The National Landscape Team, with the help of the National Landscape Planning Officer, uses our Management Plan, which is a material planning consideration, to inform and offer guidance and advice to the Local Planning Authority, which is the Isle of Wight Council (LPA) on strategic policy matters affecting the National Landscape. In addition, they comment on planning applications within or affecting the National Landscape. Reference will still be made to the AONB designation in planning comments as this remains the designation as set out in the Countryside and Rights of Way Act 2000. It remains the responsibility of the LPA to assess and determine planning applications. Under Section 85 of the CRoW Act the LPA have a duty to ‘further the purposes’ of the AONB in their decision making. The primary purpose of the AONB is to conserve and enhance natural beauty.
Is my property in the National Landscape?
The Map shows the Isle of Wight National Landscape designation. Please contact the Isle of Wight NL team at unit@isleofwight-nl.org.uk to confirm your property location within the designation.
How much of the Isle of Wight is a National Landscape?
Approximately half of the Isle of Wight is designated an AONB, now called National Landscape.
What are Heritage Coasts?
The Isle of Wight AONB also incorporates two areas of Heritage Coast. These were defined in 1974 and cover roughly half of the Island’s coastline. The Heritage Coast areas within the AONB are arguably those areas most readily associated with the scenic beauty of the Isle of Wight. Their natural beauty and their enjoyment by the public give them a special claim for both protection and sensitive management. Hamstead Heritage Coast runs for 11km and is situated on the north west of the Isle of Wight running from Bouldnor, near Yarmouth through to Thorness Bay, near Cowes.
Although sharing many of the aims of AONB designation, Heritage Coasts are also defined for public enjoyment and appreciation, ‘improving and extending appropriate recreational, educational, tourism and sporting opportunities where they do not conflict with the conservation of the resource’.
The Countryside Commission set the following framework for these areas in Heritage Coasts in England: Policies and Priorities (1992)23: The finest stretches of coast justify national recognition as Heritage Coast. They should be given effective protection and management: stronger measures should apply there than elsewhere. The main objectives for Heritage Coasts are: To conserve, protect and enhance the natural beauty of the coasts, including their terrestrial, littoral and marine flora and fauna, and their heritage features of architectural, historical and archaeological interest. To facilitate and enhance their enjoyment, understanding and appreciation by the public by improving and extending opportunities for recreational, educational, sporting and tourist activities that draw on, and are consistent with, the conservation of their natural beauty and the protection of their heritage features. To maintain, and improve (where necessary) the environmental health of inshore waters affecting Heritage Coasts and their beaches through appropriate works and management measures.
To take account of the needs of agriculture, forestry and fishing, and of the economic and social needs of the small communities on these coasts, by promoting sustainable forms of social and economic development, which in themselves conserve and enhance natural beauty and heritage features. Both Heritage Coasts include large areas inland of the coastline and extend approximately 2km out to sea, so extending the interests of this management plan to the marine environment. The National Planning Policy Framework states that major development within a Heritage Coast is unlikely to be appropriate, unless it is compatible with its special character.
Where are the Heritage Coasts?
To view the map and boundaries of the Heritage Coasts go to the Explore map page.
Do I need planning permission for my project?
Some development doesn’t require planning permission but rules are stricter in the National Landscape. The best place to find out is on the Planning Portal www.planningportal.co.uk (opens in new window). If you can’t find the answer there or are unsure, you will need to speak to the Local Planning Authority www.iow.gov.uk (opens in new window).
What is the National Landscape’s role in planning?
The National Landscape Team, with the help of the National Landscape Planning Officer, uses our Management Plan, which is a material planning consideration, to inform and offer guidance and advice to the Local Planning Authority, which is the Isle of Wight Council (LPA) on strategic policy matters affecting the National Landscape. In addition, they comment on planning applications within or affecting the National Landscape. Reference will still be made to the AONB designation in planning comments as this remains the designation as set out in the Countryside and Rights of Way Act 2000. It remains the responsibility of the LPA to assess and determine planning applications. Under Section 85 of the CRoW Act the LPA have a duty to ‘further the purposes’ of the AONB in their decision making. The primary purpose of the AONB is to conserve and enhance natural beauty.
Do you allow roof lights?
The National Landscape are dedicated to reducing light pollution across the landscape and maintaining tranquillity. This means light that spills into the sky (light pollution) is normally unacceptable. In some cases roof lights can be acceptable but this is on a case by case basis and more information can be found in our dark skies guidance document.
How important is the National Landscape (AONB) in planning?
National Landscapes share the same level of protection as National Parks. Within the National Planning Policy Framework (NPPF) it states ‘Great weight should be given to conserving and enhancing landscape and scenic beauty in … Areas of Outstanding Natural Beauty which have the highest status of protection in relation to these issues’, and ‘When considering applications for development within … Areas of Outstanding Natural Beauty, permission should be refused for major development other than in exceptional circumstances, and where it can be demonstrated that the development is in the public interest.’ However, we are not a Statutory Consultee.
Do you offer pre-application advice?
Yes, we do, and it’s free. Please contact us on unit@isleofwight-nl.org.uk
What materials should I be using for my project?
In a lot of cases, the use of traditional materials is the most appropriate external material, however more information can be found in our materials guidance document.
Do you object to everything?
Absolutely not. Whilst we provide a comment on every application that is submitted within the National Landscape, in most cases the developments proposed are of a scale or nature that does not have any meaningful impact upon it.
This graph shows how many planning applications are submitted within the National Landscape and on average we object to less than 15%. In a lot of cases, small changes can be made to planning applications to make them less damaging to the landscape and acceptable within the designated landscape.
I want to object to a planning application in the National Landscape, how do I do it?
All comments on a planning applications should be directed to the Local Planning Authority which is the Isle of Wight Council at www.iow.gov.uk (opens in new window). We cannot object on anyone else’s behalf.
Are you supportive of renewable energy production?
At a domestic scale we are very supportive of renewable energy production. Larger scale renewable energy schemes within the National Landscape can often be harmful to the natural beauty of the landscape.
Do you have any guidance documents?
Yes we have guidance documents here in relation to:
- Lighting
- Glazing/Light Pollution
- Windows
- Materials
- Design
- Hard surfaces
- Landscaping
- Boundary Treatments
- Barn conversions
What are you looking for when you assess an application?
We are looking for an obvious consideration that the development is within a nationally designated landscape. That means consideration of its scale in relation to its locality and setting. How the development prevents light pollution and impacts upon tranquillity. Ensuring it doesn’t harm any of the special characteristics of the National Landscape, which include; historic environment, wildlife, trees, archaeology, is fundamental to any successful planning application.
Do farmers need planning permission?
Some development on farms is considered to be permitted development but may need an application to determine if this is the case. This is known as Prior Approval. This is a shorter application period meant to fast track development that meets a specific set of criteria and doesn’t require full planning permission.
Can utility companies (i.e. electric, water, broadband) do works in the National Landscape?
Yes, they can. They benefit from certain permitted development rights, but we do our best to engage with companies who undertake work in the National Landscape in order to get them to consider their impact upon the landscape. They are also subject to the Section 85 of the CRoW Act 2000 duty to ‘further the purposes’ of the AONB, along with all other public bodies.
Do you have Planning Policies?
Our Management Plan is a statutory document reviewed every 5 years and sets out the Policies and Objectives of the National Landscape. The Isle of Wight Council adopt this plan and it is a material planning consideration when determining planning applications. There are some policies within it that we use in our planning responses. In addition, we provide comments to the Local Planning Authority on strategic planning documents and are looking forward to a dedicated AONB Policy within the Island Planning Strategy (once this has been finalised). We also respond to Government consultations in relation to changes to the planning system.
Why do you still call it AONB in your planning comments?
Because in law, under the CRoW Act 2000 we are still an AONB. The name National Landscape came about as part of the Landscapes Review and has been adopted by all the AONB’s in England and Wales.
What is Biodiversity Net Gain (BNG)?
The Environment Act 2021 includes a requirement for Biodiversity Net Gain (BNG), a concept that aims to ensure that developers leave the environment in a measurably better state compared to the pre-development baseline. This now applies to major applications, and smaller developments submitted from 2 April 2024 onwards (however Householder and applications with habitats “Below the threshold” are exempt from BNG rules). Unless exempt, developers are required to provide at least 10% BNG in addition to all habitats within the redline boundary of their development, whether or not they are impacted. Please refer to Government guidance regarding exemptions: Biodiversity net gain: exempt developments – GOV.UK (www.gov.uk)
What is Landscape Character Assessment (LCA)?
Landscape Character Assessment is the process of identifying and describing variation in character of the landscape. LCA documents identify and explain the unique combination of elements and features that make landscapes distinctive by mapping and describing character types and areas. They also show how the landscape is perceived, experienced and valued by people.
Will the boundary of the National Landscape/AONB ever be changed?
The issue of the extent and boundary of the Isle of Wight National Landscape is raised with the National Landscape Team on a regular basis and often as a response to concerns over development or other change in a local area outside of the designation. The responsibility for changes to the boundary of a National Landscape rests with Natural England. The process to undertake a review of a boundary would be based upon the Local Authority for the area, in our case the Isle of Wight Council, carrying out significant amount of preparatory work (see first three points below) to provide the basis for the consideration of the same by Natural England. The stages involved in such a review can be broadly summarised as follows:
- Purpose – Does the proposed area fully meet with the statutory purpose of AONB designation? Is there a requirement to conserve and enhance its natural beauty, wildlife and cultural significance through designation?
- Evidence – What strength of documentary evidence is there to back up a claim that an area is of sufficiently high landscape quality to warrant special national status? For example is there a professional Landscape Character Assessment for the area based upon the national recognised methodology? Is there strong historic documentary evidence confirming that the landscape has not been overtaken by detrimental landscape change?
- Public Benefit – This would require an examination of the range and scale of public benefits associated with the proposed boundary change. This goes beyond landscape conservation and recreation provision and could encompass environmental protection, tourism benefits, business opportunities building on the special qualities of the area, and many other areas.
- Priority – With the above criteria satisfied Natural England would then be able to pursue a boundary change at their discretion, and in doing so would consider a fourth criterion of priority. This would require consideration of any factors that made the case under consideration a higher priority than others.
The Natural England and Isle of Wight Council representatives of the AONB Steering Committee have confirmed that as the above process is likely to be lengthy and expensive, (due to the requirement to undertake research, preparatory work and consultation) it is unlikely that any proposal for an extension of the current Isle of Wight AONB boundary would be seen as a priority for resources.
Glossary
AONB – Area of Outstanding Natural Beauty the legal name for the designated landscape.
CRoW Act 2000 – The Countryside and Rights of Way Act
LPA – Local Planning Authority
LCA – Landscape Character Assessment
LVIA – Landscape and Visual Impact Assessment
National Landscape – The area name for the AONB
NPPF – National Planning Policy Framework: Sets out government’s planning policies for England and how these are expected to be applied