1. Publication Draft North East Derbyshire Local Plan 2024 - 2044 (Reg 19)

6 Working Communities: Economy, Employment & Town Centres Comment

6.1 Introduction Comment

The Local Plan aims to support a strong, resilient and diverse economy, recognising its important contribution to the sustainable development of the District and the prosperity and quality of life of its residents. Economic development can increase employment opportunities, attract investment, support the vitality of communities and help sustain services and facilities. This chapter sets out the Plan's approach to employment land and premises, town centres, tourism, the visitor economy and rural economic development. Evidence for this chapter of the Plan has been provided primarily by the Economic Needs Assessment Study (2025), Employment Land Availability Assessment (2026) and Town Centre Health Checks (2026).

Whilst many of the policies in this Chapter relate to employment uses falling within Use Classes E(g), B2 and B8 (i.e. office, research and development, light industrial, general industrial, and storage and distribution uses) the chapter also includes policies supporting town centre development, tourism, visitor accommodation and other forms of economic development that contribute to the District's economy and the sustainability of rural areas.

The Plan sets a target of 20 hectares (ha) of land for employment uses in Policy SS4: Spatial Strategy and the Distribution of Development as set out in Chapter 4: Spatial Strategy. The existing stock of employment land will be protected primarily for B2, B8 and E(g) uses under Policy WC2, reflecting the importance of the manufacturing sector to the District’s economy. In general, non-employment uses within safeguarded employment areas will not be allowed unless they involve a job creating complementary use that supports the functioning of the employment area. Town centre uses will be directed to town centres in accordance with the spatial strategy. The Plan also supports sustainable tourism development, visitor accommodation and the diversification of the rural economy where proposals are appropriate to their location and do not adversely affect the character of the countryside. Development that supports skills, training and local employment opportunities will also be encouraged. Policy SS1 allows local labour agreements to be used where appropriate to support the local economy.

6.2 Background Comment

North East Derbyshire is part of the East Midlands Combined County Authority covering Derbyshire and Nottinghamshire. It also lies adjacent to the South Yorkshire Mayoral Combined Authority area, parts of which has strong links with the north of the District. The Growth Plans’ 2025 - 2035^[18] of both these authorities aim to deliver economic growth and provide the strategic context for the Council’s Local Plan. North East Derbyshire also surrounds Chesterfield, which effectively acts as a commercial centre to the District.

There have been significant changes to the local economy and business base following the decline of traditional engineering and mining-related activities in the 1980s, although the District continues to have important manufacturing, construction, and agricultural sectors. There has been growth in the business, professional services and the public sector (education and health), but starting from a low base. Thus, overall, the percentage of North East Derbyshire’s workforce employed in these sectors is still relatively low The rural economy also supports a range of businesses including agriculture, tourism, leisure and equestrian activities which contribute to the character and economic vitality of the District's rural areas.

North East Derbyshire District’s workforce jobs fell in 2020/21 during the Covid-19 pandemic but has since recovered to exceed pre-pandemic levels. However, this is in a local economy with a relatively low base of employment. The significance of local workplace jobs is tempered by the low job density figure^[19] which reflects that many residents take up jobs in nearby employment centres such as Sheffield, Chesterfield and the M1 corridor.

Take-up of employment land since 2014 has totalled 20.6ha with around 10.3 ha developed in the past 4 years between 2022 and 2026^[20]. Almost all the take-up since 2014 has been at Coney Green Industrial Estate, Clay Cross, Callywhite Lane Industrial Estate, Dronfield, and at Markham Vale, Long Duckmanton.

In terms of commercial demand for industrial premises there are strong levels of demand particularly driven by local SMEs looking for small to medium sized units. However, the demand for offices is weaker across the District and is limited to small locally based companies seeking to expand or move into better quality space.

The Local Plan will need to provide for economic development that meets local business needs by identifying sufficient land for anticipated growth in sustainable locations with good access to a local workforce and which are attractive to new and existing businesses as well as protecting and enhancing existing employment areas to maintain and improve the attractiveness of the district’s stock of employment land and premises.

The District's countryside also supports a range of rural businesses, leisure activities and visitor attractions which contribute to economic growth and diversification. The Plan therefore seeks to support sustainable tourism, visitor accommodation, farm diversification and appropriately located equestrian development, whilst safeguarding landscape character, biodiversity, residential amenity and the intrinsic character of the countryside.

6.3 Economic Growth and Employment Land Provision Comment

The Local Plan’s, employment land provision aims to facilitate growth in line with wider strategies providing positive support to economic growth and regeneration in the District.

The 2025 Economic Needs Assessment Study assessed the district’s local employment space needs based upon a range of scenarios in line with the PPG^[21]. This included a ‘policy on’ job-based estimate of future needs. This is considered to be a realistic and reasonable forecast and the most appropriate for the Plan to adopt. The projection identified several key growth sectors to be promoted and supported in the years ahead in North East Derbyshire. These are Creative Industries, Transport Equipment Manufacturing, Food and Drink Manufacturing, Construction, and the Low Carbon Economy, and the Visitor Economy By uplifting growth in these sectors a ‘Policy On’ forecast was prepared as the one most closely reflecting the Council’s economic aspirations and a reasonable assessment of future economic growth. This has indicated growth of around 1,100 jobs up to 2044. Based on this forecasting the 2025 Economic Needs Assessment Study identified a likely future net increase in industrial space of 6.5 ha together with land for around 12,000 sq.m office floorspace (2022-44).

A total employment land provision, of 19.75 ha was recommended under this scenario by the 2025 Economic Needs Assessment Study. This recommended figure (rounded upwards to 20 ha) is being used as the starting point for establishing the employment land provision.

Take-up for the period 2022-2026 has provided a gain of 10.3 ha of employment land^[22] whilst 1.29 ha has been lost to other uses, giving a net change of 9 ha. The residual employment land requirement as at 31 March 2026 is set out in Table 6.1 below:

Table 6.1: Employment Land Demand/Supply

6.4 Available Employment Land Comment

The Clay Cross/Holmewood Corridor is currently the main location for industrial and commercial uses in the south and east of the District. A limited amount of undeveloped land remains available at the Coney Green, and Bridge Street Industrial Estates in Clay Cross, and at Holmewood Industrial Estate. Markham Vale is the most significant sub-regional employment location which straddles the district boundary with neighbouring Bolsover and Chesterfield. On the west side of the M1 motorway an area at its southern end close to the junction with Enterprise Way and Chesterfield Road land is available for further employment development Dronfield and Killamarsh are the main focus for employment in the north of the District, but available land is limited to the Callywhite Lane Industrial Estate at Dronfield, and the Westthorpe Business Park at Killamarsh, both of which offer some scope for extension of the existing employment area. Elsewhere there is additional land available at the former Coal Yard, Grassmoor, Corbriggs Industrial Area and at the Station Road Industrial Area, North Wingfield.

6.5 Providing for losses in the provision and protection of employment land Comment

The Plan’s employment land target for the District includes an allowance for the replacement of ongoing losses of employment space during the plan period. Not all losses need necessarily to be replaced but some replacement is needed to refresh the quality of stock, provide choice, and to avoid decline in the overall employment land supply.

The employment land provision target of 20ha set out in Policy SS4 allows for around 7 ha of losses of industrial land, and around 3,800 sqm office floorspace as predicted in the Economic Needs Assessment Study (2025).

6.6 Employment Land Provision Comment

To meet the future local need for office and industrial space in North East Derbyshire, the Council is guided by the Economic Needs Assessment (2025) and the Employment Land Availability Assessment (2026).

The Economic Needs Assessment Study (2025) considers both indigenous employment growth needs as well as demand for strategic industrial and logistics within a wider sub-regional market. It identifies there is a significant unmet need for land for strategic large scale B2/B8 uses within the North Derbyshire functional economic market area ranging from around 73 ha to 217 ha driven primarily by the rise in E-commerce and technological change within the sector. In order contribute to meeting this identified need and provide for additional job growth the Plan allocates land south of Markham Vale for the development of a strategic industrial and logistics park – see Policy SS9 in Chapter 4.

Potential employment sites have been assessed by the Council on their availability, suitability and deliverability through the Employment Land Availability Assessment, and as part of the Sustainability Appraisal.

The Plan allocations provide for 18.29 ha of employment land to meet local needs on the sites listed in Policy WC1. A proportion of this provision is on the Duckmanton Moor strategic site - Policy SS7 in Chapter 4. The strategic site in particular will provide improvements to the quality of the employment land portfolio of the District. Other allocated employment sites are within or adjacent to existing employment areas, the most significant of which is at Coney Green Industrial Estate, and the Bridge Street Industrial Estate in Clay Cross, and the former Coal Yard near Grassmoor. There is also further potential employment supply involving an extension to Callywhite Lane Industrial Estate at Dronfield The Plan’s employment provision of 18.29 hectares exceeds the residual employment land requirement as set out in Table 6.1. However, this over provision is to accommodate sites WC1(a), WC1(c), WC1(d) and WC1(g) to make best use of opportunities to intensify and expand existing employment areas whilst providing further flexibility in the supply to address uncertainties over the deliverability of these sites during the plan period.

The following sites are allocated for employment development to meet local business needs

• Part of the Strategic Site at Duckmanton Moor as described in Policy SS7.
• Railway View, Coney Green, Clay Cross: The site is located on the edge of the Coney Green safeguarded employment area in Clay Cross and comprises open undeveloped land with isolated trees, scrub and boundary hedgerows. A small part of the site along the eastern boundary is subject to surface water flooding. Development proposals should retain and incorporate the boundary trees and hedgerows into the site layout to provide an appropriate landscape buffer and mitigate the risk of flooding. Given the site's proximity to the Grade I Listed St Lawrence Church, which occupies an elevated position to the north-east, planning applications should be supported by a Heritage Statement assessing the potential impact of development on its significance and setting and identifying any necessary mitigation measures to avoid or minimise harm. Vehicular, pedestrian and cycle access should be provided from Railway View. Planning applications should also be supported by a Transport Assessment to assess the impact of development on the local highway network.
• Upper Mantle Close, Bridge Street Industrial Estate, Clay Cross: The site is located within an established employment area that contains a range of industrial uses to the north of Clay Cross town centre, It comprises predominately hard standing with scattered scrub vegetation. Development proposals should minimise impacts on existing habitats and provide appropriate mitigation and enhancement measures, including off-site compensation where necessary. A small part of the site along the eastern boundary is subject to surface water flooding. Vehicular, pedestrian and cycle access should be taken from Upper Mantle Close. Planning applications should be supported by a Transport Assessment to assess the impact of development on the local highway network.
• Bridge Street, Clay Cross: The site is located to the north of the existing Bridge Street Industrial Estate. It comprises scrub, open habitat and areas of woodland. Development proposals should retain the more established areas of woodland to the north of the site and provide mitigation for any habitat losses through biodiversity net gain. A small part of the site along its northeastern boundary is at risk of surface water flooding. The site forms part of a former landfill site and this will need to be taken account of through a land contamination assessment. Outside the site and close to its north east corner is Clay Cross Railway Tunnel. Any proposal must not interfere with Network Rail’s operational railway nor jeopardise the structural integrity of the Tunnel. Vehicular, pedestrian and cycle access should be taken from Bridge Street. Planning applications should be supported by a Transport Assessment to assess the impact of development on the local highway network.
• Corbriggs Industrial Estate: The site is located at the northern end of the existing Corbriggs Industrial Estate, adjacent to the A617 strategic route linking Chesterfield with Junction 29 of the M1 motorway. The site comprises scrub and tree cover bounded by hedgerows, with a Local Wildlife Site immediately adjoining its eastern boundary. Development proposals should retain and enhance existing trees and hedgerows and incorporate an appropriate landscape buffer along the eastern boundary to protect the ecological value and setting of the adjacent Local Wildlife Site. Vehicular, pedestrian and cycle access should be provided from Mansfield Road. Planning applications should be supported by a Transport Assessment to assess the impact of development on the local highway network.
• Callywhite Lane Industrial Estate, Dronfield: The site is located to the south of the turning circle at the eastern edge of Callywhite Lane Industrial Estate. The site which was previously used for landfill is bounded by existing industrial development to the north and west, whilst to the south and east are areas of protected woodland beyond which is the River Drone corridor, a designated Local Wildlife Site. Development proposals should retain and enhance important boundary trees and hedgerows incorporating them into the site layout and delivering opportunities for habitat enhancement and creation. An assessment of land contamination for the site should be carried out and submitted as part of the planning application and appropriate mitigation measures must be implemented prior to development commencing. Development on the site will have the potential to impact on the historic environment outside the outside its boundary namely the setting of the Summerley Colliery Coke Ovens Scheduled Monument. Any planning application should be supported by a Heritage Statement assessing the significance of affected heritage assets, the impact of the proposal on their setting, and any necessary mitigation measures to avoid or minimise harm. Vehicular, pedestrian and cycle access should be provided from Callywhite Lane. Planning applications should also be supported by a Transport Assessment and Travel Plan to assess the impact of development on the local highway network.
• Former Coal Yard, Grassmoor: The site comprises previously developed land which is located between the Midland Main Railway Line and the River Rother. The site which was previously occupied by railway sidings and subsequently used for coal storage contains areas of hard surfacing together with an access road from North Wingfield Road. Any proposals on the site must not interfere with the operational railway outside the site. Whilst the site is screened by woodland along the river corridor it is visible in longer distance views from the west and east. The layout, landscaping and design of the development should be informed by a Landscape and Visual Assessment to minimise the visual impact on the surrounding landscape. Small parts of the site are at risk of surface water flooding. A Flood Risk Assessment will be required to investigate surface water flood risk and inform an appropriate drainage strategy for the site. An assessment of land contamination for the site should be carried out and submitted as part of the planning application process and appropriate mitigation measures must be implemented prior to development commencing. Vehicular, pedestrian and cycle access should be provided utilising the existing access road from North Wingfield Road. Planning applications should also be supported by a Transport Assessment and Travel Plan to assess the impact of development on the local highway network.
• Hardwick View Road, Holmewood: The site is located within the established Holmewood Industrial Estate. It comprises predominantly scrub and grassland. Development proposals should provide mitigation for any habitat losses through biodiversity net gain. Vehicular, pedestrian and cycle access should be taken from Hardwick View Road. Planning applications should be supported by a Transport Assessment to assess the impact of development on the local highway network.
• Westthorpe Business Park, Killamarsh: The site is located at the southern end of the existing Westthorpe Industrial Estate. It is open undeveloped parcel of land comprising mixed scrub. In terms of other relevant planning constraints, the southern aspect of the site forms part of the designated Westthorpe Colliery Wildlife Site. Any development will need to avoid minimise or compensate for the loss of habitat value of the site The site benefits from a full planning permission for the erection of 10 light industrial units.^[23]
• Markham Vale (West of M1J29a), Long Duckmanton: This site is the remaining area within North East Derbyshire of the large cross boundary Markham Vale Economic Growth Zone which has been mostly built out. The site lies west of Enterprise Way adjacent to the Markham Vale safeguarded employment area and is bounded by existing industrial development to the north. To the south are residential properties within the settlement of Long Duckmanton. Development on the site will have the potential to impact on the historic environment outside its boundary including the setting of nearby listed buildings including the Grade II Listed Manor Farm and Barn located on Chesterfield Road. Any planning application should be supported by a Heritage Statement assessing the significance of affected heritage assets, the impact of the proposal on their setting, and any necessary mitigation measures to avoid or minimise harm. Vehicular, pedestrian and cycle access should be taken from Enterprise Way. Planning applications should be supported by a Transport Assessment to assess the impact of development on the local highway network.
• Station Road, North Wingfield: This site lies within the settlement of North Wingfield close to the edge of Tupton. It fronts onto Station Road and sits between existing industrial development to the east and the former railway engine shed adjacent to the Midland Main Railway to the west. The River Rother flows through a narrow wooded corridor that abuts the eastern boundary. Development proposals should retain and enhance important boundary trees and hedgerows incorporating them into the site layout and delivering opportunities for habitat enhancement and creation. The site has potential for archaeological remains as evidenced through discovery of prehistoric flints in the area and archaeological assessment will be required at the planning application stage. Vehicular, pedestrian and cycle access should be taken from Station Road. Planning applications should be supported by a Transport Assessment to assess the impact of development on the local highway network.
• Renishaw Business Park: This site comprises undeveloped parcel of land on the edge of the existing Renishaw Industrial Estate. The site fronts onto Smithy Brook Road and Ravenshorn Way which offer the opportunity for satisfactory vehicle, pedestrian and cycle access to be achieved. Planning applications should be supported by a Transport Assessment to assess the impact of the development on the local highway network. The site has potential for archaeological remains as it once formed part of the Renishaw Colliery and Iron Foundry and archaeological assessment will be required at the planning application stage. The site comprises some scrub and grassland and any development will need to provide mitigation for any habitat losses through biodiversity net gain. A very small, isolated part of the site is at risk of surface water flooding and there is some fluvial flood risk along its south eastern boundary along Smithy Brook Road. A Flood Risk Assessment will be required to investigate fluvial and surface water flood risk and inform an appropriate mitigation strategy for the site.

6.7 Safeguarded Employment Areas Comment

Safeguarded Employment Areas listed under Policy WC2 and shown on the Policies Map comprise the District’s established employment locations and play an important role in supporting economic growth, business investment and local job opportunities. The Plan seeks to protect these areas from inappropriate redevelopment or changes of use to ensure that the needs of existing and future businesses can be met. This approach supports the Plan’s economic growth objectives and helps maintain a choice of sites and premises for industrial, storage and distribution uses. The importance of protecting the Safeguarded Employment Areas is evidenced in the Economic Needs Assessment Study (2025), which identifies these locations as key contributors to the District’s economic function and employment offer. The Council recognises that, in some circumstances, employment generating complementary uses may be appropriate where they support the function of the employment area by helping to meet the day-to-day needs of local businesses and employees working within the employment area. Examples of such uses include café’s, small convenience shops, gym’s, education and training centres or childcare facilities.

Proposals resulting in the loss of employment land or premises for other uses will therefore only be permitted where it can be clearly demonstrated that the site or building is no longer suitable for employment purposes or where there is no reasonable prospect of the site or premises being occupied by an employment use. In such cases, applicants will be required to provide robust evidence, including details of site constraints, building condition, and evidence of a lack of market demand through an appropriate marketing exercise. The marketing exercise should:

• Be undertaken for a continuous period of at least 2 years;
• Include both on-site marketing (e.g. advertisement boards) and online marketing through recognised commercial property platforms;
• Market the site or premises for appropriate B2, B8 or E(g) employment uses;
• Be undertaken at a realistic sale price or rental level that reflects market conditions and the condition of the property;
• Demonstrate that the site or premises has remained genuinely available for employment use throughout the marketing period;
• Include evidence of all enquiries, viewings, offers received and the reasons why offers did not proceed.

The purpose of these requirements is to ensure that viable employment land and premises are not lost unnecessarily and that all reasonable opportunities for continued employment use have been fully explored before other uses are considered.

6.8 Retail and Town Centres Comment

Strong, vibrant and adaptable town and local centres are fundamental to the creation of thriving, sustainable and prosperous communities. North East Derbyshire's town and local centres at Clay Cross, Dronfield, Eckington and Killamarsh provide an important focal point for shopping, employment, leisure, services and community uses. The district’s centres contribute significantly to the local economy and a centre’s identity and sense of place. Thriving town and local centres help reduce the need to travel by providing access to a range of services and facilities close to where people live and contribute to the overall sustainability of local spaces.

The district’s town and local centres operate within a wider network of significantly larger retail centres, including both the larger sub-regional town of Chesterfield, and the City of Sheffield. Within this context, it is important to maintain the identity, character and importance of the district’s centres by maintaining a diverse and attractive local offer. This will be achieved by supporting and enhancing local businesses, improving the physical environment of centres, retaining footfall within the district, and by retaining sufficient services and facilities the centres to meet the day-to-day needs of local residents and visitors.

The NPPF and wider national guidance recognises that town centres continue to experience significant structural change as a result of evolving consumer behaviour, advances in technology and the growth of online retailing. Planning policies should therefore support the long-term vitality and viability of centres by enabling them to adapt, diversify and respond positively to both the ever evolving economic and social circumstances, and in adapting to climate change. The Plan therefore seeks to support a broad and diverse mix of uses within centres, including retail, leisure, hospitality, employment and community uses. This recognises that, in order for centres to be successful, they need to offer a diverse range of uses that enable them to serve as community hubs for social interaction, provide services and facilities, and function as shopping destinations.

6.9 The District’s Town and Local Centres Comment

The town and local centre boundaries for Clay Cross, Dronfield, Eckington and Killamarsh identified in the adopted 2021 Local Plan have been retained. These centres continue to perform an important role in providing services, employment opportunities and community facilities for residents across the district.

Going forward, the Council will monitor the health of the district’s town and local centres through regular Town Centre Health Checks. These assessments will consider a range of indicators, including vacancy rates, the diversity of uses, accessibility, environmental quality and the overall vitality and viability of each centre. This monitoring will help inform future policy interventions and ensure that centres continue to respond effectively to changing circumstances.

To reflect the evolving role of town centres the Plan will support the growth of cafés, restaurants, community facilities and other complementary town centre uses that contribute to a vibrant daytime and evening economy. Appropriate and proportional residential development in and around centres will also be encouraged where it helps increase activity, supports local businesses and contributes to the long-term vitality of the centre.

6.10 Retail Development Outside Centres Comment

In supporting sustainable communities across the District, the Plan recognises that some small-scale retail, leisure and other proportionate and appropriate retail and town centre uses may be required outside designated centres where they meet local needs and are appropriate in scale and function to their location.

A town centre first approach will be maintained in the first instance. Development proposals for town centre uses outside of a designated centre will be expected to demonstrate compliance with the sequential approach, whereby it will be expected to direct development to suitable town centre locations in the first instance, followed by edge-of-centre locations where appropriate. Out-of-centre proposals will only be supported where it can be demonstrated that suitable and available sequentially preferable sites are not available.

The Council's Retail Study (2018) has not identified a need for additional retail centres within the district. It has, however, established locally appropriate thresholds for retail and leisure development proposals. Development exceeding these thresholds will be required to submit an impact assessment, demonstrating that the proposal would not have a significant adverse impact on the vitality, viability or investment prospects of existing centres and that it is appropriate in scale and function to its location.

6.11 Rural Economy Comment

Rural areas make an important contribution to the District's economy through agriculture, forestry, tourism, leisure, recreation and a range of small and medium-sized businesses. National policy supports a prosperous rural economy by enabling rural businesses to grow, diversify and adapt to changing economic circumstances. Diversification can help support farm incomes, create employment opportunities, strengthen local communities and maintain the vitality of the countryside.

Opportunities for diversification may include the re-use of existing rural buildings, tourism and visitor accommodation, leisure and recreation uses, rural workshops, land-based enterprises and equestrian activities. Whilst growth and diversification are supported, development should be appropriate to its countryside location and should not result in unacceptable impacts on landscape character, biodiversity, heritage assets, highway safety or residential amenity.

The following policies provide more detailed guidance for, tourism development visitor accommodation and equestrian uses, recognising the important contribution these activities make to the District's rural economy.

6.12 Tourism Economy Comment

The Plan aims to support the District’s role as a tourist destination, capitalising on the strength of existing attractions, townscapes and landscapes, A healthy tourism economy can help sustainable economic growth in the District, building on both North East Derbyshire’s proud heritage and its location on the fringe of the Peak District. The visitor economy is a significant, growing and a resilient part of the District’s economy, supporting around 1,800 jobs and with annual expenditure well in excess of £100m^[24]. A strong tourism economy will help to support and maintain communities and community facilities, especially in rural areas, and maintain attractive environments.

The Local Visitor Economy Partnership – Visit Peak District, Derbyshire and Derby promotes the growth of the visitor economy in the region. It aims to deliver the East Midlands Growth Plan 2025-2035 which identifies the visitor economy as a key sector for growth given the potential the area’s natural environment, heritage and culture has to offer.

The rural and tranquil nature of much of the District’s countryside is an important asset for residents and visitors. In order to protect the area’s special character development within the countryside needs to be compatible with its location. It is important to ensure that all heritage and environmental assets are both protected and supported in appropriate ways to enable them to flourish. In particular, proposals should have regard to policies in Chapter 8, Sustainable Development and Communities.

The Local Plan seeks to support sustainable rural tourism development which can be shown to benefit rural communities and businesses, and which respects the character of the countryside. Planning for tourism in rural areas of the District should make the most of the area’s rural assets, enriching and enhancing them, rather than harming the very character, quality and beauty that makes them attractive to visitors and residents. This can be achieved by ensuring that developments and levels of visitor activity are not likely to significantly affect key assets, including protected sites and species, landscape character and the historic environment

6.13 Visitor Accommodation Comment

Visitor accommodation, including campsites, touring caravan parks, holiday lodges, glamping developments and chalet accommodation, can support local businesses by increasing visitor spending and encouraging longer stays within the District.

National policy seeks to support sustainable rural tourism and leisure developments that respect the character of the countryside. Well-designed visitor accommodation can provide opportunities for economic growth and diversification whilst helping to sustain rural communities.

The landscape of the District is one of its most important environmental assets and contributes significantly to its attractiveness as a visitor destination. Proposals for new visitor accommodation must demonstrate that they are appropriately sited, designed and landscaped to minimise their visual impact. The use of appropriate colours, natural materials, appropriate planting and layouts that respond to existing landform and vegetation will assist in integrating development into the surrounding landscape. Visitor accommodation should be located and designed in a manner that avoids unacceptable impacts on neighbouring occupiers.

To ensure that any new visitor accommodation is used for the purposes it was intended planning conditions or Section 106 legal agreements will be applied to planning permissions which limit new visitor accommodation to holiday use only.

6.14 Equestrian Development Comment

Horse riding and other equestrian activities are a popular recreational pursuit and form an established part of the District’s rural economy. Equestrian enterprises can support employment, tourism, leisure and countryside recreation, whilst helping to diversify rural businesses and landholdings. These activities often require a countryside location and can make a positive contribution to the vitality and sustainability of rural communities.

Equestrian development can include stables, livery yards, riding schools, training facilities, manèges, stud farms, grazing land and associated infrastructure. Whilst such development is often appropriate in rural locations, it can have adverse effects on landscape character, the openness of the countryside, residential amenity and highway safety if poorly designed or located. The cumulative effect of multiple equestrian developments can also gradually alter the character of rural areas through the proliferation of buildings, hardstandings, lighting, fencing and other associated features.

Proposals should therefore be proportionate to the needs of the equestrian use and carefully designed and sited to minimise their visual impact. The Council will encourage the use of existing buildings and infrastructure where this is reasonably available and operationally suitable. New buildings and structures should be well-related to existing development and constructed using materials that are appropriate to their rural setting. The Plan supports well-designed equestrian development where it is appropriate to its location and does not undermine the character, appearance or environmental quality of the countryside. Policy WC6 sets out the criteria against which such proposals will be assessed.

While the operational welfare of horses is governed by separate legislation under the Animal Welfare Act 2006, the physical layout and scale of equestrian development are vital to preventing environmental degradation. Proposals should demonstrate that the application site provides an appropriate ratio of grazing land relative to the number of horses to be kept (normally following a general guideline of 1 to 1.5 acres per horse). This is necessary to prevent overgrazing, poaching of the soil, and muddy run-off that harms local biodiversity and landscape character. Applications must also provide detailed layouts showing adequate and secure provision for feed storage, layout facilities for safe horse handling, and a clear waste management plan—particularly for the storage and regular disposal of horse manure to protect residential amenity and prevent water contamination Appropriate arrangements should also be made for vehicle parking, the manoeuvring of horse boxes and safe access to the highway network.

Where riding activities are proposed, consideration should be given to the availability of suitable riding routes and the capacity of the local highway and public rights of way network to accommodate additional use. Development should not result in unacceptable impacts on nearby residents through noise, odour, traffic generation, lighting or other operational impacts.

Within the Green Belt, proposals will be assessed against Policy SS12 and national Green Belt policy. The construction of new buildings, changes of use of land and other forms of equestrian development will need to preserve openness and not conflict with the purposes of including land within the Green Belt.