3. General strategy and Part One policies
3.1 This chapter sets out in broad terms the general intentions of the Council in its planning and development policies and its expectations of how the borough would change in response to those policies. Whilst much of the Unitary Development Plan is organised on a topic basis, the strategy deals primarily with cross‑topic issues showing how the various strands of Council policy fit together into a cohesive strategy.
The starting point - the future role of London
3.2 The future of Bexley needs to be considered both within its context as part of London and also as part of the wider South East of England. In this respect, a planning strategy for Bexley has to acknowledge its role in London, as a world city, and the South East Region with its growing links to Europe. In this it responds to the Governments Regional Planning Guidance, both for London and for the South East of England. It also reflects the Strategic Planning Advice from the former London Planning Advisory Committee. In future, greater emphasis will be placed on the Mayor of Londons Spatial Development Strategy (The London Plan 2004).
3.3 This Unitary Development Plan was originally based on the four main themes set out by the former London Planning Advisory Committee in their advice of 1988. This has subsequently been superseded, and this Plans first review has taken the opportunity to more closely align with the key aims and visions for London as set out in Regional Planning Guidance, which are set out in detail at paragraphs 2.17 to 2.22 above
3.4 Strategic Guidance acknowledges that one of London's particular strengths is the distinctive identity and character of the many localities and communities which together constitute London. London boroughs are encouraged to reflect this local diversity and vitality in their plans. It also recognises that there will be many aspects of essentially local importance which will need to be covered in UDP's. In parallel with this, there are aspects of wider significance affecting a number of boroughs or London as a whole. In this respect, this Plan takes account of the plans of neighbouring areas and sub-regional strategies, notably that for the Thames Gateway.
Bexley's role in London
3.5 From the objectives of Regional Planning Guidance and Strategic Guidance set out in Chapter 2 above, together with LPACs London-wide themes, the four themes originally identified as describing Bexleys future role in London were:
- Bexley as part of Thames Gateway, where economic growth and regeneration should be encouraged;
- Bexley as a place providing good quality residential neighbourhoods and community facilities for those living and working in London and northwest Kent;
- Bexley as a borough providing opportunities to live, work and play; and
- Bexley as a place where importance is attached to environmental protection and improvement and to the safeguarding of environmental standards. These four themes still remain appropriate.
Elaboration of the Bexley themes
3.6 As part of Thames Gateway, the Council will seek to:
- encourage employment and economic growth in suitable areas;
- make Primary Employment Areas more accessible and attractive, safer and cleaner;
- secure a broader range of service industry and office employment opportunities, including the development of tourism;
- encourage an efficient and competitive labour supply;
- stimulate the growth of suitable enterprise in the borough and encourage small businesses; and
- improve the image and attractiveness of the borough by means of environmental improvement, regeneration of outworn areas and protection and enhancement of the best features.
3.7 As a place providing good quality residential neighbourhoods, the Council will seek through its policies to:
- provide a wide choice of good quality housing;
- revitalise older housing areas so that they become more pleasant places to live;
- safeguard or improve the character and amenity of residential districts by giving priority to good design in new developments; and
- ensure that all borough residents have good access to good quality shops and town centres, recreation and community services.
3.8 Bexley as a 'borough of opportunity' draws together several different aims with the common aim that, through the exercise of its planning powers, the Council will seek to improve the quality of life of all sections of the community. More specifically, the Council will seek to:
- create opportunities for local employment for those unable to commute to central London and elsewhere or choosing not to do so;
- increase choice available and access to the housing market;
- encourage good, efficient, safe and reliable public transport to assist those without the use of personal transport, as well as for wider, environmental objectives;
- ensure that disadvantaged groups, such as disabled persons, can obtain safe and easy access to shops, offices and other buildings used by the general public through considerate design in new development; and
- secure a range and choice of local opportunities for recreation and leisure within easy travelling distance of every home.
3.9 Bexley, as a place where importance is attached to environmental protection and improvement and the safeguarding of environmental standards, draws together two themes. Firstly the need both to enhance the quality of life and public health and secondly wider environmental concerns about global warming, energy conservation and conservation of natural resources. Under this heading, the Council will aim to:
- conserve and enhance open land including areas designated as Metropolitan Green Belt and Metropolitan Open Land and other open spaces of importance;
- protect trees of special amenity value and encourage new tree planting in suitable locations;
- give high priority to conserving the built and archaeological heritage, good design, environmental improvements and making the borough safer and more secure;
- conserve the borough's ecology and natural environment;
- pursue high standards of environmental protection in terms of air, water and noise pollution and traffic management; and
- encourage energy‑efficient development and reduce emissions of greenhouse gases by guiding new development to locations which reduce the need for car journeys and the distances driven, or which permit the choice of more energy‑efficient public transport, cycling and walking.
3.10 The four themes described above are largely complementary, but policies put forward in this Plan seek to reconcile conflicting priorities where they arise. The key relationships are:
Housing and the environment * The need to make provision for 5,320 new dwellings in a way that does not unduly erode environmental standards. By comparison, some 376 dwellings were completed between March 1997 and January 1999 and another 437 dwellings were then under construction. The issue the Council has sought to tackle in meeting the remainder is where to achieve the right balance between generally higher densities within the built‑up area in order to save open land, and maintaining and improving the environment of existing housing areas.
Jobs and the environment * The key issue is to what extent provision should be made in the UDP for employment. Bexley is a net exporter of labour with some 60% of employed residents in 1991 working outside the borough. It is not expected that this will change significantly during the coming decade. New employment opportunities are opening up elsewhere in areas like London Docklands but they bring with them the prospect of increased commuting flows, traffic congestion and removal of support for the local economy. Most industry in Bexley is compatible with a good environment. The Council believes there need be no inherent conflict between economic development and the environment, since a good quality environment is important in attracting investment to an area and helping employers to recruit successfully. Workplaces in the borough are all relatively accessible by public transport, a benefit that can rarely be attained in Green Belt or more rural locations. The Council is also able to influence the location and operation of new industry and employment uses and the quality of existing industrial areas upon their redevelopment. The emphasis of local economic development is, therefore, to provide good quality jobs in the borough and to sustain the local economy.
Land use and transport * There is a need to balance the demand for travel arising from land use change and development with the capacity of the road network and the need to reduce unnecessary car journeys and the distances travelled.
A planning strategy for Bexley
3.11 The four themes outlined in paragraphs 3.5 to 3.9 are important to the planning of the future of Bexley, and they find expression through the policies and proposals of the Plan. At the same time, the Plan also reflects the broader objectives of the Council which have evolved over the Plan period to set a more coordinated, corporate approach to planning the future of the Borough across all its services. This sets six key objectives for the Council:
- Caring for our Environment
- Extending opportunity and promoting prosperity
- Making our community safer
- Promoting education for life
- Improving health and well-being
- Making the most of our leisure time
3.12 This broader approach to coordinating Council services and relating them to key objectives, was also carried forward into formulating Bexleys Regeneration Strategy titled Sustaining Prosperity, Extending Opportunity (1999). This looks at the wider picture of achieving regeneration through all aspects of the Councils work and focuses attention on areas of priority for regeneration, notably Bexley Thames-side, the Cray Valley and town centres. This review of the UDP has taken account of those new objectives and the way that planning can help to secure their achievement.
3.13 The Council has set up a Local Strategic Partnership, which will be responsible for formulating the Boroughs first Community Plan. In due course, this will be reflected in any future review of the development plan.
3.14 The Council has to consider the balance of a range of planning considerations in arriving at individual planning decisions, and has to give appropriate weight to those considerations. In this, the Council recognises the growing public awareness and concern for the environment; particularly the national and international concerns about the consequences of global warming and the need to reduce emissions of greenhouse gases. This has led to increasing importance being placed on achieving sustainability, which is reflected in this Plan through policies such as those aimed at reducing the need to travel. The importance of environmental considerations was recognised in the Plan as published and carried forward in the first review. The Plan has an important role to play in helping to achieve all of the Councils objectives and those for London and the South East. In this respect, through its policies and through decisions on individual applications, the planning process seeks to balance social, economic and environmental considerations, to secure the well-being of the area and the quality of life of its residents and visitors.
3.15 Land is a finite resource and a balance must be struck between providing land for homes, jobs, transport and other purposes, and the need to protect valued open spaces and countryside and protecting the heritage of historic buildings, areas and landscapes and other areas of special character. This need is at the heart of town planning and the challenge this Plan addresses is to strike a balance that also makes a positive contribution to the achievement of wider environmental aims.
3.16 The strategy for Bexley embodied in this Plan follows the general principles listed below.
- Each new development should be judged in terms of its contribution towards maintaining and improving the quality of the built and natural environment.
- Land use and development decisions should be co‑ordinated with transport policies and programmes to minimise the adverse effects of traffic on the environment, in terms of avoiding congestion and associated nuisances, encouraging energy efficient transport, reducing the necessity for travel and increasing choice.
- All development should make positive contributions to the quality of life of those who live, work in and visit the borough.
- Urban land, currently or formerly occupied by buildings or other structures and no longer needed for its former use, will generally be used for development purposes in preference to other sites.
- Open land should only be considered for development or change of use where it does not fulfil a local amenity, nature conservation or recreational need or does not contribute to the urban structure of London in terms of defining and separating built‑up areas and avoiding urban sprawl.
- Conservation of the built and natural environment and good designs appropriate to their context should be encouraged.
- Careful account should be taken of the needs of all potential users of a development and potential dangers to life and property including the risk of flooding.
3.17 In the course of preparing this Plan, it has been recognised nationally that ways of living must be devised that meet today's needs, without compromising the ability of future generations to meet theirs. The Earth Summit in Rio de Janeiro in 1992 produced a global sustainability plan called 'Agenda 21'. Its principles will be the foundation of a future enhanced environmental strategy for Bexley. Policies in this Plan contribute to achieving sustainable development objectives, although these are not the Plan's principal focus.
3.18 The Plan attaches importance to the more efficient use of resources, to the attraction of private sector funding for some community or infrastructure schemes, to public/private sector partnership schemes and to the achievement of community benefits from development through planning agreements.
3.19 The emphasis of local economic development policy in this Plan is on retaining employment, sustaining the local economy and the provision of additional, good quality local job opportunities, which provide an attractive alternative to longer distance commuting. Development will need to satisfy specified environmental criteria and have regard to local traffic and environmental conditions. This approach will contribute to environmental objectives by reducing air, water and noise pollution and seeking to locate new development, wherever practicable, so as to minimise transport of people and resources.
3.20 Existing land for business use, in designated Primary Employment Areas, will be safeguarded for that purpose. Redevelopment for another appropriate use may be acceptable outside the Primary Employment Areas, where there are clear environmental advantages in doing so which could not be secured by a continued business or industrial use of the site.
3.21 Provision is made for new business and office development in suitable locations.
3.22 Efforts will be made to secure for borough residents improved transport access to jobs both within and outside Bexley.
3.23 Housing policies in this Plan are aimed at:
- protecting or enhancing the character of existing housing areas,
- ensuring that new housing is built to high standards of design and layout; and
- increasing provision of affordable housing.
3.24 Density controls will be applied in a way that safeguards local character and amenity as well as ensuring efficient use of land. New controls are introduced on backland and infill development.
3.25 Extraneous traffic will be discouraged in residential neighbourhoods in order to make roads and footways safer.
3.26 Improvements to leisure, social and community facilities will be sought to support residential neighbourhoods and town centres.
3.27 Bexleyheath will continue to be developed as the commercial heart of the borough.
3.28 Policies will be pursued in support of other appropriate town centres, including development to complement and support their shopping and service centre role.
3.29 Road traffic can have a detrimental impact on the quality of life in the borough and London as a whole, through noise, fumes, destruction of valuable open spaces and danger to other road users. Congestion adds to the overhead costs of firms and businesses, wastes energy and adds to greenhouse gas emissions. Bexley will remain heavily reliant on road transport (particularly private car transport) during the period of this Plan because of inadequacies in London's public transport system serving this borough. Nevertheless, policies in this Plan look to the future in terms of reducing the effects of road traffic, offering the choice of public transport, reducing the need for car journeys and the distances driven and improving cycling and pedestrian facilities.
3.30 Policies are included to make the best use of existing roads, to reduce additional road traffic generation, to regulate parking and reduce congestion, to improve road safety and to provide facilities at a level appropriate to everyone, including those without access to private vehicles.
The built and natural environment
3.31 Policies in this plan aim to encourage greater diversity and avoid urban sprawl whilst protecting or enhancing the best features of the built and natural environment and revitalising areas of poor or indifferent environment.
Policies, which apply to all developments
3.32 The strategy set out in the preceding section has been developed and restated as a set of general policies applying throughout the borough. The general policies in turn provide a framework for the more detailed policies and proposals contained in Part Two of the Plan.
3.33 The overall aim is to guide development and land use change in such a way as to maintain and improve the character and quality of the different kinds of environment in the borough, both built and natural, in a way that is consistent with both economic and wider environmental objectives. The Council does not believe that development is necessarily incompatible with a good quality environment. Good quality design and carefully sited, accessible development can serve to enhance and enrich the environment. But it is vital that this Plan sets high standards.
3.34 Policies G1 to G9 will, therefore, apply to all proposals for development and change of use.
The Council will seek to protect, maintain and improve the quality of the built and natural environment for the economic and social well being of the borough whilst making efficient and effective use of the borough's land resources. In particular, proposals for development which would detract from the overall environmental quality of an area will not be acceptable.
The Council will seek to avoid adding to the demand for infrastructure or services beyond the ability of the Council and other statutory bodies to provide them. In particular the Council will not normally permit development unless the infrastructure requirements of that development can be met or standards of service can be maintained without unacceptable cost to the Council or other statutory bodies or to the environment. Where increased capacity is required and this cannot be provided straight away, the Council may require that development be phased to take into account the necessary works to increase capacity.
Where appropriate, the Council will, by way of planning obligations or other legal agreements or otherwise as part of a scheme, seek appropriate benefits and/or commitments from a development including, for example: affordable housing; environmental improvements; improvements to the public transport system and/or to highway infrastructure; nature conservation and new tree planting; leisure, social and community facilities, including waste recycling facilities, to meet the needs of future occupiers or users and to minimise disturbance or adverse impacts on the local community.
The requirements of this policy for large development sites may be identified in Planning Briefs.
The Council will, within available resources, seek to provide adequate means and opportunities for all sections of the borough's population to have access to housing, jobs, leisure, social and community facilities. In particular and wherever possible, proposals relating to special housing needs will receive favourable consideration.
In the exercise of its planning functions the Council will take into account the needs of people with disabilities and less agile people.
The Council will ensure that:
- sufficient land is available to increase the borough's housing stock by 5,320 dwellings in the period 1997-2016. A proportion of this should be housing to meet the needs of key workers and those people whose incomes are insufficient to enable them to afford adequate housing locally on the open market or who have special housing needs; and
- within available resources, sufficient land is available for:
- industrial and commercial development to sustain a buoyant local economy and meet the needs of small businesses,
- the recreational, social, educational, cultural and environmental needs of the boroughs residents; and
- the future operational requirements of statutory undertakers and other public services.
All development, including conversions, extensions and alterations of existing buildings will be required to:
- meet high standards of design, construction and layout;
- make adequate provision for vehicle parking;
- have regard for safety;
- incorporate open space where appropriate; and
- relate sympathetically to and be in scale with the existing built and natural environment.
Development, including the raising of the level of land, will not be acceptable where it would be at direct risk of flooding or likely to create or increase the risk of flooding elsewhere or likely to affect adversely the quality of underground or surface water. The Council will have regard to the Environment Agency's advice on flooding and water pollution. All development must safeguard existing tidal defences and land drainage facilities.
In accordance with Section 71 of the Race Relations Act 1971, the Council will exercise its functions under the Town and Country Planning Act 1990, including its enforcement powers, with due regard to the need to promote equality of opportunity and good relations between persons of different racial groups.
Policies relating to the physical structure of the borough
3.35 Policies G10 to G23 are intended to promote a clear concept of the physical structure of the borough based on Strategic Planning Guidance for London (RPG3). This structure will be used to help guide development and change to the locations that will best serve the Council's strategic purposes. The principal features are:
Thames Gateway covering the part of the borough to the north of the A207/A2, and includes one ward, which has been granted Assisted Area status.
Town centres which will be the main focus for shopping and services for the surrounding communities.
Metropolitan Green Belt and Metropolitan Open Land, which give definition and contrast to built‑up areas.
Primary Employment Areas which will be the main locations where the Council will seek to meet the changing needs of business and opportunities for good quality employment.
Areas for primarily residential use which constitute existing and proposed housing areas where the emphasis of policy will be to protect and enhance their character or appearance, allowing necessary community facilities and preventing development of other uses that are unacceptable environmentally.
The Council will support the promotion of the Thames Gateway initiative and will seek to play an active part in the formulation and implementation of the strategy for the future development of Thames Gateway.
The Council will ensure that town centres maintain their primary role of providing for the shopping and service needs of the communities in which they are located. To this end, the Council will:
- continue to promote Bexleyheath as the Strategic Centre, a centre for major new retail, office and leisure development and for civic and community uses;
- promote Erith, Sidcup, Welling and Crayford as Major District Centres for growth and enhancement;
- consolidate and enhance the roles of Belvedere, Bexley, Blackfen and Northumberland Heath as District Centres and enhance and protect Neighbourhood Centres and local shops; and
- make provision for food superstore and retail warehouse development, possibly out-of-centre. (The council will only support out‑of‑centre shopping proposals provided the proposal, either alone or cumulatively with other development, will not seriously threaten the continuing vitality and viability of existing town centres so as to threaten their role or result in the loss of land or sites in the Primary Employment Areas.)
The Council will protect and seek to enhance all land identified as Metropolitan Green Belt on the Proposals Map. There will be a strong presumption against permitting development other than that which accords with Policies ENV2 and ENV3.
The Council will protect and seek to enhance all land identified as Metropolitan Open Land on the Proposals Map. There will be a strong presumption against permitting development other than that which accords with Policy ENV15.
In the Primary Employment Areas, Secondary Employment Areas and Preferred Office Locations defined on the Proposals Map, the Council will support proposals for industry and commerce which assist the development of the local economy provided they comply with Policies G1 to G9 and are appropriate in scale and type of development for their location.
New industrial or office development may be permitted on land outside these areas provided it is for the erection or use of a small‑scale building and complies with Policies G1 to G9 above and other relevant policies.
The Council will seek to protect or enhance the character and amenities of areas for primarily residential use shown on the Proposals Map and, where appropriate, seek to encourage the improvement of housing and its environment. Development for other uses will only be acceptable where it provides community, social, leisure facilities or employment compatible with a residential area.
Transport and accessibility
3.36 Policies G16 to G23 set out the Council's broad policies for transport and movement within the borough.
Within the framework of the adopted London Plan, the Council supports the principle of containing road traffic growth in the borough and in the longer term reducing road traffic growth. This will take into account the need to balance environmental, traffic and regeneration objectives. Specific targets, time-scales and baseline data will be set out in a Road Traffic Reduction Plan to be prepared in due course.
The Council will seek to promote more sustainable transport choices and reduce the need to travel, especially by car, by:
- encouraging development, including mixed use developments, at locations, particularly town and local centres, which offer genuine and easy access by a range of transport modes, especially public transport, walking and cycling, or reduce the need to travel; and
- encouraging people to walk, cycle and use public transport and making it safer and easier for them to do so.
The Council will manage or improve the borough's network of roads according to their function in the hierarchy of roads shown on the proposals map and in accordance with the following road classification.
Strategic Roads: National or regional routes - Transport for London Road Network in this borough (formerly Trunk Roads) - A2 and A20; serving mainly longer distance vehicle movements and connecting all parts of Greater London to the national road network.
London Distributor Roads: Most other `A' classified roads in the borough, other than Strategic Roads and some other roads; providing through traffic movements and links to Strategic Roads.
Borough Distributor Roads (local distributors): `B' classified roads other than London Distributor Roads, C classified roads and some unclassified roads; catering primarily for movement within the borough.
Local Access Roads: Roads, the principal purpose of which is to provide access to land and buildings in the immediate vicinity; primarily for use by residents and pedestrians.
The Council supports and, where appropriate, will promote the earliest possible completion of the following improvements to the major road network:
- the improvement of the A206 Thames Road to complete the dualling of the South Thames Development Route west of the M25; and
- a direct north‑south link between the A2 and A20 trunk roads via the A223, North Cray Road and the proposed Bexley bypass.
The Council will support or promote minor improvements to the road network where there are clear environmental or road safety benefits in doing so.
The Council will seek to make the best use of existing transport infrastructure by:
- Encouraging the maintenance and improvement of existing public transport services within and serving the Borough to establish high quality and efficient networks and interchanges with easy and convenient access;
- introducing traffic management measures to reallocate road space in appropriate circumstances and to improve safety for all road users and especially for pedestrians and cyclists, assist public transport services, and reduce the impact of traffic and parking on the environment, particularly in sensitive areas such as residential and shopping streets or near schools; and
- directing through traffic and lorries onto Strategic Roads, London Distributor Roads and other appropriate routes.
The Council supports and will promote, where appropriate, the earliest possible completion of the following major schemes:
- the Channel Tunnel Rail Link including section 2 to St. Pancras (as announced on the 22nd March 1993) and international passenger stations at Ebbsfleet and Stratford;
- Crossrail (previously the Thames Gateway Metro proposal), linked to the international passenger stations at Ebbsfleet and Stratford, subject to further feasibility studies of supporting infrastructure and that it will not prejudice the further development and improvements to existing levels of service to central London from this area; and
- new and improved river crossings in the Thames Gateway, including in particular new public transport links, subject to the inclusion of measures to minimise adverse traffic and environmental impacts on this borough.
The Council will coordinate the provision of on and off-street parking in the borough with parking controls and charging policies and the location of development in order to:
- promote sustainable transport choices, in particular walking, cycling and public transport;
- protect and enhance the environment and amenity, particularly of shopping and residential areas and open spaces;
- encourage the shared use of parking, particularly in shopping centres and as part of major proposals;
- ensure no more parking spaces are provided as part of a development than a Transport Assessment may justify or where a Transport Assessment is not required, no more parking spaces are provided than prescribed in the Councils parking standards;
- promote the orderly flow of traffic and the safety of pedestrians, wheelchair riders and other road users; and
- sustain the development of the local economy and access to jobs, services, shops and recreational facilities in accordance with the Local Implementation Plan.
Other strategic policies
3.37 Policies G24 to G34 are concerned with the Council's approach to other matters that apply to the borough as a whole, which may impact on other parts of London or are important to London as a whole.
Subject to Policies G1 to G9 and other relevant policies, the Council will promote the borough as a centre of industrial and business growth by encouraging the provision of:
- modern accommodation and the renewal of older business estates to create a better working environment; and
- modern workspace for expanding small and medium businesses.
The Council recognises the need for telecommunications equipment and will seek to ensure that such equipment is located so as to minimise any adverse effects on the character of an area or the visual amenity of the local environment.
The Council will protect and seek to conserve and enhance those features of the built and natural environment, which contribute to the special character of London or of this part of London. This will include:
- Conservation Areas and buildings of architectural and historic interest;
- sites of archaeological interest;
- the protection of important views;
- the River Thames and Thames-side, including the Thames Marshes and associated watercourses;
- the River Cray and Cray valley;
- the Abbey Ridge;
- Sites of Special Scientific Interest;
- Sites of Nature Conservation Importance;
- Green Chains and corridors;
- high quality agricultural land; and
- Heritage Land.
The Council will seek to avoid the loss of any public or privately owned open land, including water, trees and woodland, that:
- fulfils a recreational, amenity or nature conservation function; or
- is capable of satisfying an identifiable need for a suitable alternative use that would retain the generally open or wooded appearance of the land; or
- is otherwise an important visual amenity to the area.
Subject to Policies G1 to G9 the Council will promote the borough as an attractive area to visit and, in particular, encourage the development of tourism, promote the level and variety of accommodation in suitable locations required for visitors, co‑ordinate tourist related activities within the borough and publicise its attractions.
Subject to Policies G1 to G9 and other relevant policies the provision of new leisure and recreational facilities will be encouraged, particularly where there are shortfalls of provision on a local, regional and national scale.
Proposals for mineral extraction will not normally be permitted where it would result in the loss of areas of high agricultural land quality or high recreational/amenity/nature conservation value or which would otherwise conflict with Policy G1.
Subject to Policy G30, areas proven to have workable mineral reserves will be safeguarded against surface development and proposals to extract those reserves considered having regard to the demand for the mineral and the impact on the locality.
Proposals for waste management developments will be considered within the context of national sustainable development principles of best practicable environmental option, the waste hierarchy and the proximity principle.
The Council will liaise closely with the Environment Agency, the relevant regional planning bodies and neighbouring waste planning authorities on waste management proposals. Closer liaison with the relevant bodies will ensure that any proposals are in accordance with the Mayors Municipal Waste Management Strategy.
In considering proposals for development, the Council will have regard to matters of pollution, hazardous substances and energy efficiency and will oppose development which would give rise to unacceptable levels of air, ground or surface water pollution, including pollution to underground water resources, excessive noise or the contamination of land or put occupiers at risk from hazardous substances. The Health and Safety Executive will also be consulted on applications to site new development where hazardous substances are to be used or stored and on applications to develop at, or within the vicinity of, existing establishments where hazardous substances are present.
Monitoring and review
3.38 It will be necessary to ensure that the Plan is being implemented correctly, and remains up‑to‑date and effective. The following policy provides for the regular monitoring and periodic review of policies.
The Council will keep under review matters which may affect the development of the borough or the planning of its development.