The Coast

299. Hampshire's coast has a special character created by the variety and complexity of development and uses and some of Europe's most important natural habitats. Planning policies need to preserve a balance between commercial and recreational activities and the protection, conservation and enhancement of areas of local landscape character, historic, archaeological or nature conservation importance.

300. The regeneration of the urban coast has been progressing rapidly during the past few years. This process should be encouraged, bringing useful activity and improved environmental quality back into run-down areas, through investment in suitable redevelopment schemes.

C4 On the built-up coast delineated in local plans permission may be granted for development which:

(i) is consistent with other policies in this Plan; and

(ii) is designed to a high standard having regard to views from land and sea taking account of retaining or opening up views of the water and has particular regard to the effects of the proposal on the townscape, landscape and seascape; and

(iii) incorporates public pedestrian access to the water where practical and in a form suited to the site and the requirements of the proposed development; and

(iv) has particular regard to the effect of the proposal on nature conservation;

except that development not requiring access to the water may be refused permission if:

(a) the site is specially suited by reason of location, facilities or other features to use for purposes requiring access to the water; and

(b) there is an insufficiency of sites to meet realistically foreseen requirements in the general locality.

Other than for exceptional social, economic or health reasons, permission will not be granted for development on intertidal areas of nature conservation value.

C5 On the undeveloped coast and estuaries delineated in local plans development, except within areas allocated for port development and associated infrastructure, will not be permitted if it detracts from the landscape, wildlife or historic value of the area concerned.

Permission for redevelopment and change of use, including existing boatyards and marinas, will normally only be granted for uses needing direct access to the water and which are:

(i) designed to a high standard having regard to views from land and sea and taking account of retaining or opening up views of the water; and

(ii) have particular regard to the effect of the proposal on the landscape and seascape, and to the effect on nature conservation.

301. Land on those parts of the coast defined as `built-up' in local plans, should not be used for general development where the site is specifically suited to uses requiring access to the water and there is an insufficiency of such sites. Most of Hampshire's coast, even in the built-up areas, has some landscape and nature conservation significance. Intertidal areas are of particular nature conservation value. It is important to ensure that development on all parts of the coast is not visually intrusive or environmentally damaging. Particular attention will need to be given to the visual impact, both on views from the coast and offshore, and on views of the coast from inland. Opportunities should be taken to incorporate public pedestrian access wherever practicable.

302. Development will normally be restricted on the undeveloped coast, i.e. outside the areas defined as `built-up'. Within these areas, there is likely to be existing small-scale development, including boatyards and marinas, and development may be permitted here for uses requiring access to the water.

303. Local planning authorities will need to decide how best to define the coastal zone in their local plans for the implementation of policies C4 and C5, based on the guidance in PPG20.

C6 The provision of new moorings may be permitted on the built-up coast provided that the proposed development does not have a detrimental effect on the townscape, seascape or areas of nature conservation and archaeological importance; the amenities of local residents; other recreational users; or commercial port operations; and will not:

(i) cause or increase water pollution; or

(ii) result in access and boat and car parking requirements which are detrimental to the local environment.

Any restrictions on the growth of moorings will be based on advice from the harbour authorities on navigational safety and the ability of the local environment to accommodate development.

304. The Solent is among the best and most popular sailing waters in the country and has an international reputation. The demand for moorings may increase during the Plan period, despite the current spare capacity in some areas. Provision of new moorings on the undeveloped coast would conflict with the conservation policies of this Plan. However, opportunities may arise in some parts of the coast within built-up areas. Where these opportunities arise, proposals for new moorings will be expected to include provision for visitors.

C7 Permission will not be granted for development involving the reclamation of land from the sea or the reclamation, excavation or permanent flooding of intertidal areas of conservation value unless it can be demonstrated that the proposal:

(i) has no undesirable hydrological effects locally, or on the coast as a whole;

(ii) would not damage the landscape character or sites of historic, archaeological or nature conservation interest; and

(iii) is well related to the existing built-up area.

305. Reclamation will only be permitted if it can be demonstrated that it has no undesirable effect, is well related to the existing built-up area, and is consistent with other policies in the Plan.