Landscape-led development

Development within and affecting the Cornwall AONB, should be ‘landscape-led’.

Landscape-led development
Section 1 – Kilkhampton Castle

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‘Landscape-led’ is not the same thing as ‘landscapeconsidered’. In a landscapeconsidered scenario, landscape issues (including the purpose of designation) are just one of many competing considerations. In a landscape-led scenario, on the other hand, the objective of conserving and enhancing natural beauty underpins all stages of the development process from initial thinking through to implementation. In adopting this approach, the outcome should be an enhancement of – or ‘netgain’ for – the natural beauty of the Cornwall AONB and one which supports both the statutory purpose of the designation, and the statutory duty imposed by S85 of the CROW Act.

Section 12 Emblance Downs
Section 12 Emblance Downs

A ‘landscape-led’ approach to development, in the context of landscapes of the Cornwall AONB, is one in which development is conceived, designed, budgeted, assessed and implemented in such a way that:

  • It demonstrably delivers all of the development plan policy and material consideration requirements set out previously.
  • It demonstrably provides a contextual response to its specific setting within the AONB, clearly addressing locally characteristic forms of development in terms of scale, massing, form, architectural treatments, distinctiveness, respect to local heritage, biodiversity and other key attributes of the local landscape.
  • It identifies and responds to the particular landscape sensitivity of the site and its setting and does not exceed the capacity of the landscape to accommodate it without adverse effects on the designated landscape.
  • It does not give rise to a continuation of the cumulative erosion of landscape character which continues to blight some parts of the designated landscape
  • It is consistent with, demonstrably contributes to and delivers net-benefits for the statutory purpose of AONB designation (i.e. conserving and enhancing the natural beauty of the AONB) whilst also providing for the other environmental agendas which support the statutory purpose.
  • In line with current best practice and policy requirements, we consider that this approach should underpin all development in the Cornwall AONB (and, where relevant, in its setting).
Star trails forming circles of light around chimney of Cornish Engine House
Star Trail over Wheal Owles by Simon Torr
Julie Taylor - Bodmin Moor
Julie Taylor – Bodmin Moor

In simple terms, development which provides a contextual response to and reflects the characteristics and essence of the designated landscape is likely to be supported by the policy outlined above. Whereas, that which brings alien elements, or simply takes advantage of its location within the designated landscape, is likely to be in conflict with policy constraints, at all levels.

In applying a “landscape-led” approach to development within the Cornwall AONB it is necessary to consider the factors that contribute to natural beauty (following those recognised by Natural England). These include:

  • Landscape character
  • Landscape quality / beauty
  • Scenic quality / beauty
  • Tranquillity (including ‘dark skies’)
  • Relative wildness
  • Natural heritage (including ‘biodiversity’)
  • Cultural heritage (including ‘historic environment’)
  • Biodiversity
  • Built form
  • The special qualities of the Cornwall AONB Landscape

It is the unique and irreplaceable combination of many of these attributes which make the landscapes of the Cornwall AONB so special and worthy of the very highest level of protection conferred by both the Development Plan and material considerations.

This principle of “Landscape-Led” development reflects the aims and objectives of the Cornwall Design Guide which espouses “development that relates to, respects and sits well in its local context”. This principle is further reinforced in the Cornwall Design Guide which states that “To maintain Cornwall’s distinctiveness, development should contribute the sense of place; it should respond to the local historical, cultural and landscape context and enhance and feel part of the existing settlement and landscape”. Likewise it identifies that “Good buildings and spaces that resonate with place and setting tend to feel responsive, sensitive and relevant”.

The aims, policies and objectives of this Management Plan contain planning and development policies which are relevant to all sections of the designated landscape and these should be considered relevant to all development proposals. There are also planning policies which are specific to the different sections of the AONB and these should be consulted in regard to any development proposals within that section.

Technical Appendix i provides policy with regard to the construction of agricultural buildings and Technical Appendix ii sets out the AONB team’s view of the considerations for identifying “major” development in the designated landscape. These appendices should be consulted with regard to such development proposals within the designated landscape.