This section deals with business and industry, agriculture and forestry, tourism, telecommunications and advertisements. Other activities such as retailing and local services also make a substantial contribution to the economy of the area, but for convenience are covered elsewhere in the plan. The policies in this section of the plan seek to:

• provide for local employment needs
• meet the needs of existing firms and new small businesses
• encourage clusters of high value-added firms and enterprise centres in appropriate locations
• retain existing employment sites to maintain local employment opportunities
• maintain a viable and sustainable agricultural industry
• encourage tourism-related developments based on the conservation and enjoyment of the district's landscape and heritage.

South Oxfordshire is situated within the area to the west of London characterised by concentrations of business-service employment and high-tech, knowledge-based industries. There has been a rapid growth in employment in the area in recent years and this has led to problems of pressure on the local infrastructure, rapidly rising house prices and skills shortages. Unemployment in the district was 1% in December 2000. The high environmental quality of this area is a factor in its success and there are considerable pressures for further employment growth in the district.

This area makes a significant contribution to the national economy and an innovative and productive local economy is one of the key objectives of sustainable development. Access to employment and training opportunities is a fundamental human need. It is also important that economic growth does not adversely affect the environmental qualities of the area that are an essential part of its attraction. A selective approach to economic development is therefore required, in recognition of the fact that unrestrained economic growth would have severe consequences for the environment of the district, would place additional demands on the infrastructure of the area, in particular the transport network, and would create a demand for more housing to accommodate the workforce. There would also be an adverse effect on existing firms who would find it increasingly difficult to compete in the labour market.

Agriculture is the single most important land use in the district. It covers about 590km2 out of a total area of about 690km2. Employment in agriculture has been falling in recent years and about 900 people were employed in agriculture in 1997. In the last few years farm incomes have fallen sharply after a period of rising incomes in the early 1990s. This fall in income has resulted from a combination of factors, including the Common Agricultural Policy, the strength of the pound, low world commodity prices and lack of consumer confidence as a result of various food safety concerns. Farmers have increasingly looked to diversify their activities and the 1998 Oxfordshire Farming Study showed that farmers in the district derived over a quarter of their income from non-farming diversification. This trend is likely to continue.

Tourists are attracted to South Oxfordshire by a wide range of features. These include the quality of the landscape, particularly in the Chilterns and North Wessex Downs AONBs, the River Thames, and the historic villages and market towns. There are also buildings and features of special interest, museums and landscaped parklands. Tourism provides social and economic benefits for local people, particularly in supporting local services which may not be viable without the contribution of visitors. However, it needs to be managed to ensure that it is not of a scale which damages the environment on which it depends or adversely affects the quality of life of local people. This means encouraging tourism developments that are based on the conservation and enjoyment of the inherent qualities and heritage of South Oxfordshire, which generally do not create a large travel demand, and that are well served by forms of transport other than the car. The Council has published a Tourism and Visitor Management Strategy which deals with the promotion and management of the tourist industry in the district.

The County Council's overall strategy for economic development in Oxfordshire aims to encourage the development of a high-wage, high-skill, high-value-added economy which protects and enhances the quality of life of residents and enables them to fulfil their potential. The Structure Plan seeks, within the context of the plan's overall strategy, to ensure that sufficient land is available in appropriate locations to meet the needs of small businesses, existing firms and firms which need to be in Oxfordshire. The plan also seeks to encourage new employment-generating development in locations which contribute to reducing the need to travel. The plan emphasises that in 1996 the land supply for employment (in Class B uses) was just over 400 hectares and that this could provide for about 30,000 jobs. This excluded jobs likely to be created in other sectors of the economy such as retailing, health and education as well as any growth in employment on existing sites. The plan therefore states that there will be little need to release major areas of new land for employment-generating development, but it may be appropriate to provide new employment sites:

• "to provide local jobs well related to housing and local services and public transport to reduce the need for people to travel long distances to work and to seek to provide a balance between jobs and workforce in the main towns and their hinterlands
• "to provide for the expansion and relocation of existing firms and firms which have a demonstrable need to be in a particular area
• "to provide for the creation of new small and medium-sized firms and for suitable proposals which can help to diversify the rural economy."

The Structure Plan states that in Didcot the provision of land for employment-generating development will be made to meet the needs of local firms and firms which need to be located in the area, and to achieve an appropriate balance between the number and type of jobs and the size and skills of the local workforce. Outside Didcot, the provision of employment-generating development will be restrained. A limited amount of land for employment-intensive development will be made available in Henley, Thame and Wallingford. Throughout the county, premises for small firms or those for whom a specific location is necessary will be permitted in appropriate locations. The plan also states that in considering proposals for employment-generating development account should be taken of the existing or planned housing provision. In relation to the rural economy, the plan states that proposals for small-scale, employment-generating development which support the diversification of the rural economy will normally be permitted in appropriate locations. The plan also encourages tourism projects which are based on the conservation and enjoyment of the county's inherent qualities and heritage, in appropriate locations, particularly where the proposed development is accessible by foot, cycle or public transport.

The Structure Plan identifies Didcot as a location for further employment-generating development. This has been a key element in the planning framework of the district since 1979 and there has been a substantial growth in employment opportunities in and around the town. At the same time it is clear that the Structure Plan strategy does not envisage uncontrolled growth, as this could undermine the strategy of restraining the overall level of development in the County and create overheating in the local housing and labour markets, as well as lead to other problems of environmental damage and road congestion.

Policies E2b and E5 of the Structure Plan establish that there should be a balance between the proposed amount of new housing and the proposed level of new business and industry. An assessment has therefore been carried out of the existing commitments for further employment growth in the Didcot area. In addition to the sites allocated for employment in this plan, there are significant commitments for further employment in the area. These are mainly at Milton Park and UKAEA Harwell - both of which are in the Vale of White Horse District. It is estimated that the commitments on these sites could provide over 5,000 jobs. This, with the allocations in this plan, the growth of other sectors of the economy such as retailing and the likely growth in employment in existing firms, will be at least sufficient to match the size and skills of the local workforce. Details of the site-specific proposals in Didcot are contained in Section 10.

Within the built-up area of Didcot proposals for extensions to existing buildings in employment use, the change of use of existing buildings to employment-generating uses, or small-scale new employment uses will be considered in relation to Policies E4 and E5.

This policy complies with Structure Plan Policy E3. In the plan period it is not anticipated that there will be significant housing growth in either Thame or Henley. Both these towns have a good existing stock of employment sites. The plan therefore provides for some limited further employment opportunities to enable the towns to maintain their vitality and provide a range of job opportunities for local residents. However, provision will be limited so that economic growth does not create pressures for further housing growth or increase the need to travel. Some further sites for housing have been allocated in the Wallingford area. It is therefore proposed to retain the employment allocations that remain undeveloped from the 1997 adopted Local Plan. Details of site-specific proposals are contained in Sections 11 and 13.

Within the built-up area of these towns proposals for extensions to existing buildings in employment use, the change of use of existing buildings to employment-generating uses, or small-scale new employment uses will be considered in relation to Policies E4 and E5.

This policy is based on Structure Plan Policy E4. The District Council considers that most development for employment purposes should take place in the towns because of the need to protect the attractive countryside and villages of the district, and in order to comply with the Structure Plan policies relating to general restraint and the Green Belt. The concentration of development in locations which are close to the labour force and well served by existing transport infrastructure also reduces the need for car and lorry journeys, thus contributing to the aim of reducing emissions of greenhouse gases and helping to reduce the growth of traffic on unsuitable rural roads. The Council considers, however, that some small-scale developments within villages may be permitted as a means of providing local job opportunities and for meeting the needs of small businesses and local firms. Details of site-specific proposals are contained in Section 9. Proposals for the re-use of buildings within the Green Belt or the re-use of rural buildings in the remainder of the district will be considered in relation to Policy E8.

Small firms are important to the economy of the rural areas. A survey of rural businesses undertaken by the Council in 1997 showed that 85% of the businesses in the rural areas of the district employed less than 11 people. The Council will continue to support the establishment of small employment concerns on suitable sites within the built-up area of villages outside the Green Belt.

Subject to Policy E4, the Council may be prepared to allow new premises in villages outside the Green Belt for firms who have an operational need to be located in the plan area. Although the Council will not expect all the criteria in Policy E3(iii) to be met in every case, it will expect most of them to be met if a proposal is to be acceptable. In particular, it is important that the majority of the labour supply is available locally. Employment concerns which have occupied premises in the Local Plan area for more than two years will normally be considered as having an operational need to be in the area.

The continued prosperity of existing firms is obviously of great importance to the local economy and it is the Council's view that if such firms wish to expand on their current sites they should be encouraged to do so, provided that the existing site is suitable. Proposals from firms to enlarge their sites outside the existing planning unit do not, however, fall within this policy. Any extension should be well related to the existing buildings on the site, and to the area generally, extensions should not have an adverse impact on the character of a settlement or on the landscape. In cases where a firm is considered to be badly sited, it will be encouraged to move to a more appropriate site elsewhere. Where an extension will give rise to further employment opportunities, consideration will be given to the accessibility of the site by walking, cycling and public transport. Where appropriate the Council will require the preparation and implementation of a travel plan as set out in Policy T3.

In recent years the Council has granted many planning permissions for the re-use of rural buildings in the countryside or on the edge of settlements for employment use. Many of these were former agricultural buildings. The Council will not grant planning permission for the extension of these buildings. Government advice in PPS7 indicates that replacement buildings in the countryside are acceptable where buildings are suitably located and the existing building is of permanent design and construction and suitable for the use proposed. Such replacement buildings should be no larger in footprint, floorspace or volume than could be accommodated in the existing building. The replacement should result in a more sustainable development than could be achieved by conversion and bring about an environmental improvement in terms of the impact of the development on its surroundings and the landscape.

This policy applies throughout the district and is based on the general strategy of the Structure Plan, as set out in Structure Plan Policy G1. Policy E4 also restates Policy E5 of the Structure Plan which reflects the need to ensure that further employment growth does not create pressures for housing above existing and planned levels. The policy will generally only apply to proposals with significant employment potential. What the Council considers to be significant will depend on the location of the proposed development and on the availability of housing and employment opportunities at the time of the application. This policy will not be applied, however, to individual proposals of less than 500 square metres.

All proposals for employment-generating development must be acceptable both in principle and in detail. The criteria listed above will be taken into account in considering all applications for such development and the Council will also have regard to the South Oxfordshire Design Guide and where appropriate the Chilterns Buildings Design Guide.

One of the main aims of the Structure Plan and this Local Plan is to reduce the need to travel and thus minimise pollution, congestion and energy use. The provision and retention of local employment opportunities supports this aim. There is net out-commuting from the district and it is therefore important that local job opportunities are retained. It is accepted that not all jobs will be filled by local people, but it is nevertheless appropriate to ensure employment opportunities are available locally so that people have an element of choice. The need to retain employment opportunities in the villages of the district is particularly strong as many employment sites have been redeveloped for housing in recent years and as well as providing job opportunities, local employment plays an important role in supporting village services and facilities. This policy does not apply to the re-use of rural buildings which is covered in Policy E8, or to public houses, shops or other facilities and services to which Policy CF1 applies.

It is also important that the main employment sites in the four towns of the district are retained to maintain a reasonable balance of employment and housing uses within them. This affords the residents of the town and surrounding villages the opportunity to find work locally. Employment in the towns supports their role as local service centres. It is however recognised that there are competing demands for sites and buildings in the towns and that there may be circumstances in relation to the smaller employment sites and buildings which would result in changes of use to housing or retailing being considered appropriate. Proposals on the smaller sites will be considered in relation to the policies in the plan for that use and the Council will consider the benefits of the use proposed against a continuing employment use. There may also be circumstances in relation to larger employment sites in or close to the town centres of the district where a more intensive use of the site could lead to the potential for a mix of uses. The precise mix will be a matter for determination in the context of individual site circumstances. A development brief should be prepared for the re-development or re-use of larger sites. Policies on maintaining the vitality and viability of town centres are included in Section 7 of the plan.

The Council is aware that some types of firms find difficulty in acquiring suitable land and premises in which to start up or expand their businesses. The problem applies particularly to firms engaged in certain service trades and repair activities such as builders or car repairers. The problems are caused by landowners' reluctance to accommodate these firms on their business parks, a failure by developers to provide the type of premises needed by such firms (often merely an open yard), the inability of firms to afford premises on offer, and the redevelopment of existing sites occupied by service trades for new uses.

The Council recognises that these firms often provide essential services to the residents of the district as well as being a useful source of employment. The Council will, therefore, seek to assist such firms, although it must be acknowledged that it has limited powers to do so. The Council considers that it can best assist by seeking to retain existing provision for such uses. This policy applies to all sites lawfully used by service trades throughout the district and the size threshold in the towns on general employment sites does not apply to sites for service trades. The Council will therefore resist proposals for the redevelopment of existing premises used by these firms to other uses, provided that the existing use is not giving rise to problems such as noise, pollution and highway safety. Where this is the case, the Council will generally support the change of use of a site to a different form of employment use which does not give rise to nuisance, rather than support a non-employment use such as housing. On occasions the Council's attention is drawn to service trades which are operating from premises without the benefit of planning permission. Notwithstanding Policy E6 the Council will continue to take appropriate action against firms where the use of the site is open to objection and there is a breach of planning control.

The district is an area of economic growth and demand for premises is usually high. However the Council accepts that there could be instances where the continued use of a site for employment may not be economically viable. In such circumstances, and before any planning permission for alternative, non-employment uses is granted, the Council will require evidence that the site has been marketed at a realistic price over a period of at least one year. The Council is likely to take advice from property consultants about the evidence submitted and prevailing market conditions. In the event that any employment use is demonstrably economically not viable, the Council may require that a range or mix of alternative uses is explored and the policies in this Plan on other uses will be relevant.

The Council recognises that many businesses are started by people working from their own homes and that this activity can often be carried out without adversely affecting neighbouring properties. Advances in technology are increasingly enabling people to work at home. This can benefit the environment by reducing the need to travel and hence reducing vehicle emissions of carbon dioxide and other pollutants. Planning permission is not normally required where the use of part of a dwelling house for business purposes is incidental to the main use of the house as a dwelling and does not materially change its overall character. However, the issue is a complex one and anyone intending to set up a business from home should contact the District Council for informal advice.

If planning permission is needed, applications will be assessed in relation to the criteria set out in Policy E7 above. Any permission granted may be subject to conditions restricting the number of employees, the hours of operation and the type of activities which can be carried out. In this way the needs of small businesses can be met whilst protecting the amenities of neighbouring residents. There are, however, certain business activities which cannot be satisfactorily accommodated in a residential area. The Council will take steps to control these uses either by refusal of planning permission or enforcement action where appropriate.

The Council will encourage the provision of live/work units in residential developments where proposals accord with the housing policies in this Plan.

Government guidance recognises that the re-use and adaptation of existing rural buildings has an important role in meeting the needs of the rural areas for commercial and industrial development, as well as for tourism, sport and recreation. It can reduce demands for new building in the countryside, avoid leaving an existing building vacant and prone to vandalism and dereliction, and provide jobs. In recent years the re-use of rural buildings has provided a substantial stock of buildings for employment use. Such buildings can include churches, mills, schools and railway stations, but by far the most common are agricultural buildings. With the present problems facing the agricultural industry, this will be a continuing issue. In line with Government advice the Council encourages the re-use of such buildings for employment purposes subject to certain provisos. This policy applies to buildings which are outside the built-up areas of the towns and villages of the district listed in paragraph 5.17 (i) - (iv). Proposals for the re-use of buildings within settlements will be considered in relation to the use proposed.

The Council considers that derelict buildings will not be appropriate for rebuilding and conversion, nor would buildings which are in such a poor structural condition that they would need significant alteration or rebuilding to bring them back into use. The policy requires that buildings are permanent and substantial, and do not require reconstruction. To meet this requirement buildings should normally be enclosed on all sides and the whole of the structure covered by a roof and it should be in a sound structural condition. The Council may request applicants to provide a structural survey to demonstrate that the criteria can be met. It is considered that if these criteria are not met, the proposal would be tantamount to the erection of a new building, which would be contrary to the restraint policies of the Structure Plan and contrary to policies in the plan to protect the countryside.

The Council also needs to be satisfied that the form, bulk and general design of any building is in keeping with its surroundings. This assessment will depend on a number of factors. Proposals will be more acceptable if they respect local building styles and use natural materials. Those buildings constructed of concrete blocks, asbestos sheeting, corrugated iron or other unsympathetic modern materials are much less likely to be considered to be in keeping with their surroundings. The size of buildings and their prominence in the landscape will also be of importance. However the conversion of buildings which do not conform with this policy will not be acceptable simply on the grounds that they cannot be seen from a public viewpoint.

It is important that the conversion of a building does not significantly alter its fabric or essential character. Particular attention needs to be given to retaining the building's original structure and features in order to retain its history and essential character. It is often difficult to accommodate new window and door openings in rural buildings, but where new openings are acceptable, these should be in keeping with the character of the building and appropriate materials and finishes should be used. The original window and door openings should generally be left unaltered. Similarly, the existing roof structure, shape and materials should be preserved.

Barns are usually the dominant agricultural buildings in the landscape. They are essentially simple structures enclosing a large open space, and any change of use should endeavour to preserve these characteristics.

Where the building is in the Green Belt, the Council will exercise strict control over any associated uses of land which would conflict with the openness of the Green Belt. Proposals for outside storage related to the use of a building will not normally be permitted, and proposals for ancillary car parking, fencing or boundary walling and lighting will be considered in relation to their impact on the openness of the Green Belt.

All proposals for the re-use or adaptation of rural buildings will need to satisfy other policies in the plan and particularly those relating to access and the ability of the local road network to accommodate the traffic generated. Landscape and other environmental and amenity considerations will also be important. Where the building is listed, the relevant policies in Section 3 should be taken into account. In addition, barns and other old buildings are often used by breeding barn owls and bats which are protected species and Policy C8 will be relevant.

In accordance with Government advice, the Council will generally support the re-use of rural buildings for employment use. Such buildings are often particularly suitable for employment uses as they often need little adaptation. The overall employment policies in the plan provide for the general restraint of employment growth in the rural areas, whilst making provision for small firms of up to 500 square metres floorspace, or those firms with a particular need to be in the area. The policies also focus development on the towns and villages in the district and restrict development in the open countryside. Policies also seek to ensure that new employment-generating development is in locations where the need to travel by car can be reduced and where cycling and walking and the use of public transport can be encouraged. The Council will, therefore, generally allow a maximum of 500 square metres of floorspace for B1 or B2 uses in any building or complex of buildings, in accordance with the employment policies of this plan and the Oxfordshire Structure Plan. Where suitable buildings or complexes of buildings are larger than this, the Council will encourage B8 storage uses in appropriate locations. In considering applications for the re-use of traditional buildings of historic or architectural interest, some flexibility on the floorspace limitations may be applied if this is necessary to secure their continued use. Evidence to support such an approach should be submitted with the planning application. Barns can also provide suitable accommodation for uses which cater for public gatherings such as village halls, indoor sports halls, museums or theatres. As these attract large numbers of people such uses will generally only be appropriate where they are accessible by means of transport other than the private car.

Conversion to residential use inevitably involves major changes to the fabric of a building, its external appearance and its setting in the landscape. Apart from the alterations to the building itself, a residential use almost inevitably involves the enclosure of adjoining agricultural land to form a garden area, which increases the impact of a proposal on the landscape. The Council's policies for the location of new residential development are intended to protect the countryside and they will apply equally to proposals to convert rural buildings to residential use, unless the building makes a contribution to the landscape and should be retained for that reason and other uses are demonstrably impractical. In some circumstances, the conversion of a building to self-catering holiday accommodation may be more acceptable than conversion to a permanent dwelling. Holiday accommodation does not always require the same standards of design or space, nor the ancillary requirements such as gardens, garden sheds and garages which can detract from the setting of a building.

To prevent the proliferation of buildings in the countryside, planning permission for the conversion of old farm buildings may be subject to conditions to prevent their replacement by new buildings under permitted development rights. Similarly, the Council is unlikely to grant planning permission for the conversion of buildings erected under permitted development rights where they have clearly not been genuinely needed or used for agriculture.

In the rural areas of the district, (i.e. outside the built-up area of the settlements defined in paragraph 5.17(i)-(iv)), there are a number of large complexes of buildings used by institutions such as private schools or nursing homes. Where extensions to these complexes are sought, the Council will consider any proposal in the light of Policy E9. An objective of the plan is to protect the countryside and therefore any new building within it will be limited and restricted to the operational requirements of the institution. In addition any proposal will be carefully assessed in relation to its impact on the landscape, and particular care will be taken in the Areas of Outstanding Natural Beauty. Any new buildings should relate well to the existing buildings on the site and the design and materials used should be in keeping with them. Where an extension will give rise to further employment opportunities, consideration will be given to the accessibility of the site by walking, cycling and public transport. Where appropriate, the Council will require the preparation and implementation of a travel plan as set out in Policy T3. Proposals for staff housing will be considered in relation to this policy and to the advice in paragraph 15 of Annex A to PPS7.

Much agricultural and forestry development does not come within planning control. However, planning permission is required for new houses for agricultural workers, certain farm buildings and some forms of agricultural diversification. Other agricultural development is permitted under the General Permitted Development Order, but in some cases farmers have to give the Council 28 days notice of their intention to carry out development. The need for planning permission with regard to agricultural buildings is complex and applicants are advised to seek advice from the Council. The Council will consider proposals for agricultural buildings in the context of the following policy:

The design of farm buildings requires special consideration as their scale, materials and general appearance are designed for function and economy rather than to fit into the landscape, and they can be seriously damaging to the visual amenities of the countryside. Some agricultural uses, and in particular intensive livestock units, can lead to serious problems of smell, disturbance and water pollution and their impact will need to be assessed. Where new farm buildings are proposed they should be sited to take advantage of natural screening features and levels to reduce their impact on the landscape. Imaginative landscaping and additional planting using native species of trees should be provided to supplement existing features and help new buildings blend into the landscape. It is important to have regard to the need to assimilate the design and materials of agricultural buildings into the countryside or, where located close to other traditional farm buildings, to respect the scale and materials of such buildings. In the Council's view the siting and design of agricultural buildings should receive the most careful attention. The Council's Design Guide provides further advice on design and the Council's officers will be pleased to provide planning advice in all cases.

In order for agricultural businesses to comply with new environmental, hygiene and welfare legislation, alterations to existing buildings or new buildings may be necessary. The Council will, therefore, endeavour to accommodate development proposals which are necessary to achieve compliance with the legislation. Where existing buildings and structures can no longer be used and replacements are required, unless the existing buildings are of architectural or historical value, they should be removed and replaced by new buildings in the same location unless it can be demonstrated that this is impractical or inappropriate. The Council will also normally impose a condition to require that if, within ten years of the substantial completion of the building, the use of the building for agricultural purposes ceases and, within a further three years, planning permission has not been granted for an alternative use, and there is no outstanding appeal, the building shall be demolished, the materials removed from the land and the land restored to its former condition.

Certain agricultural uses cause problems of smell and noise. Particular care will be given to the consideration of applications for housing development and other buildings within 400 metres of agricultural development used for the accommodation of livestock and ancillary development such as the storage of slurry in order to minimise the potential for future conflict between neighbouring uses. This policy does not apply to farm dwellings on the agricultural unit, or to any other agricultural building.

Over the past twenty years many farmers have decided to diversify their activities including setting up bed and breakfast facilities, or farm shops. The Rural White Paper encourages farm diversification as a source of extra income for farmers and as a means of sustaining farms. PPS7 gives advice on development related to farm diversification. Proposals involving the re-use of buildings only by enterprises not connected to the farm will be considered in relation to Policy E8. DEFRA provides advice on funding and planning issues and funding for diversification is available from the Rural Enterprise Scheme until 2007 when the situation will be reviewed.

The Council supports the diversification of the agricultural industry but is anxious to ensure that it takes place in a way which conserves or enhances the countryside. It is important that the proposed use allows the land to be kept open and free from new buildings, and safeguards its rural character. Surplus farm buildings can provide suitable accommodation for diversified businesses. Proposals involving the loss of high-quality agricultural land will not usually be acceptable in accordance with Policy C5. The Council believes that this stance is consistent with the advice in PPS7, which explains that local planning authorities should take account of the need to encourage rural enterprise but weigh this against the need to protect the countryside, to safeguard good quality agricultural land and to protect other non-renewable resources. In the countryside the guiding principle is that development should both benefit economic activity and maintain or enhance the environment. Buildings in the open countryside should be sensitively related to existing settlement patterns and to historic, wildlife and landscape resources. In circumstances where a building is essential for an acceptable diversification scheme to proceed, a small-scale new building may be permitted, provided that it is strictly ancillary to the use proposed, that the existing buildings on the farm are not able to accommodate the use, and provided that there are no overriding environmental objections. The Council may also seek a planning obligation under Section 106 of the Town and Country Planning Act 1990, to tie the building to the land in order to discourage subsequent fragmentation of the agricultural unit by separate use of the building.

With the increasing diversification of the agricultural industry there is pressure for farm shops in the countryside. In certain circumstances, produce grown on farms or market gardens can be sold directly to the public from those farms without the need for planning permission. In other cases, however, farm shops sell non-local produce and in these circumstances the Council may impose conditions on any planning permission to ensure that the greater proportion of goods sold in the farm shop comprise locally-produced goods, and to limit the floor area of any existing farm building or new building used for retail sales. However, the Council will take account of the farmer's need to provide a service throughout the year and continuity of employment which may require bringing in a limited amount of non-local produce. In this way farm shops will not grow to a size where they would undermine the viability of other local shops, or create a need for large buildings, display areas, car parks and advertisements inappropriate in a country location. The small-scale farm shop is also unlikely to cause problems of excessive traffic generation on country roads.

Garden centres may be established in suitable locations within or on the edge of settlements outside the Green Belt, where the effect on the landscape can be minimised. Sites on the edge of hamlets or in the open countryside are unlikely to be acceptable because of the adverse impact on the character of the countryside. Not all edge-of-settlement sites will be acceptable for garden centres; many will not be suitable because of their effect on the countryside, or residential amenity, or the character of a village or its setting. The scale of the centre should be appropriate to the size of the settlement and, for highway safety and amenity reasons, should not generate large volumes of traffic on minor roads. Large-scale enterprises occupying prominent, industrial-type buildings attracting substantial traffic flows will not be permitted.

One of the few circumstances in which isolated residential development in the countryside may be justified is when the demands of the farming work concerned make it essential that a farm worker lives at or very close to the site of his or her work. In these circumstances the Council may be prepared to grant planning permission for a new dwelling contrary to its normal planning policies. Normally it will be as convenient for agricultural workers to live in a nearby town or village, and this will avoid potentially intrusive development in the countryside.

The agricultural workforce in the district has fallen over the past ten years. The area of land farmed in the district has also fallen and no new farmland has been acquired. All applications are therefore to service farmland that has been adequately supervised in the past. The case for additional farm dwellings will, therefore, be carefully scrutinised to avoid abuse of the concession that the planning system makes for such dwellings. It will be important to establish that the stated intentions to engage in the farming enterprise are genuine, are reasonably likely to materialise and are capable of being sustained for a reasonable period of time. The Council will apply the functional test and the financial test as described in PPS7.

The dwelling should be for a full-time worker, and, if permanent, for a farm and agricultural activity established for at least three years. Temporary dwellings will be permitted for a new farming activity for a period of no more than three years to enable the farmer to develop the enterprise. Successive temporary permissions will not be granted.

The functional test will establish whether it is essential for the proper functioning of the enterprise for one or more workers to be readily available at most times. This will be assessed on the needs of the farm enterprise and not on the personal preferences or circumstances of the individuals involved. A requirement for a house might arise if workers are needed to be on hand day and night to provide essential care or deal with emergencies.

New agricultural dwellings cannot be justified on agricultural grounds unless the enterprise is economically viable. A financial test must be applied to establish the economic viability of the enterprise, and to provide evidence of the size of the dwelling which the unit can sustain.

If, on the basis of the functional and financial tests, the need for a new dwelling can be established and if no suitable accommodation exists in the locality, it may be appropriate for a new dwelling to be permitted. If a suitable dwelling has previously been sold from the enterprise, planning permission will not normally be granted for a new house, as this will be taken to be a way of circumventing the Council's strict controls over new buildings in the countryside. Any new dwelling should be sited close to existing buildings and be designed in a way which reduces its impact on the countryside. In general, agricultural workers' dwellings should not exceed 150 square metres, which would allow for the construction of an average-sized dwelling.

If a new dwelling is essential to support a new farming activity, whether on a newly-created agricultural unit or an established one, it should for the first three years normally be provided by a caravan or a wooden structure which can be easily dismantled, or other temporary accommodation, and should satisfy the criteria as set out in Annex A of PPS7. If the enterprise proves to be viable, then a permanent home will normally be permitted. Temporary permissions for caravans will not be permitted in locations where the Council would not grant permission for a permanent agricultural dwelling.

If planning permission is granted for a new dwelling in the countryside, it is necessary to ensure that it is kept for meeting the needs of those employed in agriculture. Accordingly, a condition will be attached to the permission to tie the occupation of the dwelling to people working in agriculture. An occupancy condition may also be imposed on any other existing dwellings on the unit. This should help to protect the countryside against a proliferation of new dwellings. In addition, the applicant will normally be asked to enter into a legal agreement to ensure that the proposed dwelling and any existing dwellings are tied to the holding. This is to try to ensure that the land which supports the case for the new dwelling is not subsequently sold off, thus leaving the dwelling with insufficient land to support a viable enterprise. If an agreement is signed, this will still enable the holding to be sold in its entirety, and dwellings and/or parts of the land could still be sold with the agreement of the local planning authority. The Council hopes that these measures will ensure that the only new dwellings built in the open countryside are those required for the genuine needs of the farming industry. Proposals for forestry workers' dwellings will also be considered in the light of this policy. However, there is unlikely to be a justification for new forestry dwellings due to the modern methods of forestry management which require a largely peripatetic workforce.

The policy of allowing dwellings to be erected outside settlements in cases of proven agricultural or forestry need has been allowed since the inception of planning controls. Consequently there is a considerable stock of such dwellings in the district and generally the Council is anxious to retain these, as this should assist in limiting the number of proposals for new dwellings. Applications for the removal of occupancy conditions will be considered on the basis of assessments of the continuing need for them. A full statement of the facts should be submitted with the application, including evidence to show that the dwelling has been unsuccessfully offered for rent, or for sale on the open market, at a price which properly reflects the restrictive condition, for a period of about twelve months. The Council will take independent valuation advice in appropriate circumstances.

This policy sets the broad framework against which all proposals for tourist-related development will be considered and reflects Policy E7 in the Oxfordshire Structure Plan. The impact of tourism at its current level does not create serious problems in the area and the economic benefits it brings are generally welcomed. The Council recognises that tourism can help to support a wider range of services than would be viable than if these services were entirely dependent on local people. Where possible, the Council will endeavour to resolve conflicts of interest which may arise between different users of the countryside, and will encourage effective provision and management of services and facilities for tourists. The Council will ensure that the nature and scale of development for tourist purposes is in keeping with the character of the area and will not damage the very qualities which people come to enjoy.

Tourists are attracted to South Oxfordshire by a wide range of features. These include the attractive landscapes and countryside of the area, the River Thames, the pretty villages and the historic market towns of Henley, Thame and Wallingford. There are also buildings and features of special interest, museums and landscaped parklands.

The Council will generally be sympathetic to proposals to improve existing tourist attractions and to the creation of new attractions which have regard to the character and heritage of the area. Examples include opening historic houses or gardens to the public, farm visits, museums, historic trails, interpretation plaques and interpretation centres.

Facilities which assist tourists by providing information or services, for example, picnic areas, toilets, car parks and information points can help to contribute to the enjoyment of a visit and will normally be permitted. The Council will ensure that such developments are in keeping with the locality, both in terms of scale and design of any new building, and in terms of the level of activity and type of use. Clear, well-placed signs can also be of assistance to visitors, and the Council will support schemes to improve existing signing for tourist attractions and facilities where appropriate. Any signing must be well designed and in keeping with the surrounding area and applicants should refer to the Tourism Signing in Oxfordshire Application Pack produced by Oxfordshire County Council for guidance. Anyone wishing to erect a sign should seek advice from the District Council to see whether consent is required under the Advertisement Regulations and have regard to Policies AD1 and CON8 of this plan.

A key consideration for any new tourist facility or extension to an existing facility will be the level of traffic generated by the proposed development. In many rural areas, the existing road system is unable to accommodate a significant increase in traffic without causing unacceptable highway safety concerns. Where a facility is expected to attract a large number of visitors, it should be served by public transport and provision should be made for pedestrian and cycle links from the surrounding areas.

Proposals for large-scale tourist attractions such as theme parks and purpose-built, all-weather holiday complexes will not be permitted, due to their adverse effect on the local environment.

The Council will normally permit new hotels, including conference facilities and other serviced accommodation, in the larger settlements outside the Green Belt and also extensions to existing premises on sites outside the Green Belt, subject to the criteria set out in Policy TSM4. The conversion of suitable buildings to provide visitor accommodation will normally be permitted throughout the district, particularly as this can provide a good way of retaining historically important buildings in a viable use.

The Council will ensure that proposals for additional visitor accommodation do not cause traffic congestion and disturbance to neighbours. Such proposals must be in keeping with their surroundings and reflect the best features of the local environment. It is important that adequate off-street car parking is provided and is designed and landscaped to blend with its surroundings.

The use of existing houses to provide bed and breakfast is generally supported because it makes a valuable contribution to the local economy and provides for inexpensive short-stay visits. In many cases the provision of some bed and breakfast accommodation may not require planning permission (especially in relation to the use of one or two bedrooms in a house, where not more than 50% of the bedrooms are so used), however, the advice of the Council's officers should always be sought.

Proposals for the conversion of existing buildings in the countryside will be considered against the criteria in Policy E8. In accordance with long-established planning policies, permission will not normally be given for tourist accommodation in the Green Belt or in the countryside, even if they are associated with existing recreational facilities such as golf courses or riding schools. In accordance with green belt policy, permission will not normally be granted for new building to provide extensions to existing premises in the Green Belt.

Public houses and restaurants are not solely tourist-related developments, but similar considerations are likely to apply as for visitor accommodation generally. Therefore, proposals for public houses and restaurants will be considered in relation to policies TSM3 and TSM4. The diversification of public houses into restaurants can be beneficial to improving the long-term viability of the pub. The Council will, however, carefully consider related issues such as traffic congestion and disturbance to neighbours. Although a change of use from a public house to a restaurant does not require planning permission, where planning permission is required for extensions or alterations the Council will ensure that the amenities of neighbours will not be adversely affected and that, where alterations to a historic building are proposed, these are in keeping with the character of the building. Proposals which involve the loss of a public house will be considered in relation to Policy CF1.

Self-catering holidays are becoming increasingly popular and the Council would prefer to see this type of accommodation provided through appropriate conversion schemes rather than in new buildings. This is in line with the Council's policies to restrain development to protect the character and quality of the environment, particularly in Areas of Outstanding Natural Beauty and the Green Belt.

As planning law exists at present, there is no difference between the use of a dwelling as a permanent home or a holiday home unless conditions restricting the use of the property have been imposed on the planning permission. Existing properties are generally not made available as holiday homes because the demand for them as permanent homes is greater and commands greater value. Purpose-built self-catering accommodation has a similar impact on the environment as new building for permanent homes and the Council considers it appropriate that it should be considered in relation to the same policies.

PPG21: Tourism recognises that the planning system can respond to the increased demand for self-catering accommodation without compromising policies to safeguard the countryside. The PPG indicates that, in exceptional circumstances, it is possible to allow the conversion of rural buildings to holiday accommodation where the conversion to residential dwellings would not be appropriate, if this is safeguarded by conditions. Holiday accommodation does not always require the same standards of space as a permanent dwelling nor the ancillaries such as gardens, garden sheds and garages. Nevertheless, where ancillary buildings and facilities are needed care must be taken to ensure that they do not detract from the setting of a historic building or a building in the open countryside. Where holiday accommodation is permitted, legal agreements may be used to ensure that the accommodation remains as holiday lets, and permitted development rights may be withdrawn to protect the setting of the building.

The use of land for touring caravans and camping can assist in farm diversification and help sustain the provision of services in rural areas. Caravan and camping sites can, however, be visually intrusive, particularly in the open countryside, and usually require a number of permanent buildings, such as reception areas and toilet blocks. The Council will take a cautious approach to the provision of caravan and camping sites, however, it recognises that with imagination and care it may be possible to design and locate new sites which are discreet and which respect the landscape. Large sites are unlikely to be acceptable in view of their impact on the countryside.

It is considered that touring caravan and camping sites are not an appropriate use in the Green Belt. Particular care will need to be given to ensure that proposals do not adversely affect Areas of Outstanding Natural Beauty and Conservation Areas. The sites should normally be located within walking distance of the main towns or large villages in the district which have a range of facilities and therefore reduce the need for visitors to travel. Adequate access to the site is particularly important where touring caravans are to be accommodated and local roads must be able to accommodate the size of caravans likely to be attracted to the site.

Caravan and camping sites will not be permitted in areas at highest risk from flooding. Where permission is granted for caravan and camping sites and flooding is an issue, planning conditions will be used to require the erection of suitable flood warning notices. Advice on these matters is provided in Appendix G of PPG25: Development and Flood Risk.

Where possible, associated facilities should be sited in existing buildings. If new buildings are essential these should be sensitively sited, ideally next to existing buildings and wherever possible, outside areas of identified flood risk.

A comprehensive landscaping scheme is fundamental to ensure that the site does not have a detrimental impact on the surrounding landscape. Particular care should be taken with the boundary treatment of a site to ensure screening of any potential visual intrusion.

Touring caravans are not suitable for permanent occupation and their use will be restricted to holiday accommodation only. Change of use of part or all of a touring caravan site, or an extension to a touring caravan site to a permanent residential caravan site is unlikely to be acceptable given the additional impact on the environment and the need for additional services and facilities. In order to reduce the visual impact of new touring caravan and camping sites and to prevent them being used throughout the year, the site may be made subject to a seasonal occupancy condition.

The Council recognises the importance of modern telecommunications for the growing needs of business and individuals. Government guidance on telecommunications development is contained in PPG8: Telecommunications, August 2001. PPG8 emphasises the need to facilitate the growth of new and existing telecommunications systems while keeping the environmental impact to a minimum. The Council will ensure that telecommunications development is sited with considerable care so as not to detract from the visual amenity of the area. Annex 1 of PPG8 provides guidance on the factors that will be considered when determining the appropriate siting and appearance of a proposal. Those relating to the appearance of the installation include materials, colour and design. The Council will expect visual intrusion to be minimised through screening or disguising of the mast and is likely to look favourably on the use of technical advances to achieve this aim. Factors concerning siting may involve:

• the height of the site in relation to surrounding land
• the existence of topographical features and natural vegetation
• the effect on the skyline or horizon
• the site when observed from any side, including from outside the authority's own area
• the site in relation to areas designated locally for their scenic or conservation value
• the site in relation to existing masts, structures or buildings, including buildings of a historical or traditional character
• the site in relation to residential property.

PPG8 provides guidance on health issues in respect of telecommunications development and incorporates a series of precautionary measures recommended by the Stewart Report, which was published in 2000. All applicants should include with their application, a statement to confirm that the apparatus when operational will meet the International Commission on Non-Ionizing Radiation Protection (ICNIRP) guidelines.

Some telecommunications installations are permitted under Part 24 of the General Permitted Development Order 1995. Amendments have subsequently been introduced to increase the time for authorities to deal with prior approval notifications to 56 days, to strengthen public consultation requirements on mast proposals of 15 metres and below so that they are exactly the same as applications for planning permission. PPG8 requires that school governors are consulted on all proposals for new masts on or near a school or college.

Where planning permission is needed, operators should enter into discussions with officers of the Council before submitting a planning application in order to discuss technical constraints on the location and nature of the proposed development. The Council will expect an operator when applying for planning permission, to submit details of the network coverage in the area, the area of search of the proposed installation, the alternative sites considered, a site appraisal assessing the visual impact of the installation, and details of any other masts in the area with an explanation of why these cannot be used. The Council will also seek to ensure that operators remove all antennae or masts which are no longer in use.

The Council keeps an up-to-date register of existing masts in the district, in order to promote site sharing, in accordance with the DETR's Code of Best Practice 1996.

With regard to the installation of satellite antennae or other apparatus, people are recommended to seek advice from the Council as to whether consent is required. As technology evolves, apparatus in different shapes and sizes are being produced for means of telecommunications, including digital aerials, cable, satellite and broadband technologies. Circular 10/05 gives guidance on permitted development rights for antennas. Listed building consent will always be needed where the building is listed. The Council will expect great care to be taken to ensure that the position and design of the apparatus does not detract from the character or appearance of the building or area. A leaflet is available from the Council providing detailed guidance on the installation of satellite dishes.

Signs and outdoor advertisements on premises must be in keeping with the characteristics of the building on which they are displayed and with the scenic, historic or architectural character of the locality. In assessing visual amenity, the Council will have regard to the size, colour and materials used, type and intensity of any illumination, and method of display and support of an advertisement. In rural areas, signing must be reasonably discreet and illuminated advertisements are unlikely to be acceptable. It is, however, recognised that illumination of signs may be required on business premises that are open late and which seek to attract customers in very poorly-lit locations or for isolated businesses in street frontages. Any source of illumination should be discreet and, where appropriate, the Council will restrict the hours during which signs may be illuminated. Policy EP3 on light pollution in Section 3 of the plan and the Council's Traditional Shopfront Design Guide provide further guidance on illumination.

In terms of public safety, advertisements must not distract or cause danger to road users or hinder ready interpretation of road traffic signs. Where signs are intended to be displayed away from the premises to which they relate, consent is only likely to be given in exceptional circumstances for certain types of discreet direction signs, where the premises are particularly remote. This is in order to prevent a proliferation of intrusive advertising, especially in the countryside or adjoining roads, and is considered to be in accordance with the advice given in PPG19 and PPG21. In cases where enterprises are considered to be a tourist attraction, a brown sign can be an appropriate solution and advice on tourism signing is provided in paragraph 6.57. Further advice on advertisements and signs in conservation areas and on listed buildings is given in Section 3 of this plan.