mineral extraction within the AONB or within its setting should conserve and enhance the landscape character and natural beauty of the area. Support the landscape restoration of existing mines and quarries, to enhance landscape character and natural beauty by seeking appropriate new planning conditions through the Review of Mineral Planning Permissions. Support existing small-scale quarries within the different sections of the CAONB, in order to allow controlled production of characteristic stone for use locally to facilitate contextually responsive development.  These quarries will be required to respect landscape character, topography and vegetation in their operation and restoration and minimise short- and long-term landscape and visual impacts. Support further measures to protect and enhance environmental and landscape quality when existing quarrying permissions are reviewed.  

Provided that this does not impact upon the qualifying features of the  SAC or SPA from land take or changing land use. 

Support the use of local vernacular stone and other building materials used in vernacular ways within built development and infrastructure. If necessary, by the small-scale and sensitive reworking of local quarries. 

Renewable energy technologies and associated infrastructure, both onshore and offshore, should be of a scale and design able to be accommodated within the AONB and its setting. Any such development should adopt landscape led principles to guard against landscape, visual and cumulative impacts, in accordance with the evidence base contained within the local relevant renewable policies.  

Provided that this does not impact upon the qualifying features of the SAC or SPA from land take or changing land use. 

Built development should provide gains for biodiversity; promoting habitat retention, creation, enhancement and species protection aligned with other relevant policies.  

Provided that this does not impact upon the qualifying features of the SAC or SPA from land take or changing land use.

Any development within the marine, coastal and estuarine environment must take account of terrestrial and marine based planning policies and processes.  

Provided that this does not impact upon the qualifying features of the SAC or SPA from land take or changing land use.

Farm diversification and infrastructure will generally be supported where they provide sustainable rural businesses, enhance local distinctiveness and cultural heritage and where the development is of a scale, design and location that can be accommodated within the sensitive landscapes of the AONB.  
See Appendix i. 

The conversion of existing redundant agricultural (and other similar)buildings to form dwellings will only be supported where: 

• The existing buildings are characteristic, historic, vernacular buildings which are recognisably an important part of the local built and landscape context; and 

• The existing buildings are worthy of retention in their own right; and 

• The conversion very substantially retains the scale, character and appearance of the original building with repair generally preferred to renovation; and 

• The conversion does not give rise to the introduction of uncharacteristic fenestration or domestication of the setting or the introduction of conspicuous domestic paraphernalia into the setting of the building. 

The conversion of redundant existing agricultural (and other) buildings such as pole barns, simple concrete block barns or portal frame buildings which in the absence of an agricultural use would form alien elements in the landscape will not generally be supported. 

Avoids impacts upon the qualifying feature of the SAC and SPA from land take or changing land use.

Require the conservation and enhancement of the existing character of the local road network and particularly the minor lanes within the designated landscape.  The pattern and character of the roads of much of the designated landscape contributes appreciably to the character of the area, from sunken and enclosed lanes in wooded valleys to open unenclosed moorland roads. Changes to the roads and lanes in the designated landscape require particular design to ensure that their characteristic form is not lost or compromised.  Widening, straightening, re-routing, kerbing and enclosure of currently unenclosed sections or the inclusion of uncharacteristic standard suburban details and particularly the proliferation of signage should be avoided.  New openings to lanes through existing hedge banks or vegetation which require uncharacteristic contemporary design standards and  uncharacteristic visibility splays will not be supported.  Where new highway works are required these should adopt traditional approaches including locally appropriate Cornish hedge banks and where appropriate characteristic soft passing places and should reflect characteristic local landscape patterns and boundaries.  The management of verges should provide opportunity for biodiversity net gain. 

 Support the preparation of Neighbourhood Development Plans by Cornwall AONB parishes, in the light of robust landscape evidence bases, promoting the conservation and enhancement of local landscape character and distinctiveness.

Seek opportunities to reduce and remove existing overhead power and telecommunications lines via the Ofgem Undergrounding and other programmes in order to reduce landscape and visual impact.  

Where/if the overhead cables are in proximity to a Habitats site that there may be a potential impact pathway through direct land take if the undergrounding route were to transit through the Habitats site. A project-level HRA screening at application stage may therefore be necessary

Promote a pragmatic approach for coastal communities to accommodating the effects of climate change including the relocation of infrastructure and facilities where this is compatible with the primary purpose of the designation and other policy requirements.

Any development should consider the relative carbon balance between the options of new build or refurbishment with a strong preference for the lowest carbon options considering the balance between embedded carbon and operational carbon emissions and preferring low carbon materials and construction methods.