Planning Issues
Planning and the Shropshire Hills AONB - Frequently Asked Questions
How does the AONB designation affect planning?
How is planning carried out in relation to the AONB?
What is the role of the Shropshire Hills AONB Partnership in respect of planning matters?
Is the AONB likely to affect my proposed development?
I’m upset about a planning application in the AONB. What should I do?
Why does the AONB Partnership not object to more planning applications?
How does the AONB designation affect development within a town?
How does the AONB designation affect planning?
Though much of the activity of an AONB unit is aimed at stimulating positive management of the landscape, it is through the land-use planning system that the designation carries real regulatory weight. The five local planning authorities which cover the AONB have for many years had development plan policies to protect the AONB. Since the Countryside and Rights of Way Act 2000 they also now have a legal duty to have regard to the conservation and enhancement of the AONB in carrying out planning and other functions. In addition, the contents of the statutory AONB Management Plan, though it is not a part of the formal planning system, may also be a factor affecting planning decisions.
Click here to access the Government's Planning Portal website for general information about all aspects of planning.
How is planning carried out in relation to the AONB?
The responsibility for planning policy and decisions within the AONB rests with five local planning authorities. Click on the links below for more information :
• In respect of minerals and waste matters and planning applications made by the County Council itself :
• In respect of all matters not dealt with by the County Council within their respective areas :
South Shropshire District Council
Shrewsbury & Atcham Borough Council
Borough of Telford & Wrekin (Unitary Authority) – all decisions within the Borough
The AONB Partnership approved a formal planning protocol in June 2006 outlining in detail the roles of the planning authorities and the Partnership in relation to planning matters in the AONB. Click here to read the full protocol.
The Partnership seeks to add value to the planning process as outlined below, in support of the AONB’s purposes.
What is the role of the Shropshire Hills AONB Partnership in respect of planning matters?
The Shropshire Hills AONB Partnership is a non-statutory consultee with regard to planning policies and decisions. Principally through its staff team, and in particular the Planning and Policy Officer, the AONB Partnership will provide expert advice to the local authorities on the development of policy and guidance affecting the AONB, and on the impact of larger planning applications on the Shropshire Hills landscape. Whilst both aspects of this work are important, priority is given to policy formulation and the development of supplementary guidance. Comments on planning applications will be limited to major developments which are likely to have a significant effect on the natural beauty of the AONB, e.g. large tourism, industrial or transport developments, significant schemes for housing, energy generation or telecommunications.
Current work is focussing on the preparation of new Local Development Frameworks, the preparation of Design Guidance for agricultural buildings in the AONB, and early stages of the preparation of supplementary guidance on topics such as landscape and biodiversity. The Partnership also supports Parish Plans and Village or Town Design Statements which contribute to the conservation or enhancement of the AONB. Follow this link to see a list of these within the AONB.
The AONB Partnership approved a formal planning protocol in June 2006 outlining in detail the roles of the planning authorities and the Partnership in relation to planning matters in the AONB. Click here to read the full protocol..
Is the AONB likely to affect my proposed development?
If the proposed development might damage or harm the natural beauty and special qualities of the AONB, it may not be allowed, or it may need to be adapted. To find out more about policies and guidance relevant to your proposal and the likelihood of it being approved contact the relevant local planning authority.
Shropshire County Council - (see Policy 43 of the Joint Structure Plan)
South Shropshire District Council (see Policy E1 of the Local Plan)
Shrewsbury & Atcham Borough Council (see Policy LNC9 of the Local Plan)
Bridgnorth District Council (see Policy B4 of the Local Plan)
Borough of Telford & Wrekin (see Policy P43 of the Joint Structure Plan)
To find out if you are within the AONB, see the map on our website. The AONB boundary can be viewed at a larger scale on the government’s MAGIC website. The AONB may be a consideration in larger development proposals outside the AONB boundary, if the proposals might have a significant impact on the AONB.
Click here to view map of AONB
Click here to view MAGIC website
I’m upset about a planning application in the AONB. What should I do?
Your first point of contact should be the local planning authority. You may be able to see details and plans for the application on their website or otherwise at their offices. You will also be able to find out what other comments have been made about the application. Comments from the AONB Partnership, and indeed the decisions made by the planning authority, will usually be linked closely to relevant policies or planning guidance, so you may want to find out more about these. If you wish to object to an application, this will carry much greater weight if you can refer to approved policies or guidance. You are perfectly entitled to make comments yourself to the local authority on any effect you feel a proposed development may have on the AONB. Views from local people are important and local authorities take such comments seriously.
Why does the AONB Partnership not object to more planning applications?
There are approximately 500 planning applications per year in the AONB, and the staff team’s capacity is limited. The local planning authorities themselves will consider the impact of proposed development on the AONB, and this remains the principal means of informing decisions. National experience from among AONBs shows that the limited time of the staff teams is best spent at the proactive end of planning (i.e. in the development of policy and guidance).
In addition, AONBs have a secondary purpose to promote sustainable forms of development which in themselves support the conservation and enhancement of natural beauty. This means that the AONB Partnership may actually support certain developments which it feels contribute to a living and working, sustainable landscape.
How does the AONB designation affect development within a town?
The only town within the Shropshire Hills AONB is Church Stretton. The landscape setting and character of towns within an AONB is usually important, and Church Stretton is certainly no exception. However the question of how an individual development proposal within a town may affect the landscape or natural beauty of the AONB is a difficult one. Some types of development may be felt to have an adverse effect on the town itself, but it may nevertheless be hard to substantiate an objection founded on the ‘natural beauty’ remit of the AONB. This is unsurprising, as the AONB designation was not designed primarily to protect towns, but to protect areas of valued landscape. Other designations such as Conservation Areas and Listed Buildings, intended specifically to conserve the built environment, are likely to be of greater relevance in assessing planning applications within a town. Further tools such as Supplementary Planning Guidance on Building Design (either area-based or as more specific Town Design Statements) and Landscape Character mapping (where at a sufficiently detailed scale) may also be useful. The Shropshire Hills AONB Partnership is working with partners and the local community in Church Stretton to develop these tools.
The fact that the Partnership may not object to particular applications based on natural beauty does not preclude or undermine objections which may be made by local residents based on the character of the town.