Tourism Development

Tourism Developments - General

Policy TM1

All tourism developments will be assessed in relation to their contribution to the local economy and community and will be permitted if the proposal:

1. enhances the range or quality of tourism accommodation in the locality; or
2. enhances the visitor's enjoyment and understanding of the area's distinctive scenic, cultural and historic character; or
3. forms an important element of a farm diversification scheme.

3.71 All tourism developments will be judged against Policy TM1 and also against Policy TM2 or Policy TM3, depending on the scale of the proposal. Policy TM1 is concerned with the role of the development and in particular its relationship to a sustainable approach to tourism development. Policies TM2 and TM3 provide criteria against which the potential impact of proposals may be evaluated, including any impact on trip generation and the road and public transport network. Proposals will also need to meet the requirements of Structure Plan Policies 10 and 52. In this way it is envisaged that a sustainable industry sympathetic to the needs of the local environment and the aspirations of local communities can continue to be developed.

Small Scale Tourism Development

Policy TM2

Small scale tourism developments defined as those that would not result in a substantial increase in visitor pressure on their locality will be permitted providing that the proposal meets the requirements of Policy TM1 and that:

1. the development is of a scale, nature, and design appropriate to its setting;
2. the development would not have an adverse impact on the local built form, landscape, nature conservation, geological and archaeological features; and
3. the traffic generated by the proposal would not have a substantial impact upon nearby settlements or the local road network.

3.72 Small scale tourism developments have traditionally formed the mainstay of the tourism industry in Eden. This type of development and the resulting scale of increase in visitor pressure are most likely to be acceptable in terms of their impact on the local environment and communities. As such, small scale developments will normally be encouraged provided certain criteria are met. Important among these are criteria which seek to protect the interests of nearby residents and which ensure that the traffic generated by a proposed development will not have an unacceptable impact on these residents. The generation of significant levels of impact outside the immediate site of the proposal, such as the attraction of numbers of visitors using cars or private coaches, is likely to lead the Council to the conclusion that a tourism development has such an impact outside the site that it should be considered in the context of Policy TM3 rather than Policy TM2.

Larger Scale Tourism Development

Policy TM3

Larger scale tourism proposals that would result in a substantial increase in visitor pressure will only receive favourable consideration if they meet the requirements of Policy TM1, and providing that:

1. the development offers the highest possible standards of siting, design and landscaping in relation to the character of the locality;
2. the proposal will yield economic benefits to the locality which outweigh the environmental cost of the development in terms of its impact on the local built form, landscape, nature conservation, geological and archaeological features, or the nearby road network;
3. the traffic generated by the proposal would not have a unacceptable impact upon nearby settlements or the local road network; and
4. secure arrangements have been made to the satisfaction of the Council to provide access to the proposed development by means other than a private car.

3.73 The Council accepts the view of the Cumbria Tourist Board that there is a lack of major attractions in the area, especially those offering wet weather activities. The development of year round employment in tourism depends on strengthening this section of the industry. The impact of such larger developments and the resultant increase in visitor pressure will, however, make such developments inappropriate for some localities. The stricter criteria applied above are intended to ensure that the larger developments are located where they will provide maximum benefit to the community with the minimum adverse impact. In pursuance of guidance concerning the need to reduce reliance upon the private car for travel, the Council will seek arrangements in association with large scale tourism developments which will facilitate access by modes of transport other than the private car. It should be noted that other Local Plan policies as set out in the Environment section, and especially those concerned with protecting landscape or wildlife interests in designated areas will also need to be satisfied.

Farm Tourism

3.74 Tourism has an important role to play in generating additional income for agriculture and other rural enterprises. Projects such as small caravan or chalet sites, farm shops, and restaurants, the conversion of redundant buildings to holiday accommodation, or the provision of farmhouse holidays are typical of those which often integrate well. Given the pressing need to support the rural economy the Council is prepared to give particular consideration to appropriate cases, which will be considered in the context of Policies TM1 and TM2 (TM3 if more appropriate), and Policy NE8.

3.75 Existing buildings represent a resource on many farms which is capable of adaptation to a range of tourist related uses thereby generating additional income for the holding. Policies BE24 and BE25, in the Environment section of this Plan, establish the circumstances under which conversion will be acceptable. Special regard will need to be paid to the protection of endangered species as identified in those policies and in Policy NE7.

North Pennines Area of Outstanding Natural Beauty

3.76 The North Pennines represent a landscape of outstanding quality and national significance. This is recognised through its designation as an Area of Outstanding Natural Beauty. It is thus of national importance to conserve the distinctive nature of the area's landscape, and to this end it is afforded a high degree of protection. The relevant legislation makes it clear that the purpose of AONB designation is to conserve and enhance the natural beauty of the area and further states that, unlike the national parks, recreation is not a primary reason for designation.

3.77 The quality of the landscape is such, however, that it attracts tourist related development proposals which are often of economic benefit to the local communities. Where such a development does not have adverse impact on matters of overriding interest, it should be permitted. It must be stressed that, within the AONB, as elsewhere in the District, the Council believe that tourist development should draw upon the character and existing features of the area development should draw upon the character and existing features of the area rather than impose unrelated attractions.

3.78 Against this policy background it is unlikely that large scale tourism related developments would be approved within the AONB. Small scale proposals will be judged against Policies TM1 and TM2, together with Policy NE2 and Structure Plan policies 11 and 52.